PZ - Staff Report (Revised 12-04-18)STAFF REPORT (REVISED)
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 12/6/2018
DATE:
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0115
Warrick Subdivision
LOCATION: 2445 E. Amity Rd.
E IDIAI�T�
Annexation & zoning of 36.22 acres of land with R-4 (19.94 acres) and R-8 (16.28 acres) zoning
districts; and Preliminary Plat consisting of 130 building lots and 19 common lots on 36.22 acres of
land.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Proposed Future Land Use
Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
Details
36.22
LDR (low density residential — 3 or fewer units/acre)
Request for "step" up in density to MDR (medium density
residential — 3 to 8 units/acre) without a change to FLUM
Rural residential/agricultural
SFR (Single-family residential)
RUT in Ada County
R-4 and R-8
149 residential lots — 130 building/ 19 common
4
130 (SFR attached/detached)
3.59/5.7
5.72 (or 15.8%)/park, Ten Mile Creek with multi -use
pathway, micro -path, arterial buffer
Multi -use pathway, swimming pool, clubhouse, benches
Ten Mile Creek runs along east boundary
August 6, 2018; 3 + Applicant
Page 1
History (previous approvals) I None
B. Community Metrics
Description I Details Page
Ada Countv HiRhwav District
Staff report (yes/no) Yes
Requires ACHD No
Commission Action
Access (Arterial/Collectors/State
One (1) access proposed via E. Amity Rd., an arterial street
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Better than `B" (= acceptable)
Stub Street/Interconnectivity/Cross
Extension of E. Scrubpine St. from the west; stub streets
Access
proposed to the south and east for future extension
Existing Road Network
Public
Existing Arterial Sidewalks /
None
Buffers
Proposed Road Improvements
Dedicate additional right-of-way (ROW) to total 48' from
centerline of Amity and widen Amity to 17' from centerline
Fire Service
Distance to Fire Station
2.2 miles to Fire Station #4
Fire Response Time
4 minutes (under ideal conditions)
Resource Reliability
79% (does not meet the targeted goal of 85% or greater)
Risk Identification
2 (resources would be adequate to supply service)
Accessibility
Project meets all required road widths & turnarounds; limited
to 30 building permits until a secondary access is completed.
Special/resource needs
This project will not require an aerial device
Water Supply
1,000 gallons per minute for one hour is required
Police Service
Distance to Police Station
3.5 miles
Police Response Time
4+/- minutes
Calls for Service
412 between 11/1/2017-10/31/18 (within 1 mile of site)
% of calls for service split
% of P3 CFS — 0.5%
by priority
% of P2 CFS — 57.5%
%ofPI CFS -40.8%
% of PO CFS — 1.2%
Accessibility
No issues
Specialty/resource needs
No additional staffing, equipment or other resources needed
R Crimes
8
Crashes
0
West Ada School District
Distance (elem, ms, hs)
Capacity of Schools/# of
Hillsdale Elementary — 650 capacity (751 enrollment);
students currently enrolled
Victory Middle School — 1000 capacity (928 enrollment);
Mountain View High School — 1800 capacity (2303
enrollment)
Wastewater
Distance to Sewer Services
Sewer Shed
' Estimated Project Sewer
ERU's
WRRF Declining Balance
I Project Consistent with
Page 2
IS` I�III`je
1
Elm
III. APPLICANT INFORMATION
A. Applicant:
Schultz Development, PO Box 1115, Meridian, ID 83680
13 67V1C_
Paul Warrick, 2445 E. Amity Rd., Nampa, ID 83642
C. Representative:
Matt Schultz, Schultz Development, PO Box 1115, Meridian, ID 83680
IV. PUBLIC HEARING NOTICE DATES
& Zoning I City Council
Legal notice published in
11/16/2018
newspaper
Radius notice mailed to
properties within 300 feet
11/13/2018
Nextdoor posting
11/13/2018
Public hearing notice sign posted
on property
11/21/2018
V. STAFF ANALYSIS
A. Future Land Use Map Designation (https://meridianci �.oMIplanning/ales/CompPlan-180220-Web.pdf}
The site is designated LDR (Low Density Residential), which allows for the development of
single-family homes on large lots where urban services are provided. Uses may include single-
family homes at gross densities of 3 dwelling units or less per acre.
The Applicant requests a "step" up in density to MDR (Medium Density Residential)
without an amendment to the Future Land Use Map (FLUM). The MDR designation allows
smaller lots for residential purposes within City limits. Uses may include single-family
homes at gross densities of 3 to 8 dwelling units per acre. The gross density of the proposed
development is 3.6 units per acre.
