2024-04-18
PLANNING AND ZONING COMMISSION MEETING
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Thursday, April 18, 2024 at 6:00 PM
MINUTES
PRESENT
Commissioner Maria Lorcher
Commissioner Matthew Sandoval
Commissioner Jared Smith
Chairperson Andrew Seal
ABSENT
Commissioner Brian Garrett
Commissioner Enrique Rivera
Commissioner Patrick Grace
ADOPTION OF AGENDA Adopted
CONSENT AGENDA \[Action Item\] Approved
Motion to approve made by Commissioner Smith, Seconded by Commissioner Lorcher.
Voting Yea: Commissioner Lorcher, Commissioner Sandoval, Commissioner Smith,
Chairperson Seal
1. Approve Minutes of the April 4, 2024 Meeting of the Planning and Zoning
Commission Meeting
ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\]
ACTION ITEMS
2. Public Hearing for Ultra Clean Carwash (H-2023-0073) by KM Engineering, LLP.,
located at 715 E. Fairview Ave. Approved
Application Materials: https://bit.ly/H-2023-0073
A. Request: Conditional Use Permit for a vehicle washing facility on 3.13 acres
of land in the C-C zoning district per requirement of the rezone ordinance
(#02-940).
Motion to approve made by Commissioner Lorcher, Seconded by Commissioner Sandoval.
Voting Yea: Commissioner Lorcher, Commissioner Sandoval, Commissioner Smith,
Chairperson Seal
3. Public Hearing for Pebblebrook Subdivision (H-2024-0005) by Rodney Evans +
Partners, LLC., located at 5725 N. Meridian Rd. Recommend Approval to City
Council
Application Materials: https://bit.ly/H-2024-0005
A. Request: Annexation of 13.94 acres of land with an R-8 zoning district.
B. Request: Preliminary Plat consisting of 54 building lots and 6 common lots
on 13.94 acres of land.
Motion to recommend approval to Council made by Commissioner Lorcher, Seconded by
Commissioner Smith.
Voting Yea: Commissioner Lorcher, Commissioner Sandoval, Commissioner Smith,
Chairperson Seal
ADJOURNMENT 7:42 PM
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To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices
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E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Approve Minutes of the April 4, 2024 Meeting of the Planning and Zoning
Commission Meeting
3
Meridian Planning&Zoning Commission
April 4,2024
Page 28 of 28
Seal: It's been moved and seconded to adjourn. All in favor, please, say aye. We are
adjourned. Thank you very much.
MOTION CARRIED: SIX AYES. ONE ABSENT.
MEETING ADJOURNED AT 7:24 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. )
APPROVED
4 118 I 2024
ANDREW SEAL - CHAIRMAN DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
F31
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Planning and Zoning Presentations and outline
Changes to Agenda: None
Item #2: Ultra Clean Carwash (H-2023-0073)
Application(s):
Conditional Use Permit (CUP)
Size of property, existing zoning, and location: This site consists of 3.13-acres of land, zoned C-C, located at 715 E. Fairview Ave.
History: Rezoned to C-C in 2001 – the rezone ordinance requires CUP approval of all future uses on the site.
Comprehensive Plan FLUM Designation: Commercial
Summary of Request: The Applicant proposes a CUP for a vehicle washing facility on 3.13 acres of land in the C-C zoning district per
requirement of the rezone ordinance. A CUP is not required by the UDC for a vehicle washing facility in the C-C district. The rezone
ordinance also included several other provisions, all of which have either been previously addressed or are being addressed with this
application.
Vehicle washing facilities are subject to specific use standards for such in the UDC; Staff finds the proposed site design is in
compliance with these standards as noted in the staff report.
Access to the site is proposed via (1) right-in/right-out driveway access at the northern boundary of the site via E. Fairview Ave., an
existing arterial street; the driveway location depicted on the site plan complies with ACHD’s requirements. Because access is only
available via an arterial street, the UDC (and ACHD) requires a driveway to be constructed (& an associated easement to be granted)
to the adjacent property to the east for future access and interconnectivity.
Off-street parking is provided in access of UDC standards – a minimum of 11 spaces are required, a total of 24 spaces are proposed,
exceeding the minimum standard by 13 spaces. Due to the nature of the proposed use, the proposed parking will mostly provide
parking for use of the vacuums but will also provide parking for employees.
A minimum 25’ wide landscaped street buffer is required along Fairview; a 40’+ buffer is proposed. The UDC requires a minimum 25’
wide landscape buffer to be provided to residential land uses. Residential uses exist to the SW of this site in Creekside Arbour. A 50’
wide irrigation district easement exists along this boundary for the Fivemile Creek. The easement may count toward a portion of the
required buffer as it provides a spatial separation between the uses; however, an additional buffer should be provided outside of this
easement along the entire southern boundary of the site at a width necessary to accommodate a berm and/or wall/fence with dense
landscaping that includes a mix of materials (i.e. evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover)
allowing trees to touch within 5-years of planting. Staff feels this is necessary due to the orientation of the carwash with the entry facing
the residential neighborhood, which will likely funnel noise from the carwash directly to the residences. The Applicant submitted a
revised plan that depicts the added buffer with landscaping as requested with a 2’ tall berm and the existing wrought iron fence.
An attached 10’ wide sidewalk exists along Fairview Ave., an arterial street, at the northern boundary of the site and a 10’ multi-use
pathway exists along the western & southern boundaries of the site along the Fivemile creek within a 20’ wide recreational easement in
accord with the PMP. The creek lies within a 90’ wide irrigation easement, 50’ of which lies on this property. A wrought iron fence exists
along the east side of the pathway; no other fencing is proposed.
The proposed hours of operation are from 7:00 am to 9:00 pm. Because the entry to the carwash directly faces the existing residences
to the south, which could be negatively impacted by the noise from the carwash, Staff recommends a condition of approval that
prohibits the carwash from operating before 7:00 am and after 10:00 pm.
Conceptual building elevations were submitted as shown for the proposed carwash that depict modulation and articulation on all
facades with belly bands, awnings, metal cladding designed to look like cedar, glazing and other architectural features. A mix of
materials are proposed consisting of burnished CMU, natural stone, cedar rendition metal cladding and other natural materials with
metal roofing and canopies. The color scheme will include various browns, tans, and other warm earth tones. The final design is
required to be consistent with the design standards listed in the ASM.
Written Testimony: Connor Lindstrom, KM Engineering (Applicant’s Representative) – In agreement w/the conditions in the staff
report; no public testimony has been received.
Staff Recommendation: Approval w/conditions
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2023-0073, as presented in the staff
report for the hearing date of April 18, 2024, with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2023-0073, as presented during the
hearing on April 18, 2024, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2023-0073 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #3: Pebblebrook Subdivision (H-2024-0005)
Application(s):
Annexation & Zoning
Preliminary Plat
Size of property, existing zoning, and location: This site consists of 13.94-acres of land, zoned RUT in Ada County, located at 5725
N. Meridian Rd.
History: None
Comprehensive Plan FLUM Designation: MDR w/park designation (3-8 dwelling units to the acre)
Summary of Request: Annexation of 13.94-acres of land with an R-8 zone to develop 54 building lots and 6 common lots. Proposed
lots range in size from 5,420 square feet (s.f.) to 15,482 s.f., which will accommodate the variety of dwelling sizes proposed ranging
from 1,574 to 3,195 s.f. The subdivision is proposed to develop in one (1) phase. The existing structures will be removed upon
development of the property. A revised plat has been provided by the applicant after the print date of the staff report to address staff’s
comments pertaining to the lot transition along a portion of the sothern boundary.
ACHD is requiring Meridian Rd. to be improved with 17’ of pavement from centerline with a 3’ gravel shoulder and 10’ wide detached
sidewalk; only 6’ of pavement and a 3’ wide shoulder is required at this time – curb and gutter will be added later when Meridian Rd. is
fully improved.
Access is proposed via the extension of existing N. Garbo Ave. at standard street sections at the north and south boundary of the
property; local public streets are proposed for internal access. No access is proposed or allowed via N. Meridian Rd. A stub street is
proposed to the County parcel at the northeast corner of the property for future extension.
Bulb-outs are provided along Gleason Street as traffic-calming in response to ACHD’s comments requiring Gleason Street to be
redesigned to reduce the length or include passive design elements.
A 35-foot wide street buffer is required along N. Meridian Rd., an entryway corridor, measured from the ultimate back of curb. All
fencing is required to comply with UDC standards.
A minimum of 15% (or 2.09-acres) of qualified open space is required to be provided within the development. An open space exhibit
was submitted that depicts 16.16% (or 2.25-acres) of open space that meets the required quality and qualified open space standards.
A minimum of two (2) points of site amenities are required to be provided. The applicant is proposing two (2) sports courts (pickleball)
(8 pts.) and (2) dog waste stations (1 pt.), which total 9 points, exceeding UDC standards. Per the UDC dog waste stations must be
installed in the ground and include waste disposal bags and trash receptacles; and sports courts are required to have markings and
include benches for seating.
Five (5) conceptual building elevations were submitted for the proposed 1- and 2-story homes with 2- and 3-car garages. The homes
are craftsman style with building materials consisting of a mix of board and batten siding, lap siding and optional masonry accents. The
Applicant clarified that “optional” masonry accents depicted on the elevations is incorrect – all homes will have masonry accents
consistent with the Paramount architectural guidelines. To ensure this for a higher quality of development, Staff recommends masonry
accents are required on all structures in the development.