In residential areas, the Comprehensive Plan provides for other densities to be considered
without requiring an amendment to the FLUM; however, the density can only be changed
one "step" (i.e. from low to medium, not low to high). The gross density of the proposed
development is 3.6 units per acre which is only 0.6 unit per acre more than allowed in the
LDR designation. Staff is amenable to the request as it's only a slight increase.
B. Comprehensive Plan Policies (https://meridiancitv.ONQ/planning/ ales/CompPlan-180220-Web.pd[j
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
"Provide for a wide diversity of housing types (single-family 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)
"Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle." (6.01.02C)
"Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03C)
Page 4
"Limit canal tiling and piping of ditches, creeks and drains where public safety issues are not
of concern." (5.01.01D)
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans drainages) throughout commercial, industrial and residential areas."
(5.01.01E)
"Evaluate the need for new residential development to provide permanent perimeter fencing,
and fencing to contain construction debris on site and prevent windblown debris from
entering adjacent agricultural and other properties." (3.05.02G)
"Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)." (3.06.02G)
"Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
"Require usable open space to be incorporated into new residential subdivision plats."
(3.07.02A)
"Incorporate creek corridors as an amenity in development design." (5.09.01E)
C. Annexation Area:
The proposed annexation area is contiguous to City annexed property to the west, south and north
and is within the Area of City Impact Boundary. A legal description for the annexation area is
included in Section VII.A.
D. Existing Structures/Site Improvements:
There is one (1) existing home and several accessory structures on this site that will be removed.
E. Proposed Use:
The applicant proposes to construct (24) single-family attached dwellings ranging in size from
1,350 to 1,550 square feet on the perimeter of the park and along Amity Rd.; and (106) single-
family detached dwellings ranging in size from 1,350 to 4,000 square feet.
Single-family attached dwellings are listed as a principal permitted use in the R-4 zoning district;
and single-family detached dwellings are listed as a principal permitted use in the R-4 and R-8
zoning districts per UDC Table 11-2A-2.
The proposed attached and detached homes will provide diversity in housing types as desired in
the Comprehensive Plan.
F. Dimensional Standards (UDC 11-2):
The preliminary plat and future development is required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 district; and 11-2A-6 for the R-8 district.
The proposed lots comply with the dimensional standards of the applicable district, except for the
street frontage of Lot 25, Block 4 which should be revised to reflect a minimum 30 foot frontage
unless access is to be provided via the common driveway in which case the minimum frontage
standard doesn't apply. Future structures should comply with the minimum setbacks of the
district. Lots for attached homes shall depict zero lot lines (setbacks) on the interior/shared
property line.
G. Transportation:
Per the ACHD report, Amity Rd. is planned to be widened to 5 lanes between Locust Grove Rd.
and Eagle Rd. between 2022 and 2026. The proposed development is estimated to generate 1,227
Page 5
vehicle trips per day; 129 per hour in the PM peak hour, based on the Traffic Impact Study which
will function at better than "E" which is an acceptable level of service.
A westbound center turn lane is required to be constructed on Amity Rd. at the site access
(Fonthill Way). Additional right-of-way is required to be dedicated to total 48 feet from
centerline of Amity Rd. and widen the pavement to 17 feet from centerline with a 3 -foot wide
gravel shoulder abutting the site. Zeller St., which stubs at the east boundary, is required by
ACHD to be relocated approximately 375 feet to the south between Lots 11 and 12, Block 7.
H. Access (UDC 11-3A-3):
One access is proposed via E. Amity Rd., an arterial street; a stub street (i.e. E. Scrubpine St.) at
the west boundary is proposed to be extended; and stub streets are proposed to the south and east
for future extension in accord with UDC standards. ACHD is requiring the Applicant to submit a
road trust for 1/2 the projected cost of construction of a crossing over the Ten Mile Creek to be
constructed when the adjacent property to the east develops. Local streets are proposed for
circulation within the development.
The proposed access is consistent with Comprehensive Plan action item #3.06.02D and UDC 11-
3A-3 which restricts access points on arterial streets; only one access is proposed via the arterial
street (i.e. E. Amity Rd.).
1. Common Driveways (UDC 11-6C-3
All common driveways are required to comply with the standards listed in UDC 11 -6C -3D. Two
common driveways are proposed that comply with UDC standards.
An exhibit is required to be submitted with the final plat application that depicts the
setbacks, fencing, building envelope and orientation of the lots and structures. Driveways
for abutting properties that aren't taking access from the common driveway(s) should be
depicted on the opposite side of the shared property line away from the common driveway.
Solid fencing adjacent to common driveways is prohibited unless separated by a minimum
5 -foot wide landscaped buffer.
A perpetual ingress/egress easement for the common driveway(s) is required to be filed with
the Ada County Recorder, which shall include a requirement for maintenance of a paved
surface capable of supporting fire vehicles and equipment. A copy of the easement should
be submitted to the Planning Division prior to signature on the final plat.
J. Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family dwellings based on the number of
bedrooms per unit (i.e. 2, 3 and 4 bedroom units require 4 per dwelling unit with at least 2 in an
enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad) in accord
with the standards listed in UDC Table 11-3C-6. Two- and three -car garages are proposed with
parking pads in front of the garages in accord with UDC standards.
K. Pathways (UDC 11-3A-8):
Micro -paths between building lots and pathways through the large common area are proposed
within the development; and a segment of the City's multi -use pathway system is proposed along
the east boundary of the site adjacent to the Ten Mile Creek.
A 14 -foot wide public pedestrian easement is required to be submitted to the Planning Division
for the multi -use pathway along the Ten Mile Creek; coordinate the details of the easement with
Kim Warren, Park's Department.
The proposed pathways/sidewalks provide connections to adjacent cities and developments in
accord with the Comprehensive Plan and the UDC.
Page 6
L. Sidewalks (UDC I1 -3A-17):
Detached sidewalks are proposed along E. Amity Rd. and throughout most of the development
with only a few segments of attached sidewalks, in accord with UDC standards.
M. Parkways (UDC 11-3A-17):
Eight -foot wide parkways are proposed throughout most of the development landscaped with
Class II trees; parkways are provided to accommodate the required mitigation trees and are not
otherwise required.
N. Landscaping (UDC I1 -3B):
A 25 -foot wide street buffer is required along E. Amity Rd. as set forth in UDC Table 11-2A-6,
landscaped per the standards listed in UDC 11 -3B -7C. A 50 -foot wide buffer with a 20 -foot wide
berm is proposed, landscaped in accord with UDC standards and the Comprehensive Plan.
Parkways along local streets within the development are proposed consistent with the standards
listed in UDC 11 -3B -7C.
Common open space areas are required to be landscaped in accord with the standards listed in
UDC 11 -3G -3E as proposed.
Landscaping along pathways is required in accord with the standards listed in UDC 11 -3B -12C as
proposed.
Mitigation is required for all existing healthy trees 4" caliper or greater that are removed from the
site with equal replacement of the total calipers lost on site up to an amount of 100% replacement
in accord with UDC 11-3B-1OC.5. A total of 130 caliper inches of trees are proposed to be
removed from the site that requires mitigation. Mitigation calculations are included on the
landscape plan in accord with UDC standards; mitigation trees are proposed to be provided within
parkways along local streets within the development.
O. Qualified Open Space (UDC I1 -3G):
Based on 36.22 acres of land included in the preliminary plat, a minimum of 10% (or 3.62
acres) qualified open space is required; a total of 5.46 acres (or 15%) is proposed consisting of a
2.5 acre park; common area containing pathways; half the street buffer along E. Amity Rd., an
arterial street; a 50' x 100' (+) common area; and common area with a pond, which exceeds the
minimum standards and complies with the Comprehensive Plan. Parkways with detached
sidewalks are also proposed within the development to accommodate mitigation trees which adds
to the open space beyond what is proposed and depicted on the qualified open space exhibit in
Section VII.D.
P. Qualified Site Amenities (UDC 11-3G):
Based on 36.22 acres of land included in the preliminary plat, a minimum of (2) qualified site
amenities are required to be provided. Proposed amenities consist of the following: pedestrian
pathways throughout the development and a segment of the City's multi -use pathway along the
Ten Mile Creek corridor, a community swimming pool, clubhouse, a sitting area and additional
qualified open space (20,000+ s.f.) above the minimum required from the quality of life,
recreation and pedestrian or bicycle circulation system categories. The proposed amenities
exceed the minimum required by the UDC and are consistent with the Comprehensive Plan;
however, staff recommends children's play equipment is also provided within the
development. A detail of the play equipment should be submitted with the final plat
application. A Certificate of Zoning Compliance and Design Review application is required
to be submitted for the clubhouse and swimming pool.
Page 7
Q. Waterways (UDC 11-3A-6):
The Ten Mile Creek runs along the east boundary of this site. As a natural waterway, it's required
to remain open as a natural amenity and should not be piped or otherwise covered and should be
improved and protected with development in accord with the Comprehensive Plan and UDC I I -
3A-6.
The Beasley Lateral also crosses this site and is proposed to either be relocated, meander north
and west through the site, or diverted completely to the southeast corner pond and the creek; the
Applicant is unsure at this time.
R. Fencing (UDC 11 -3A -6,11-3A-7):
Fencing is proposed within the development as depicted on the landscape plan. Six-foot tall
closed vision fencing is proposed at the rear of building lots adjacent to common areas that are
entirely visible from streets; and 6 -foot tall open vision fencing is proposed adjacent to common
areas and pathways that are not entirely visible from streets. There is existing vinyl fencing along
the west boundary of the site installed with Whitebark Subdivision; and fencing will be installed
along the southern boundary with the adjacent Southern Highlands/Sky Mesa developments.