Written Testimony: Ben Semple (Applicant’s Representative) – in agreement w/conditions in the staff report. Voicemail received from
June Gouvaia – Concerns with school over-crowding and density.
Staff Recommendation: Approval w/conditions
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2024-0005, as presented in the staff report for the hearing date of April 18, 2024, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024-
0005, as presented during the hearing on April 18, 2024, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2024-0005 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
ZoningAerialFLUM
FLUM
1234
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for Ultra Clean Carwash (H-2023-0073) by KM Engineering,
LLP., located at 715 E. Fairview Ave.
Application Materials: https://bit.ly/H-2023-0073
A. Request: Conditional Use Permit for a vehicle washing facility on 3.13 acres of land in the C-C
zoning district per requirement of the rezone ordinance (#02-940).
32
PUBLIC HEARING SIGN IN SHEET
DATE : April 18 , 2024 ITEM # ON AGENDA : 2
PROJECT NAME :
Ultra Clean Car Wash ( W2023 = 0073 )
Your Full Name Your Full Address Representing I wish to testify
( Please Print ) HOA ? ( mark X if yes )
If yes, please
provide HOA name
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STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/18/2024 Legend
DATE: f p
ILI Project Lorca star CC
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner •�<
208-884-5533
SUBJECT: Ultra Clean Carwash—CUP
H-2023-0073
LOCATION: 715 E. Fairview Ave., in the NW 1/4 of
Section 7,T.3N.,R.1E.
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I. PROJECT DESCRIPTION
A Conditional Use Permit(CUP) is requested for a vehicle washing facility on 3.13 acres of land in
the C-C zoning district per requirement of the rezone ordinance(#02-940).
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 3.13-acres
Future Land Use Designation Commercial
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Vehicle washing facility
Current Zoning Community Business District(C-C)
Physical Features(waterways, The Fivemile Creek runs along the western and southern
hazards,flood plain,hillside) boundaries of the site.
Neighborhood meeting date;#of 12/18/23
attendees:
History(previous approvals) RZ-01-007 Sol C.Yuan;Ord.#02-940
Page 1
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C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 4/2/2024
Radius notification mailed to 3/29/2024
properties within 300 feet
Site Posting Date 3/27/2024
Next Door posting 3/29/2024
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
LAND USE:
This property is designated Commercial on the Future Land Use Map(FLUM).
This designation will provide a full range of commercial uses to serve area residents and visitors.
Desired uses may include retail,restaurants,personal and professional services, and office uses,
as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in
some cases,but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G.
PROPOSED USE:The Applicant proposes to develop a vehicle washing facility on the site,which
will serve area residents and visitors. The use is allowed as a conditional use in the C-C district
per UDC Table 11-213-2.
COMPREHENSIVE PLAN POLICIES(https://www.meridianciu.or /g compplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in
italics):
• "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets."(2.01.04B)
All parking lot landscaping is required to comply with the standards listed in UDC 11-3B-
8C.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City."(3.01.0117)
City water and sewer service is available to be extended to this property with development.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01 J)
The proposed vehicle washing facility will contribute to the variety of uses and services in
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35
this area.
• "Integrate the Meridian Pathways Master Plan into the site development review process to
ensure planned paths are built out as adjacent land develops."(3.07.02H)
A multi-use pathway was previously constructed on this property along the Fivemile Creek
in accord with the Pathways Master Plan.
• "Improve and protect creeks and other natural waterways throughout commercial,
industrial, and residential areas."(4.05.01D)
The Fivemile Creek, which runs along the western and southern boundaries of the site,
should be protected during development of the site.
• "Require all new development to create a site design compatible with surrounding uses
through buffering, screening,transitional densities,and other best site design practices."
(3.07.01A)
In accord with this guideline, Staff has recommended conditions of approval, as noted
below in Section VI, to buffer the proposed use from the residential uses to the southwest
in Creekside Arbour to reduce noise and visual impacts from the proposed use.
• "Minimize noise, lighting, and odor disturbances from commercial developments to
residential dwellings by enforcing city code."(5.01.01F)
Operation of the proposed use should comply with City ordinances pertaining to noise and
lighting.
VI. STAFF ANALYSIS
The Applicant proposes a Conditional Use Permit(CUP) for a vehicle washing facility on 3.13 acres
of land in the C-C zoning district per requirement of the rezone ordinance(#02-940).Note: The UDC
(Table 11-2B-2) lists vehicle washing facilities as a principal permitted use in the C-C district.
Picture of subject property from Google maps:
The rezone ordinance approved with the annexation in 2002,requires compliance with several
conditions, some of which have already been satisfied or have changed since that time. A list of these
conditions is included below along with Staff s comments in italic text.
1) Applicant shall work with the Public Works Department on dedication of an easement
paralleling the Five Mile Creek for a future sanitary sewer relief main.
An easement was previously granted as required(see Public Works comments in Section IX.B
of this report for additional requirements).
Page 4
36
2) Dedicate 60-feet of right-of-way from the centerline of Fairview Avenue abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit(or other required permits),whichever occurs first.
ACHD is requiring an additional 62'of right-of-way to be dedicated from centerline of
Fairview Ave. abutting the site as proposed.
3) Construct a 5-foot wide concrete sidewalk on Fairview Avenue abutting the parcel.
Coordinate the location and elevation of the sidewalk with District staff.
A 10'wide attached sidewalk exists along Fairview Ave.
4) Construct a 24 to 30-foot wide driveway at the west property line to align with Barbara Street
on the north side of Fairview Avenue.
ACHD is requiring a 30'wide right-in/right-out only driveway onto Fairview Ave. located
152'east of Barbara Dr. (see the ACHD report in Section IX.C of this report for more
information).
5) Required by District policy,restrictions on the width,number and locations of driveways,
shall be placed on future development of this parcel.
Only one (1)access via Fairview Ave., as detailed above, is allowed.
6) Upon review of a specific development application,ACHD may have additional requirements
not addressed in their report.
See ACHD report in Section IX.C of this report.
7) Comply with all Standard Requirements of the February 21,2001 ACHD Commissioner's
letter,which they acted on MRZ-01-001, and which conditions and requirements also apply
to this application(RZ-01-007).
See ACHD report in Section IX.C of this report for updated requirements applicable to
development of this site.
8) That all uses on this property shall require a conditional use permit.
This condition is satisfied with the subject CUP application.
9) That a significant portion of the property is within the flood plain,which Five Mile Creek
runs along;that Five Mile Creek is designated as a multiple use pathway and in the future
open discussion on how to accommodate a pathway through the area shall be required,which
shall be included as part of the conditional use permit process in the future.
A 10'wide multi-use pathway has been constructed on the site along the Fivemile Creek as
required.
Specific Use Standards: There are specific use standards in the UDC that apply to the proposed use,
as follows:
11-4-3-39 Vehicle Washing Facility :
A. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation
on the site and between adjacent properties.At a minimum,the plan shall demonstrate compliance
with the following standards: Staff's analysis in italic text.
1. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-way
by patrons. The site plan demonstrates compliance with this requirement.
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37
2. The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking. The site plan demonstrates compliance with this requirement.
3. The stacking lane shall not be located within ten(10)feet of any residential district or existing
residence. The stacking lanes are not within 10'of any residential district or residence.
4. A letter from the transportation authority indicating the site plan is in compliance with the
highway district standards and policies shall be required. The ACHD report is included in
Section IX.C of this report.
B. Within the industrial districts, a vehicle washing facility shall be allowed only as an accessory use
to a gasoline or diesel fuel sales facility for use by non-passenger vehicles. The vehicle washing
facility shall be limited in capacity to a single vehicle. The intent is to discourage facilities that cater
to passenger vehicles.Not applicable (this site is in a commercial district).
C. Any use that is not fully enclosed shall be located a minimum of one hundred(100) feet from any
abutting residential district, and shall be limited in operating hours from 6:00 a.m. to 10:00 p.m. The
proposed carwash will be fully enclosed except for the entry and exit doors, which typically remain
open during operating hours. The proposed hours of operation are from 7:00 am to 9:00 pm, seven
days a week.
D. If the use is unattended,the standards set forth in section 11-3A-16 of this title shall also apply. The
proposed use will not be unattended.
Dimensional Standards: Future development should be consistent with the dimensional standards
listed in UDC Table 11-2B-3 for the C-C zoning district.
Access: One(1)right-in/right-out driveway access is proposed at the northern boundary of the site via
E. Fairview Ave., an existing arterial street. The driveway location depicted on the site plan complies
with ACHD's requirements.
The UDC(I1-3A-3A.2) limits access points to arterial streets in an effort to improve safety and
requires a cross-access ingress/egress easement to be granted to adjoining properties where access to
a local street isn't available. In this case, access is only available via an arterial street(i.e. Fairview
Ave.). The ACHD report also recommends the City require cross-access to the parcel to the east
(#511071280807)to help reduce conflicts on Fairview Ave. For these reasons, Staff recommends a
cross-access ingress/egress easement and driveway is provided to the adjacent property to the
east(Parcel#511071280807)for future access and interconnectivity; the plans should be revised
to include this driveway and an access easement should be submitted with the Certificate of
Zoning Compliance application.
Parking: Off-street parking is required in accord with the standards listed in UDC 11-3C-6B.1,which
requires one(1) space for every 500 square feet of gross floor area. Based on 5,600 s.f., a minimum
of 11 spaces are required; a total of 24 spaces are proposed, exceeding the minimum standards by 13
spaces. Due to the nature of the proposed use,the proposed parking will mostly provide parking for
use of the vacuums but will also provide parking for employees.
A bicycle rack capable of holding at least one(1)bicycle is required per UDC 11-3C-6G;bicycle
parking facilities are required to comply with the location and design standards listed in UDC 11-3C-
5C.A bike rack is depicted on the site plan that will hold two(2)bicycles in accord with this
standard.A detail should be included on the site plan submitted with the Certificate of Zoning
Compliance application that complies with the aforementioned design standards.
Landscaping: A 25' wide street buffer is required along E. Fairview Ave., landscaped per the
standards listed in UDC 11-3B-7C. A 40'+buffer is proposed. The landscape plan depicts a 15' wide
overhead power line easement along the frontage of this site along Fairview Ave.,which prohibits
Class II trees within 25' of the easement;therefore,the requirement for 25%of qualifying street
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38
buffer trees to be Class II does not apply. Lawn or other grasses aren't allowed to comprise more
than 65% of the vegetated coverage of the buffer; the remainder of the area should be mulched
and treated as planting area for shrubs or other vegetative groundcover in accord with UDC
11-3B-7C.3e; the landscape plan should be revised to comply.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-
8C. Staff recommends additional trees are provided within the buffer along the west boundary
of the site(1 tree per 35'); and shrubs are included in the buffer along the east boundary to
meet the perimeter buffer requirements.
The UDC(Table 11-2B-3)requires a 25' wide buffer to be provided to residential uses, landscaped
per the standards in UDC 11-3B-9C. Residential uses exist to the southwest of this site in Creekside
Arbour. A 50' wide irrigation district easement exists along this boundary for the Fivemile Creek.
The easement may count toward a portion of the required buffer as it provides a spatial separation
between the uses;however, an additional buffer should be provided outside of this easement
along the entire southern boundary of the site at a width necessary to accommodate a berm
and/or wall/fence with dense landscaping that includes a mix of materials(i.e. evergreen and
deciduous trees,shrubs,lawn,or other vegetative groundcover) allowing trees to touch within
5-years of planting. Staff feels this is necessary due to the orientation of the carwash with the entry
facing the residential neighborhood,which will likely funnel noise from the carwash directly to the
residences.
Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. A minimum
5' wide landscape strip is typically required on each side of all pathways;however,when the pathway
was constructed on this vacant/undeveloped site by the City, landscaping wasn't installed as there
wasn't an irrigation system on the site to provide water for landscaping. A wrought-iron fence exists
along the pathway(3' east of the pathway)—none of the area between the fence and the creek is
landscaped and Staff isn't recommending provision of any landscaping within that area with this
application as there isn't adequate area between the pathway and the top of bank and the fence for
such. On the east side of the fence adjacent to the pathway, a 35+foot wide perimeter landscape
buffer is proposed with landscaping that complies with UDC standards for pathways.
Mitigation is required for existing trees removed from the site as set forth in UDC 11-3B-1OC.5. The
black locust trees on the site were deemed to be dying and not salvageable by the City Arborist;
therefore,no mitigation is required for removal of these trees(see letter in Section IX.D).
Sidewalks: An attached 10-foot wide sidewalk exists along the northern perimeter boundary of the
site along E. Fairview Ave. The UDC(11-3A-17C)requires a minimum 5-foot wide detached
sidewalk to be provided along arterial streets such as Fairview Ave.; however,because the sidewalk is
in good condition and is wider than required, Staff is not recommending it's reconstructed as a
detached sidewalk.
A 5-foot wide concrete pedestrian walkway is proposed from the perimeter sidewalk to the building
in accord with the standards listed in UDC 11-3A-19.B.4.
Pathway: A 10' wide multi-use pathway exists along the Fivemile Creek on this site in accord with
the Pathways Master Plan. A 20' wide recreational pathway easement(Inst. #2016-109496) for the
pathway is depicted on the landscape plan.
Fencing: A wrought iron fence exists along the east side of the multi-use pathway along the Fivemile
Creek.No new fencing is depicted on the landscape plan.Any fencing constructed on the site should
comply with the standards for such in UDC 11-3A-6C and 11-3A-7.
Waterways: The Fivemile Creek runs along the western and southern boundaries of this site within a
90' wide irrigation easement(45' each side from centerline)—50' of which lies on this property as
Page 7
39
depicted on the landscape plan.
A portion of this site where the Fivemile Creek is located along the west and south boundaries of the
site is in the floodway. The majority of this site is located within the floodplain(flood zones AE and
X). A floodplain development permit will be required to be submitted to the Public Works
Dept.for approval prior to development of the property.
Hours of Operation: As noted above,the proposed hours of operation are 7:00 am to 9:00 pm.
Because the entry to the carwash directly faces the existing residences to the south,which could
be negatively impacted by the noise from the carwash, Staff recommends a condition of
approval that prohibits the proposed use from operating before 7:00 am and after 10:00 pm.
Mechanical Equipment: All mechanical equipment on the back of the building or on the rooftop and
all outdoor service and equipment should be incorporated into the overall design of buildings and
landscaping so that the visual and acoustic impacts of these functions are fully contained and out of
view from adjacent properties and public streets as set forth in UDC 11-3A-12.
Noise: The proposed use is required to comply with the City's noise ordinance(MCC 6-3-6—Noises
Creating Public Disturbance). The Applicant states each vacuum will be powered by a larger turbine
that will have an exhaust silencer/muffler to mitigate any noise concerns. A sound intensity exhibit
for the turbines was submitted,included in Section VIII.D of this report,that shows the sound decibel
(DB)readings at different intervals up to 30' away(which measures 38 DB at 30')with a comparison
of typical vehicular traffic at 60-75 DB on most City streets.
Trash Enclosure: The trash enclosure is located along the southern boundary of the parking area. A
receptacle for recycling should be provided within the trash enclosure; a detail should be
submitted with the Certificate of Zoning Compliance application that demonstrates compliance.
Building Elevations: Conceptual building elevations were submitted as shown in Section VIII.0 for
the proposed vehicle washing facility that depict modulation and articulation on all facades with belly
bands,awnings,metal cladding designed to look like cedar, glazing and other architectural features.
A mix of materials are proposed consisting of burnished CMU,natural stone, cedar rendition metal
cladding and other natural materials with metal roofing and canopies. The color scheme will include
various browns,tans, and other warm earth tones. The final design is required to be consistent with
the design standards listed in the Architectural Standards Manual.
Certificate of Zoning Compliance&Design Review: A Certificate of Zoning Compliance and
Design Review application is required to be submitted for the proposed use prior to submittal of a
building permit application to ensure consistency with the conditions in Section IX,UDC standards
and design standards.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section IX per the Findings in Section X.
Page 8
40
VIII. EXHIBITS
A. Proposed Site Plan(dated: 2/21/24)
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Page 9
41
B. Proposed Landscape Plan(dated: 3/6/24)
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Page 10
42
C. Building Elevations(dated: 10/26/23)
EXTERIOR FINISH SELECTIONS .
A PLUS DESIGN
GROUP
ARCHITECTURE
INTERIORS
- - CONSTRUCTION
PRELIMINARY
NOT FOR
---- CONSTRUCTION
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DUMPSTER ENCLOSURE ELEVATIONS
Page 12
F44
D. Turbine Sound Intensity Exhibit
EXHAUST
SILENCER
75 HP T4
VACUUM
PRODUCER
m
9
3'-0"-73 DB'(-58 DB WI STRUCTURE)
10'-0"69 DB'(-54 DB WI STRUCTURE)
20'-0"54 DB`(-39 DB WI STRUCTURE)
30'-0"38 DB'(-23 DB WI STRUCTURE) TYPICAL VEHICULAR
TRAFFIC MEASURES
60-75 DB ON MOST
CITY STREETS
'BASED ON READINGS TAKEN OUTDOORS,
UNOBSTRUCTED,ON A CONCRETE SURFACE
TURBINE SOUND INTENSITY - 75 HP VA9CUT
(ECH
VPMB0701
REV.:C
BY:AS
W2VM8 8:14.47 PM
Page 13
45
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. Include a detail for the trash enclosure that includes a recycling receptacle in the
enclosure.
b. Depict all mechanical equipment on the plans.All mechanical equipment on the back of
the building or on the rooftop and all outdoor service and equipment should be
incorporated into the overall design of buildings and landscaping so that the visual and
acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC 11-3A-12.
c. Revise the landscaping within the street buffer along E. Fairview Ave. to comply with the
standards listed in UDC 11-313-7C.3e. Lawn or other grasses aren't allowed to comprise
more than 65%of the vegetated coverage of the street buffer;the remainder of the area
should be mulched and treated as planting area for shrubs or other vegetative
groundcover. Class H trees aren't required to be provided due to the overhead power line
easement along Fairview Ave.
d. Depict an additional buffer outside of the irrigation district easement along the entire
southern boundary of the site adjacent to residential uses at a width necessary to
accommodate a berm and/or wall/fence with dense landscaping that includes a mix of
materials(i.e. evergreen and deciduous trees, shrubs,lawn,or other vegetative
groundcover) allowing trees to touch within 5-years of planting in accord with the
standards listed in UDC 11-3B-9C and Table 11-2B-3.
e. Include a detail of the bicycle rack that demonstrates compliance with the standards listed
in UDC 11-3C-5C.
f. Depict a minimum 20' wide driveway within a cross-access ingress/egress easement to
the adjacent property to the east(Parcel#51107120807).
g. Depict additional trees within the perimeter buffer along the west boundary of the site
(i.e. 1 tree per 35 linear feet); and shrubs within the perimeter buffer along the east
boundary of the site in accord with the standards listed in UDC 11-3B-8C.
2. Compliance with the standards listed in UDC 11-4-3-39—Vehicle Washing Facility is
required.
3. The access via E. Fairview Ave. shall be restricted to right-in/right-out only as required by
ACHD.All other access via E. Fairview Ave. is prohibited.
4. The hours of operation of the proposed use shall be limited to the hours between 7:00 am and
10:00 pm in accord with UDC 11-4-3-39C.
5. Any fencing constructed on the site shall comply with the standards for such in UDC 11-3A-
6C and 11-3A-7.
6. A cross-access ingress/egress easement for a minimum 20' wide driveway shall be recorded
that grants access from E. Fairview Ave. through the subject property to the adjacent property
715to the east(Parcel#511071280807) for future access and interconnectivity. A copy of the
recorded easement shall be submitted with the Certificate of Zoning Compliance application.
7. Each vacuum turbine shall have an exhaust silencer/muffler to mitigate noise impacts to
Page 14
46
adjacent neighbors as proposed.
8. A floodplain development permit shall be submitted to the Public Works Dept. for approval
prior to development of the property.
9. The applicant shall submit revised plans that demonstrate compliance with the above
conditions of approval for the Certificate of Zoning Compliance and Design Review
application(A-2023-0156)that is currently in process.
10. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested asset forth in UDC 11-513-617.
B. PUBLIC WORKS DEPARTMENT
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=339813&dbid=0&repo=MeridianC
i &cry 1
C. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.or_lWebLink/Doc View.aspx?id=339814&dbid=0&repo=MeridianC
hty
D. PARK'S DEPARTMENT
https:llweblink.meridiancity.orgJ ebLink/DocView.aspx?id=339815&dbid=0&repo=MeridianC
iv
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=340357&dbid=0&repo=MeridianC
hty
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancity.orglWebLink/DocView.asp x?id=342123&dbid=0&repo=MeridianC
hty
G. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=340239&dbid=0&repo=MeridianC
hty
X. FINDINGS
Conditional Use(UDC 11-513-6)
Findings: The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and
development regulations in the district in which the use is located.
Staff finds the site is large enough to accommodate the proposed development and meet all
dimensional and development regulations of the C-C zoning district.
Page 15
■
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Stafffinds the proposed vehicle washingfacility will be harmonious with the Comprehensive Plan
and is consistent with applicable UDC standards with the conditions noted in Section IX of this
report.
3. That the design,construction, operation and maintenance will be compatible with other uses in
the general neighborhood and with the existing or intended character of the general vicinity and
that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential character of the area if the applicant
complies with the conditions noted in Section IX of this report.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Staff ,finds the proposed use will not adversely affect other properties in the vicinity if it complies
with the conditions in Section IX of this report.
5. That the proposed use will be served adequately by essential public facilities and services such as
highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal,
water, and sewer.
Staff ,finds the proposed use will be served by essential public facilities and services as required.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create additional costs for public facilities and services and
will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare by
reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Staff ,finds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Stafffinds the proposed use will not result in the destruction, loss or damage of any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
b. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
Page 16
48
E IDIAN;---
Applicant Presentation
Ultra Clean Car Wash April 18, 2024••City of Meridian•0073-2023-H•715 E. Fairview
Vicinity Map
Site Plan
Landscape Plan
Elevations
Thank youThank you
ssso
•• •g0FII) ••.
I E. FAIRVIEW AVENUE of ••••I ••,�
11 ' GENERAL LANDSCAPE NOTES PLANT SCHEDULE
p 12"SD 12"SD 12'SD 12"SD 12"SD 12"SD 12"SD 12"SD 12"SD 12"SD 12"SD 1 SD • �i
1 � Ay ••O ,,i
c c c c G G c c c c c c c c 1. CONTRACTOR SHALL LOCATE AND IDENTIFY EXISTING UNDERGROUND AND OVERHEAD UTILITIES WITHIN CONTRACT SYMBOL 1QTY BOTANICAL/COMMON NAME SIZE 11VIATUREHXW CLASS
WORK AREAS PRIOR TO CONSTRUCTION. CONTACT DIG LINE, INC. @ 1.800.342.1585. PROVIDE ADEQUATE
_ = W_W _. MEANS OF PROTECTION OF UTILITIES AND SERVICES DESIGNATED TO REMAIN. REPAIR UTILITIES DAMAGED DURING DECIDUOUS TREES r �I-=
�� Tg or �To of �� oT T T 01 c�T or SITE WORK OPERATIONS AT CONTRACTOR'S EXPENSE. W
• � • •
' L 165" ; ti
ACER TRUNCATUM X PLATANOIDES 'JFS-KW187' % cl' `
^� IW W W W W W W W W W W W W W W W W R w� w W W 2. ALL PLANT MATERIAL SHALL CONFORM TO THE AMERICAN NURSERYMAN STANDARDS FOR TYPE AND SIZE SHOWN. 8 2" CAL. B&B 35`X20` CLASS II •• C�' ••,411812 G��•�
o Raw �R� -R��r W W R WW w w W Rom' R W � ' Raw R� o o O R� R �.� T� 25.0' URBAN SUNSET®MAPLE �idL ••••N•• P�••�
- - - - - - - W - - - - -w - - � - - - - - - � - - W- - - - -� W � W OVERHEAD POWER LINE GENERAL IRRIGATION NOTES ���'9.D;;:P�••••
mo I �I � � + - - = = - - - - i 0 0 36.0' 0 ,F EASEMENT CLASS II
1 -0W TREES NOT ALLOWED GLEDITSIA TRIACANTHOS `SHADEMASTER`
m ? m X 4 I ® ® ® ® ° - - WITHIN 25' AND CLASS 1. ALL PLANT MATERIALS TO BE WATERED BY THE DEVELOPMENT OR SUBDIVISION PRESSURIZED IRRIGATION SYSTEM. 13 SHADEMASTER HONEYLOCUST 2" CAL. B&B 40`X30` CLASS II
I / & & & & o o 0 0 0 0 O
�m Z m m= O & W w ® ® � I I I TREES NOT ALLOWED IRRIGATION OF COMMON AREAS SHALL BE VIA THE SUBDIVISION'S PRESSURIZED IRRIGATION SYSTEM.
v'(AI � zmm> 6 I I ��® ® ® 0 0 0 0 Q 0 0 0 � ® ® o °
_ p p p p WITH IN 15' OF
m z zo o� cn I 0 < ®® ® I I I EASEMENT 2. COVERAGE; THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE ONE HUNDRED PERCENT (100%) MALUS X 'PRAIRIFIRE`
> m ^? I COVERAGE WITH HEAD TO HEAD SPACING OR TRIANGULAR SPACING AS APPROPRIATE. + 9 2" CAL. B&B 15'X15' CLASS I
z U, > Zo >o* 5 I m I I D12"SD
a PRAIRIFIRE CRABAPPLE
� r r;m I ® 12"SD 12"SD 12"SD 12"SD\ 1 1 SD
p r_ n o LAX o ® CA 0 3. MATCHED PRECIPITATION RATES: SPRINKLER HEADS SHALL HAVE MATCHED PRECIPITATION RATES WITHIN EACH
7 2" CAL. B&B 35`X15` CLASS II
T1 0 m_r 10 v rn 1 1 3 . I CONTROL VALVE.
o Ln m_m - 1 3 o a, o I PYRUS CALLERYANA `CAPITAL`
1 x I 1 ® ui �„ I OD CAPITAL CALLERY PEAR W
11 a N 9 it I 4. IRRIGATION DISTRICTS: SPRINKLER HEADS IRRIGATING LAWN OR OTHER HIGH WATER DEMAND AREAS SHALL BE a
a = I CIRCUITED SO THAT THEY ARE ON THE SEPARATE ZONE OR DISTRICT FROM THOSE IRRIGATING TREES, SHRUBS, o
2 ® ® 2 .III I I I OR OTHER REDUCED WATER DEMAND AREAS. EVERGREEN TREES
5. OVERSPRAY: SPRINKLER HEADS SHALL BE ADJUSTED TO REDUCE OVERSPRAY ONTO IMPERVIOUS SURFACES • ! PICEA PUNGENS `HOOPSII`
50.0' I I I ® O O {� (� (� (� ('j """ SUCH AS STREETS, SIDEWALKS, DRIVEWAYS, AND PARKING AREAS. _ 12 6'-8' B&B 35'X15' EVERGREEN
FIVE MILE I r I ® ° 15.0 Cl) I HOOPSI BLUE SPRUCE
IRRIGATION o m 00° 0 25.0' 0
I � _ ACHD LANDSCAPE NOTES f PINUS FLEXILIS 'VANDERWOLF'S PYRAMID'EASEMENT _0 1 x I 36.0' • 9 6`-8` B&B 25`X15` EVERGREEN
° N I I L 7 VANDERWOLF`S PYRAMID PINE
20 0' I I I I® U°< ° 1 ® I I 1 ORE FACILTIES,NOT BE PLANTED WITHIN THE 10' CLEAR ZONE OF ALL ACHD STORM DRAIN PIPE, STRUCTURES,
RECREATIONAL I I a € °
PATHWAY $ I �� x I I I 00 ( I I I 2. SEEPAGE BEDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND EXISTING TREES z
EASEMENT
INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM. _O
I I 0 g I I I EXISTING DEAD OR DYING VOLUNTEER TREES N
I I I O 4"W 4"w I 18.5' 1 I I I 3. ALL TREES SHALL BE PLANTED A MINIMUM OF 5' FROM ALL ACHD CURBS AND/OR ATTACHED SIDEWALK, UNLESS 5 TREES TO BE REMOVED EXISTING VARIES > W
p m v I I I ° Rm I TYP. 1 ° 1 I I 0 PLANTED WITHIN THE PARKSTRIP. ALL TREES PLANTED IN PARKSTRIP SHALL BE CENTERED. Lu
o
� � - + � 1 w
Cy)
SYMBOLTY
BOTANICAL/COMMON NAME SIZE MATURE HXW° 4 s KEY NOTES (TYPICAL)o oo
> (
woo
00 U) ° 25.0' I I D > 1. CLEAR VISION TRIANGLE. NO TREES SHALL BE PLANTED WITHIN A CLEAR VISION TRIANGLE. THE MAXIMUM HEIGHT SHRUBS
0 J I Im m x I I 1® a + I I 0 I I� III o J Cy a OF ANY VEGETATIVE GROUND COVER AT MATURITY WITHIN THE CLEAR VISION TRIANGLE SHALL BE 3' FROM THE BUXUS MICROPHYLLA VAR. JAPONICA 'WINTER
M V) cn cn o I & PROPOSED I
-0 KO I I ADJACENT STREET GRADE. 37 WINTER GEM BOXWOOD 2 GAL. 4`X4`
w w I m I 1 � ° a BUILDING I I I I o N N
w m I I I ® ° � I g �I I I N w w 2. ALL PLANTED BEDS TO RECEIVE A MIN. 3" DEPTH ORGANIC PERMABARK (ROCK) MULCH WITH PERMEABLE FABRIC CORNUS ALBA `CRMIZAM'
o I D x ® o+ I `° I w WEED BARRIER. SUBMIT SAMPLE TO OWNER FOR APPROVAL PRIOR TO ORDERING AND INSTALLING. THE USE OF 31 2 GAL. 4`X4`
CREME DE MINT DOGWOOD
I = I I ® o I O I ° I �`' 01 I -� MULCH OR ROCK AS THE ONLY GROUND COVER IN REQUIRED PLANTING ARES IS PROHIBITED. IMPERMEABLE
o D I I ID + a O I I �" I w _ PLASTIC WEED BARRIERS ARE PROHIBITED. � HYDRANGEA PANICULATA `LITTLE LIME`
�33 LITTLE LIME HYDRANGEA 2 GAL. 4`X4` z
I ® I O I I I 3. INSTALL FLAT-BLADE SHOVEL EDGING AT INTERFACE OF SOD AND PLANTER BED. SEE L1.0-2.
® ® I JUNIPERUS SQUAMATA 'BLUE STAR'
4. EXISTING FIVE MILE PATHWAY TO REMAIN. PRESERVE AND PROTECT. 41 BLUE STAR JUNIPER 2 GAL. 2`X3`
00 ,o�• I 5. EXISTING FENCE TO REMAIN. PRESERVE AND PROTECT. �s PHYSOCARPUS OPULIFOLIUS `DONNA MAY'
0 O1 8 18.5' I 6. EXISTING RETAINING WALL TO REMAIN. PRESERVE AND PROTECT. LITTLE DEVIL NINEBARK 2 GAL. 3`X3`
TYP. I 7. TRASH ENCLOSURE. SEE ARCHITECTURAL PLANS. 0 53 FLOWER CARPET CORAL ROSECD
2 GAL. 3`X4`
0
I N - ° T 8. DUMOR BIKE RACK. SEE BICYCLE PARKING CALCULATIONS AND L1.0-3.
o
mx a PERENNIALS
°0 9. EXISTING DEAD OR DYING VOLUNTEER BLACK LOCUST TREES TO BE REMOVED. MITIGATION STATUS DETERMINED HEMEROCALLIS X `STELLA DE ORO`
1 1 8 ® a ° $ o w r�o I I BY CITY OF MERIDIAN ARBORIST. 41 STELLA DE ORO DAYLILY 1 GAL. 1`X2'
I I I � °° o �,• ` � � � N b1�
x I ® a< (� �; 35 0' I I 10. EXISTING LANDSCAPING AND IRRIGATION TO REMAIN. RETAIN, PROTECT, AND OR ADJUST AS SHOWN. CONTRACTOR 33 PHLOX SUBULATA 'EMERALD BLUE' 1 GAL. 5`X3`
0 I ° fl „ G) L+ 4"w "w 4"w ° SHALL FIELD VERIFY LIMITS OF DISTURBANCE AND PATCH BACK ALONG PHASE BOUNDARY AS NECESSARY. EMERALD BLUE CREEPING PHLOX
I I (D111 -1 00 TRANSITION BETWEEN NEW AND EXISTING LANDSCAPE SHALL BE NON RECOGNIZABLE AND COHESIVE WHEN
1® 0 2 ID 1 FINISHED. CONTRACTOR IS RESPONSIBLE TO REPAIR ALL EXISTING LANDSCAPE PLANTING AREAS AND IRRIGATION
X
I � 15.0' _� s"s $"s-1`0 ,�s 1 s COMPONENTS DAMAGED AS A RESULT OF NEW CONSTRUCTION. THE CONTRACTOR SHALL ENSURE THAT THE GRASSES
3 EXISTING IRRIGATION SYSTEM REMAINS OPERABLE DURING CONSTRUCTION AND THAT FOLLOWING CONSTRUCTION, BOUTELOUA GRACILIS `BLONDE AMBITION'
0 I m I I® 17.2' ° ° ° o ° cn + 13 1 GAL. 3`X3`
O O O ° / I THE EXISTING IRRIGATION SYSTEM OPERATES AS GOOD, OR BETTER THAN EXISTED PRIOR TO THIS PROJECT. BLONDE AMBITIONS BLUE GRAMMA GRASS
I ® O 0 ° 00 CONTRACTOR SHALL REPLACE, AT NO ADDITIONAL COST TO THE OWNER, PLANT MATERIALS DAMAGED DURING
(51 IN & EXECUTION OF THIS PROJECT OR DAMAGED DUE TO THE CONTRACTORS FAILURE TO MAINTAIN OPERATION OF THE MISCANTHUS SINENSIS `MORNING LIGHT`
I I I® Q ® Q O O°° I/ a + 8 1 GAL. 5`X4`
• 1 ® - _ei I Iw EXISTING SYSTEM DURING THE COURSE OF CONSTRUCTION. EULALIA GRASS
I c � ® - - - - - - - - I w
30.0' PENNISETUM ALOPECUROIDES 'HAMELN'
o <o o I 11. INSTALL 3' DIAMETER SHOVEL CUT TREE RING, WITH BARE EARTH SURFACE AT ALL TREES WITHIN TURF AREAS. 30 1 GAL. 2`X2` Z)
/ PROPOSED WATER z
®1 \ AND SEWER •• HAMELN DWARF FOUNTAIN GRASS
\ 12 0® N °° a 12. t2' HEIGHT LANDSCAPE BERM.
w EASEMENT SCHIZACHYRIUM SCOPARIUM `STANDING OVATION`
'1012 3
\�•
32 STANDING OVATION LITTLE BLUESTEM 1 GAL. 3`X3` w
FA + \
• I
00 R ® i I O/ I STREET TREE CALCULATIONS (1TREE/35 LF) SYMBOL QTY BOTANICAL/COMMON NAME CONT Q
I\\\ FP ��• �� ° ICO-
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AGENDA ITEM
ITEM TOPIC: Public Hearing for Pebblebrook Subdivision (H-2024-0005) by Rodney Evans
+ Partners, LLC., located at 5725 N. Meridian Rd.
Application Materials: https://bit.ly/H-2024-0005
A. Request: Annexation of 13.94 acres of land with an R-8 zoning district.
B. Request: Preliminary Plat consisting of 54 building lots and 6 common lots on 13.94 acres of
land.
49
PUBLIC HEARING SIGN IN SHEET
DATE : April 18 , 2024 ITEM # ON AGENDA : 3
PROJECT NAME :
Pebblebrook Subdivision ( W2024 - 0005 )
Your Full Name Your Full Address Representing I wish to testify
( Please Print ) HOA ? ( mark X if yes )
If yes, please
provide HOA name
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STAFF REPORT
E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT p
HEARING April 18, 2024 Legend
DATE: f
Project Lorca tiara
TO: Planning&Zoning Commission lei
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FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Pebblebrook Subdivision—AZ,PP �
1-1-2024-0005 m®�
LOCATION: 5725 N. Meridian Rd.,in the NE 1/4 of �
Section 25,TAN.,R.1 W. (Parcels
#S0425142030& 50425141990)
I. PROJECT DESCRIPTION
Annexation of 13.94-acres of land with an R-8 zoning district; and Preliminary Plat consisting of 54 building
lots and 6 common lots on 13.94-acres of land.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 13.94-acres
Future Land Use Designation Medium Density Residential(MDR)with a Park designation
Existing Land Use Rural residential/agricultural
Proposed Land Uses Single-family detached dwellings
Current Zoning Rural Urban Transition(RUT)in Ada County
Proposed Zoning R-8
Lots(#and type;bldg/common) 54 building/6 common
Phasing plan(#of phases) 1
Number of Residential Units(type 54 single-family detached units
of units)
Density(gross&net) 3.87 units/acre(gross)
Open Space(acres,total[%]/ 98,188 s.f. (or 2.25-acres— 16.16%)(see analysis in Section VI for more
buffer/qualified) information)
Amenities (2)pickleball courts,(2)pet waste stations
Physical Features(waterways, The Knight Lateral and associated easement crosses this site.
hazards,flood plain,hillside)
Page 1
F50
Neighborhood meeting date 2/l/24
History(previous approvals) None
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
• TIS es/no No(not required)
• Existing Conditions There are(2)existing driveways via N.Meridian Rd.
• CIP/IFYWP Capital Improvements Plan(CIP)!Integrated Five Year Work Plan(IFYWP):
• Meridian Road is scheduled in the IFYWP to be widened to 3-lanes from McMillan Road to
US 20126 with the design years in 2027-2028 and the construction date has not been
determined.
Access(Arterial/Collectors/State Access is proposed via the extension of existing local stub streets(N.
H /Local)(Existin and Proposed) Garbo Ave. at the north and south boundaries of the site.
Traffic Level of Service Meridian Rd.—Better than"E"(acceptable)
Stub Street/Interconnectivity/Cross A stub street is proposed to the abutting County parcel at the northeast corner
Access of the site.
Existing Road Network N.Meridian Rd.,an arterial street,exists along the east boundary of the site.
Existing Arterial Sidewalks/Buffers There are no existing sidewalks or buffers on this site.
Proposed Road Improvements None
Proposed Road Improvements Meridian Rd.is required to be improved with 17'of pavement from
centerline with a 3' gravel shoulder and 10'wide detached sidewalk.
Fire Service
• Distance to Fire Station 1.4 miles(Station#5)
• Fire Response Time Meets standards
• Resource Reliability 8 1%(meets goal)
• Risk Identification 2(current resources are adequate)
• Accessibility Meets access requirements
• Special/resource needs Requires an aerial device(can meet this requirement)
• Water Supply 1,000 gallons/minute for one hour(less if building is sprinklered)
• Other Resources
Police Service No comments received
West Ada School District No comments received
Distance(elem,ms,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Available at site
• Sewer Shed
• Estimated Project Sewer ERU's See application
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
Page 2
51
• Impacts/Concerns • Flows committed
• See Public Works Site Specific Conditions in Section IX.B.
Water
• Distance to Services Available at site
• Pressure Zone 2
• Estimated Project Water ERU's See application
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns See Public Works Site Specific Conditions in Section IX.B.
C. Project Maps
Future Land Use Map Aerial Map
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Page 3
52
III. APPLICANT INFORMATION
A. Applicant:
Benjamin Semple, Rodney Evans+Partners,LLC— 1450 W. Bannock St.,Boise,ID 83702
B. Owner:
Eric Scheck, TeAmo Despacio, LLC 1020 N. Hickory Ave., Ste. 200,Meridian,ID 83642
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 4/2/2024
Radius notification mailed to
property owners within 300 feet 3/29/2024
Public hearing notice sign posted
4/5/2024
on site
Nextdoor posting 3/29/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities
of 3 to 8 dwelling units per acre.
A future park is also designated on the FLUM on this property in this general area. The purpose of this
designation is to preserve and protect existing and future public neighborhood, community,regional, and
urban parks. The Parks Department has determined it's not feasible for a park to develop on this site.
The subject property is part of a slightly larger enclave surrounded by single-family residential properties on
land also designated MDR on the FLUM. The Applicant proposes to develop 54 single-family residential
detached homes on the property at a gross density of 3.87 units per acre,which is at the low end of the
density range desired in the MDR designation but is generally consistent with the density of surrounding
developments.
TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this
property. The MSM designates Meridian Rd. as a residential arterial with 3-lanes within 78' of right-of-way.
ACHD is requiring Meridian Rd.to be improved with 17' of pavement from centerline, a 3' wide gravel
shoulder and a 10' wide detached sidewalk abutting the site as shown on the plat and landscape plan in
Section VIII. Transit is not available to this site.
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
Only one (1) housing type, single-family detached dwellings is proposed, which will contribute to the
variety in housing types in the general vicinity.
Page 4
53
• "Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval,and in accord with any adopted levels of service for public
facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The proposed site design generally provides a good transition in density and lot sizes to abutting lots at
1:1 and 2:1 ratios; however, there are a couple of areas (Lots 7-9, Block 2 abutting Lot 10, Block 49 in
Paramount#21 and Lots 10-12, Block 2 abutting two lots in Bordeaux Estates to the south) where 3 lots
abut 1 lot. The lots in these areas should be revised(or lots removed)to reflect a maximum 2:1 ratio.
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• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."(3.07.00)
The proposed and existing adjacent uses are all single-family detached homes of similar sizes and lot
sizes, which should reduce conflicts and maximizing use of land.
• "Support infill development that does not negatively impact the abutting, existing development. Infill
projects in downtown should develop at higher densities, irrespective of existing development."
(2.02.02C)
Development of the subject property, which is part of a slightly larger enclave area, should not
negatively impact abutting existing development as like uses and a good transition in lot sizes is
proposed with the exception noted above. (This development is not downtown)
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision;services are required to be provided to and though this development in accord with current
City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
There are no pedestrian pathways stubbing to this property from adjacent developments other than
sidewalks along existing stub streets to this property. These sidewalks will be extended with development
for pedestrian connectivity between developments.
Page 5
54
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with
development of the subdivision.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-access
agreements, access management, and frontage/backage roads, and promoting local and collector street
connectivity."(6.01.02B)
There are currently two (2)access points on N.Meridian Rd.for this property. With development, both
of these accesses will be closed and access will be provided via local streets within the development.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of most of the infill area in this location will contribute to maximizing public services.
In summary, Stafffinds the proposed development is in general conformance with the Comprehensive Plan
per the above analysis.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 13.94-acres of land with an R-8 zoning district for the development of
54 single-family homes at a gross density of 3.87 units per acre,which is consistent with the MDR
FLUM designation as discussed above in Section V.
A legal description and exhibit map for the annexation area is included in Section VIII.A. This property
is an infill property within the City's Area of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed(see Section VIII).
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table
11-2A-6 for the R-8 zoning district.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to
Idaho Code section 67-651 IA. To ensure the subject property develops as proposed, Staff
recommends a DA is required with the provisions discussed herein and included in Section IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 54 building lots and 6 common lots on 13.94-acres of land in
the proposed R-8 zoning district as shown in Section VIII.B. Proposed lots range in size from 5,420
square feet(s.f.)to 15,482 s.f.,which will accommodate the variety of dwelling sizes proposed ranging
from 1,574 to 3,195 s.f. The subdivision is proposed to develop in one(1)phase.
The Applicant has been in discussions with the adjacent Paramount Subdivision Homeowner's
Association (HOA) to include the proposed development in their HOA and be subject to their CC&R's
and development guidelines to enrich property values and cohesiveness with surrounding homes. HOA
dues would apply to the maintenance and operation of the existing common areas and amenities in
Paramount Subdivision, which would allow residents of this development to use those amenities and
common areas. Likewise, Paramount residents would also have access to use Pebblebrook's common
Page 6
55
areas and amenities. A final agreement of these terms has not yet been reached as discussions are on-
going; the HOA wants to see if the project is approved by the City before officially making a decision.
Existing Structures/Site Improvements: There are two(2)existing single-family homes and associated
outbuildings on the property that are proposed to be removed. Prior to the City Engineer's signature
on the final plat,all existing structures shall be removed from the property.
Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to
comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The
proposed lots comply with the dimensional standards of the district.
Road Improvements: ACHD is requiring Meridian Rd.to be improved with 17' of pavement from centerline
with a 3' gravel shoulder and 10'wide detached sidewalk;only 6' of pavement and a 3'wide shoulder is required
at this time—curb and gutter will be added later when Meridian Rd. is fully expanded(see Detail 2 on Sheet PP.1
below).
Access: Access is proposed via the extension of existing local streets(N. Garbo Ave.) at standard street
sections at the north and south boundary of the property; local public streets are proposed for internal
access.No access is proposed or allowed via N.Meridian Rd. A stub street is proposed to the County
parcel at the northeast corner of the property for future extension.
Bulb-outs are provided along Gleason Street as traffic-calming in response to ACHD's comments
requiring Gleason Street to be redesigned to reduce the length or include passive design elements.
Landscaping(UDC 11-3B): A 35-foot wide street buffer is required along N. Meridian Rd., an
entryway corridor,measured from the ultimate back of curb. A 47.5' wide buffer is proposed as shown
on Detail 2 on Sheet PP.1 of the plat,as follows:
47.5Y LAW SOME BUFFER MEASURED FRDM EUILD4 W TBC
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Landscaping is required to be provided within the buffer in accord with the standards listed in UDC I I-
3B-7C.3,including the standards for entryway corridors. The proposed buffer incorporates a berm with a
maximum 3:1 slope, a wrought-iron fence at the back edge of the buffer,landscaping and boulders
within the planter areas in accord with these standards. If the unimproved street right-of-way is ten
(10)feet or greater from the edge of pavement to edge of sidewalk or property line,the developer
is required to maintain a ten-foot compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative ground cover;
the landscape plan should be revised accordingly.
The landscape plan depicts landscaping along pathways within the site in accord with the standards listed
in UDC 11-3B-12C.
There are a lot of existing trees on the site,totaling 844 caliper inches,that are proposed to be removed
as they were determined to be in poor condition by the Applicant's arborist(see arborist report and
Sheet L1.6 of the landscape plan). The remaining trees,totaling 158 caliper inches,are required to
Page 7
56
comply with the mitigation standards listed in UDC 11-3B-IOC.S. Additional trees are proposed in
accord with the required standards.
Common Open Space& Site Amenities(UDC 11-3G-3): Based on the standards in UDC Table 11-
3G-3, a minimum of 15%(or 2.09-acres)of qualified open space is required to be provided within the
development. An open space exhibit was submitted as shown in Section VIII.D,that depicts 16.16%(or
2.25-acres) of open space that meets the required quality and qualified open space standards.
Based on the standards in UDC 11-3G-4A, a minimum of two(2)points of site amenities are required to
be provided. Two (2) sports courts(pickleball) (8 pts.) and(2) dog waste stations (1 pt.)are proposed,
which total 9 points, exceeding UDC standards. Per the standards for such in UDC 11-3G-4C,dog
waste stations are installed in the ground fixtures with waste disposal bags and trash receptacles;
and sports courts are required to have markings and include benches for seating.Details should be
submitted with the final plat application that demonstrate compliance with these standards.
Pathways: No multi-use pathways are depicted on the Pathways Master Plan on this property.
Sidewalks(11-3A-17): Five-foot wide attached sidewalks are required along internal local streets and
detached sidewalks are required within street buffers along arterial streets per UDC 11-3A-17. For
public safety,Staff recommends a 10-foot wide detached sidewalk is required along N.Meridian
Rd., an arterial street,as a provision of the development agreement as proposed on the landscape
plan.
Parking: Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on both sides
of the street.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant's
narrative states all existing perimeter fencing will either be retained and protected or replaced, and the
developer will coordinate with all affected neighbors.
The landscape plan depicts a 5' tall open vision wrought iron fence at the back edge of the street buffer
along N. Meridian Rd. and adjacent to internal common open space areas; and a 6' tall cedar privacy
fencing is proposed along the northern boundary of the site abutting the County parcel. Fencing appears
to be missing in some areas adjacent to common open space areas; fencing should be provided to
distinguish common from private areas in accord with UDC 11-3A-7A.7a.
Waterways: The Knight Lateral crosses the eastern portion of this site within a 20-foot wide easement
through common area as depicted on the plat. All irrigation ditches crossing this site shall be piped or
otherwise covered as set forth in UDC 11-3A-6B.3.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards,
specifications and ordinances.
Pressurized Irrigation System (UDC 11-3A-I5): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. The Applicant's
narrative states the Paramount HOA has agreed to allow the project irrigation system to connect to the
Paramount Subdivision pressure irrigation system; therefore,the site will transfer its water rights to
Paramount Subdivision and the site will utilize the existing Paramount Subdivision irrigation pump
system.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A Geotechnical
Evaluation and geotechnical groundwater monitoring report was submitted with this application.
Page 8
57
Building Elevations: Five(5) conceptual building elevations were submitted for the proposed 1-and 2-
story homes with 2-and 3-car garages as shown in Section VIII.E. The homes are craftsman style with
building materials consisting of a mix of board and batten siding, lap siding and optional masonry
accents. The Applicant clarified that"optional"masonry accents depicted on the elevations is incorrect—
all homes will have masonry accents consistent with the Paramount architectural guidelines. To ensure
this for a higher quality of development, Staff recommends masonry accents are required on all
structures in the development.
The Applicant's narrative states the architecture and materials of the proposed homes will conform to the
Paramount Architectural Design Standards,which include specific provisions regarding the exterior
elevations, colors, accent materials,lighting, fencing and landscaping. Further, each floor plan will have
multiple elevation designs with a variety of roof configurations (i.e. hip vs. gable)to provide more
articulation and diversity from the street in addition to multiple color scheme choices.
Design review is not required for single-family detached structures. However,because the rear and/or
sides of homes facing N. Meridian Rd. will be highly visible, Staff recommends a DA provision
requiring those elevations incorporate articulation through changes in two or more of the following:
modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material
types, or other integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from adjacent public streets.Single-story homes are exempt from this requirement.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and combined preliminary plat per the provisions in Section IX in accord with the Findings
in Section X.
Page 9
58
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
Leal description
Pebblebrook Subdivision —Annexation
A parcel lacated in the NE '/, of Section 26_Tmnship 4 North. Range 1 West. Boise Meridian.
Ada County, Idaho, and more particularly descrlbed as follows
Cornrrw. rng at a Brass Oap monument marking the$4ulheast corrser of said NE 'f,,tram which
a Brass Cap monument marking the northeast corner of said NE'14 bears N 0"24753"E a dicta rice
of 2661.08 feel.
Thence N 0'24'53' E along the easterly boundary of said NE !, a distance of 289.30 feet to tine
POINT OF BEGMKIN13;
Thence Heaving said easterly boundary of the NE %and along the noMwrlyf boundary and the
projerdon tharaf of Fwarnaunt Subdivision No 21 ;99 shown in Bank 105 of Plata on Pages
14238 through 14240, wW the easterly boundary of Paramount Subdi%ision No. 22 as shown in
Book 105 of Flats an Pages 14312 through 14�14,rewrds of Ads Q4unty, Idaho. N 70'41'29"UN
a distance of 1439 aB feel to a poet on the easterly boundary of said PararnGunl subdivision No.
22:
Thence along said ea6t" boundary N 0'02'46"W a distarrce of 334 37 feet to a pvirrt on the
sotdheriy boundary of Paramount Subdivision No 24 His lohown in Book 107 of piais on Pages
14797 through 14799, records of Ada County, Idaho;
Thence along wd sou"boundary and lie 1900*dy boundary al Panrn aunt Subd rylsion No.
27 as shown in Book 108 of Plats on Pages 15046 through 15048.records of Ada County.ldahn,
S 78'2646" E a distance of 962.67 feet to a point;
Thence coniinuurg along said soeiiherly boundary of Paramount Subdivision No. 27 and the
projection ftreof S 89"36'00" E a dish npe of 420_08 feet to a point on the easterly boundary of
said NE of Swim 25.
Thence along said easterly boundary S 6`24'53"W a distance of 614.49 feet to the POINT OF
BEGINNI NO_
This pafoel contains 13.94 acres and rs suWct to any easements exisl:in or irk use.
OlimonW.Hannm, PLS 113 i`u`AN&
Land Solutions, PC # T `
February 6, 2024
Ce f06A
r Of
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L.awnd vlL.✓rtrons pwa'ebroaa-eimiswn
Page 10
59
PEBBLEBROOK SUBDIVISION - ANNEXATION EXHIBIT
LOCATED IN THE NE 114 OF SECTION 25 TOWNSHIP 4 NORTH. RANGE 1
WEST BM ADA C DUN TY, IDAHO
2# 70
YII'_ CHIHOEN BL1D 2 m
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TD'AL AREA =
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4'FA1 AFL IC R]S17
ow&b uo . .. .
Page 11
60
B. Preliminary Plat(dated: 3/19/24)
irw•rrNwrma
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Page 12
■
C. Landscape Plan(dated: 2/13/2023)
-T-
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7.
PRELIMINARY PLAT LANDSCAPE PLAN
w .......... L1.D t
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ONE
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:PRELIMINARY LANDSCAPE PLAN-AREA ONE
Page 13
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14Y MAP
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KEY MAP
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\PRELIMINARY PLAT LANp(_APE PLAN-AREA THREE
Page 14
63
`a ...........�., rt.. = s is L1A
WROUGHT IRON FENCE
PLANTER BED CUi EDGE — '""^ �.
�TREESfR-TORFA7EF5� � •�•••••,•m••a,•••�,•-,•��•-gym•••
'4m0ECID000S TREE PLANTING a,__. � _- '�
������W�•a�^^�� �� _�� �yCEDAR FENCE �_� �''
�GROUNDCOVER PLRMTING - �ro�'. _
U SHRUB PLANTING Ped CONIFEROUS TR EE PLANTING aAa8 OE AOP TT STAB _
�v L1.5
Page 15
64
Tree Mitigation Plan:
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C�TREE MMGATION PLAN
..........
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Arborist Report: hgps:lleplanreview.meridiancioy.orgIProjectDoxIActiveXViewer.aFpx?FileID=1026739
Page 16
F 65
D. Common Open Space& Site Amenities Exhibit
f
LANDSCAPE LEGEND CITY OF MERIDIAN OPEN SPACE REQUIREMENTS 1
COMMON OPEN SPACE
QUALIFIED OPEN SPACE TOTAI REQUIRED
AREAPACE(15H_
REQUIRED OPEN SPADE(15%)9109E 95 S.F_
PROVIDED OPEN SPACE.96,188 S.F.-16.16%
QUALIFIED OPEN SPACE E
~ ACTIVE OR PASSIVE OPEN SPACES 1
OPEN GRASSYAREA OF AT LEAST 5,QX0 S F_OPEN GRASSY AREAS FOR 56 JM S F E
LINEAR OPEN SPACE.(2)LINEAR PATHWAYS WITH AT LEAST 2P38'IN WIDTH I
` N.MERIDIAN ROAD BUFFER_(24 W%FAR LV2=8,T S F
SITE AMENITIES
1POINTOFSITEAMENITIE3F0REVE12Y5AGRESOFSTE i
REQUIRED POINTS'
_ PROVIDED POINTS_9 9
(2)PIGIQEBPLLGOURTS'6 POINTS(4 PTS EACH)
L-__ 2/ ✓,` 1 r`1`-' / -L' -_ (2)PETWASTESTATIONS'1 POINTP5FTS EACH)
IF
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OVERALL OPEN SPACE EXHIBIT '
PEBBLEBROOK SUBDIVISION #
N MERIDIAN ROAD,MERIDIAN,ID 83W gd �
Page 17
■
E. Conceptual Building Elevations
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Page 18
F 67
e�
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eroEs ANv Borrcn-r au
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■IR4Y i0 FRry,{i uWi.4M0 rrr.•e[e oeTAIL Af irtCCl d,e ePeCD. FRG`+r uWi P�VAT COIlO! ` Dom.3-CAR GP2� ---
r AT del uIIPAP to EJJtRr P.np Tp>b CPR eeLlCreO!MDO ••!! r
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Note: Masonry accents shall be provided on all front elevations.
Page 19
68
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
I. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption,and the developer. A final plat
application shall not be submitted until the annexation is finalized.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the date of City Council approval of the Findings of Fact,
Conclusions of Law and Decision&Order for the Annexation request. The DA shall,at minimum,
incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary, landscape
plan,qualified open space exhibit and conceptual building elevations included in Section VIII
and the provisions contained herein.
b. Provide a 10-foot wide detached sidewalk within the required street buffer along N. Meridian
Rd. as proposed.
c. All homes within the development shall include a mix of materials, including masonry accents,
as proposed by the Applicant.
d. The rear and/or sides of homes facing N. Meridian Rd. shall incorporate articulation through
changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-
outs),bays,banding,porches,balconies,material types,or other integrated architectural
elements to break up monotonous wall planes and roof lines that are visible from the subject
public streets.Single-story homes are exempt from this requirement.
2. The final plat submitted with the final plat application shall include the following revisions:
a. Include a note stating direct lot access via N.Meridian Rd. is prohibited.
b. Revise the configuration of Lots 7-9,Block 2(abutting Lot 10,Block 49 in Paramount#21) and
Lots 10-12,Block 2 (abutting two lots in Bordeaux Estates)to reflect a maximum 2:1 ratio.
3. The landscape plan submitted with the final plat application shall include the following revisions:
a. Depict lawn or other vegetative groundcover on the east side of the sidewalk along N. Meridian
Rd. as set forth in UDC 11-3B-7C.5,which states, "If the unimproved street right-of-way is ten
(10)feet or greater from the edge of pavement to edge of sidewalk or property line, the
developer is required to maintain a ten foot compacted shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover."
b. Depict fencing abutting all pathways and common open space lots to distinguish common from
private areas in accord with UDC 11-3A-7A.7a.
4. All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC H-
3A-6B.3.
5. With the final plat application, include a detail for the dog waste stations and sports courts that
comply with the standards for such in UDC 11-3G-4C.Dog waste stations are required to be
installed in the ground fixtures with waste disposal bags and trash receptacles; and sports courts
are required to have markings and include benches for seating.
Page 20
69
6. A minimum of 2.25-acres of qualified open space shall be provided within the development in
accord with the open space exhibit included in Section VIII.D.
7. Prior to the City Engineer's signature on the final plat, all existing structures shall be removed from
the property.
8. Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two(2)years of the approval of the preliminary plat.
Upon written request and filing by the applicant prior to the termination of the period,the director
may authorize a single extension of time to obtain the city engineer's signature on the final plat not
to exceed two (2)years.Additional time extensions up to two(2)years as determined and approved
by the City Council may be granted.With all extensions,the director or City Council may require
the preliminary plat,combined preliminary and final plat or short plat to comply with the current
provisions of this title.
9. Staff s failure to cite all relevant UDC requirements does not relieve the Applicant from compliance.
B. PUBLIC WORKS
https://weblink.meridiancity.or lWebLink/Doc View.aspx?id=341430&dbid=0&repo=Meridian City
C. FIRE DEPARTMENT
https://weblink.meridianciN.orglWebLinkIDocView.aspx?id=341460&dbid=0&repo=MeridianCity
D. PARK'S DEPARTMENT
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=344176&dbid=0&re2o=MeridianCity
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=343172&dbid=0&repo=MeridianCity
F. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=341600&dbid=0&repo=MeridianCitX
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=341434&dbid=0&repo=Meridian City
Page 21
70
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the Applicant's request to annex the subject property with R-8 zoning and develop single-
family detached dwellings on the site at a gross density of 3.87 units per acre is generally consistent
with the Comprehensive Plan per the analysis in Section V.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Stafffinds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed residential uses should be compatible with adjacent single-family
residential homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
Stafffinds City services are available to be provided to this development. Comments were not
received from WASD on this application but due to the fairly small number of lots proposed, the
impact should be minimal.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city.
B. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Stafffinds the proposed plat is in conformance with the UDC and generally conforms with the
Comprehensive Plan.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Stafffinds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
Page 22
71
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds the proposed right-of-way dedication for the expansion of N.Meridian Rd. is in
conformance with the IFYWP to widen Meridian Rd. to 3-lanes from McMillan Rd. to SH-20126
(Chinden Blvd.) is in conformance with scheduled public improvements in accord with the City's
CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
ef£ 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
Page 23
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E IDIAN;---
Applicant Presentation
PEBBLEBROOK Meridian, ID 836465725 N. Meridian Rd.Meridian, ID 836465725 N. Meridian Rd.18, 2024APRILHEARING P&Z0005-2024-H-PP-AZSUBDIVISIONPEBBLEBROOK18, 2024APRILHEARING P&Z0005-2024-H-PP-AZSUBDIVI
SION
IN AGREEMENT WITH THE TERMS AND CONDITIONS OF 9. Agreed.-Conditions 7acres of qualified open space will be provided.-Condition 5. 2.25on and as revised. Benches for seating adjacent
to courts will be added.atiCondition 5. Details of pickleball court and dog waste stations provided on landscape details sheet submitted with the applicCondition 4. Irrigation ditches
will be piped.b. Fencing along all common lots is confirmed.and Landscape plans have been revised to ensure this is clear.Preplata. Lawn / vegetated cover is shown along the east side
of the 10’ wide sidewalk. Condition 3. Landscape Planb. Lot configuration has been revised to ensure maximum 2:1 lot ratio along the boundary.a. Note regarding no direct access to N.
Meridian Rd. will be included on the final plat.Condition 2. Final Plat revisionsstory homes along N. Meridian Rd. will be incorporated.-d. Modulation of facades of 2Subdivision CC&Rs.Pebblebrookinc
orporated into the c. Masonry accents and a mix of materials will be provided on all homes. Paramount Subdivision Architectural Standards are use pathway/sidewalk is shown along N. Meridian
Rd.-b. Detached 10’ wide multia. Development will be generally consistent with the provided plans.Condition 1. Development Agreement will be prepared and submitted to the City of Meridian
per the staff report.9. Agreed.-Conditions 7acres of qualified open space will be provided.-Condition 5. 2.25on and as revised. Benches for seating adjacent to courts will be added.atiCondition
5. Details of pickleball court and dog waste stations provided on landscape details sheet submitted with the applicCondition 4. Irrigation ditches will be piped.b. Fencing along all
common lots is confirmed.and Landscape plans have been revised to ensure this is clear.Preplata. Lawn / vegetated cover is shown along the east side of the 10’ wide sidewalk. Condition
3. Landscape Planb. Lot configuration has been revised to ensure maximum 2:1 lot ratio along the boundary.a. Note regarding no direct access to N. Meridian Rd. will be included on the
final plat.Condition 2. Final Plat revisionsstory homes along N. Meridian Rd. will be incorporated.-d. Modulation of facades of 2Subdivision CC&Rs.Pebblebrookincorporated into the c.
Masonry accents and a mix of materials will be provided on all homes. Paramount Subdivision Architectural Standards are use pathway/sidewalk is shown along N. Meridian Rd.-b. Detached
10’ wide multia. Development will be generally consistent with the provided plans.Condition 1. Development Agreement will be prepared and submitted to the City of Meridian per the staff
report.THE STAFF REPORT AND AGENCY COMMENTSIN AGREEMENT WITH THE TERMS AND CONDITIONS OF THE STAFF REPORT AND AGENCY COMMENTS
C E IDIAN�--
Public Presentation(s)
ypnt the city to Meridian to reduce the number of homes in the Pebblebrook
Subdivision adjacent to the Paramount community.
54 homes to too dense , it should be the same ratio as Paramount .
I
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want the city to Meridian to reduce the number of homes in the Pebblebrook Subdivision
adjacent to the Paramount community.
54 homes to too dense , it should be the same ratio as Paramount .
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I want the city to Meridian to reduce the number of homes in the Pebblebrook Subdivision
adjacent to the Paramount community.
54 homes to too dense , it should be the same ratio as Paramount . 0
First Name Last Name Mobile # email
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I want the city to Meridian to reduce the number of homes in the Pebblebrook Subdivision
adjacent to the Paramount community.
54 homes to too dense , it should be the same ratio as Paramount .
First Name Last Name Mobile # email
i
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I want the city to Meridian to reduce the number of homes in the Pebblebrook Subdivision
adjacent to the Paramount community.
54 homes to too dense , it should be the same ratio as Paramount .
First Name Last Name Mobile. # email
a,
i
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