No fencing is proposed between the multi -use pathway and the Ten Mile Creek. The UDC
(11-3A-6) states that fencing along natural waterways (i.e. the Ten Mile Creek) shall not
prevent access to the waterway; in limited circumstances and in the interest of public safety,
larger open water systems may require fencing as determined by the City Council, Director
and/or Public Works Director. Council should determine if a fence is necessary along the
creek to preserve public safety.
S. Irrigation Easements:
Irrigation easements wider than 10 feet are required to be included in a common lot that is a
minimum of 20 feet wide and outside of a fenced area, unless modified by City Council at a
public hearing with notice to surrounding property owners as set forth in UDC 11 -3A -6D; if
applicable, compliance is required.
T. Open Water Ponds (11 -3G -3B.8)
An irrigation pond is proposed on Lot 1, Block 7. All ponds with a permanent water level are
required to have recirculated water and be maintained such that it doesn't become a
mosquito breeding ground.
U. 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-1 8.
V. Floodplain
A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
W. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed. Street lighting is required to be installed
in accord with the City's adopted standards, specifications and ordinances.
See Section VIII -B Below for Public Works comments/conditions.
Page 8
Pressure irrigation will be provided by the New York Irrigation District via a new regional pump
station for 80 acres in the southeast corner of the site. The Beasley Lateral is proposed to be
routed from the north boundary at Sky Mesa to an aerated irrigation storage pond, pump station,
and overflow to the Ten Mile Creek at that location per the Applicant's narrative.
X. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations and photos were submitted for future attached and detached
homes within the development, single -story and 2 -stories in height, and the proposed clubhouse
based on existing and proposed elevations from Berkeley Building Company included in Section
VII.E. Building materials consist of a mix of materials varying from different types/styles of
siding to stucco with stone veneer accents (see Exhibit F in Section VII.)
Single-family attached dwellings are required to comply with the design standards in the
Architectural Standards Manual per UDC 11 -5B -8B; detached homes are exempt from this
requirement.
Because the rear and/or sides of 2 -story homes will be highly visible from the arterial street
(i.e. E. Amity Rd.), staff recommends articulation is incorporated 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
street. Single -story structures are exempt from this requirement.
VI. DECISION
A. Staff:
The proposed development exceeds UDC standards for qualified open space and site amenities,
proposes a desirable mix in housing types and is consistent with the Comprehensive Plan and
UDC standards. Therefore, Staff recommends approval of the proposed AZ and PP applications
with a "step" up in density as requested by the Applicant in accord with the Findings in Section
IX.
Page 9
VII. EXHIBITS
A. Legal Description & Exhibit Map for Annexation and Zoning Boundary
ANNEXATION DESCRIPTION FOR
WARRICK SUBDIVISION PARCEL
A parcel of lard located in the N 1;2 of the NE 1M of Section 32„ T.3N., RAE., B -M-, Acta
County, Idaho more particularly described as follows,
BEG INNIN at the N It4 corner cl said Section 32 frorn which the hit= corner of said
Section 32 boars South 89"43'43" East, 2656,26 feet,
thence along the North boundary line of salad Section 32 South 89'43'43" East, 722.15
feet to a print on the approximate. centerline of Ten Mile Creek;
thence along the approximate centerline of Ten Mile Creek the following 3 courses and
distances;
thence South 27°41'53" Fast, 203.18 feet.
thence 144.53 feet along the are at a curve to the left, said curve having a radius of
9DC9M feet, a central angle of 09°12'05" and a long chord which bears South 32'17,55" East,
144.38 feat;
thence South 36°53'56" East, 1,301.44 feet to a point on the North boundary line
Blackrock Subdivision No. 1 as filed in Book 96 of Plats at pages 12003 through 12008, records
of Ads CounLy, Idaho=
thence along said North boundary line North 8T4138"VVest, 1,882,41 feet to the SE
corner of Whitebark Subdivision No. 2 as filed in Book 112 of Plats at pages 16434 through
16436, records of Ada County, Idafto,
thence along the East boundary ling of said Whitebark Subdivision No- 2 and the
northerly exlensian thereof North 00'IB'36' East, 1,337.14 feet to the REAL POINT OF
BEGINNING. Containing 35.22 acres, mnre or less,
Page 10
BASIS OF BEARING
S89'43`43�E 285$.26" , .... -
1/4 5.29 _S8$''43'431 722.1_5` S89'43'43'E 1934_.11` S-29 S-28
5.32 _ E. AMITY IAC}. — — — — 5.32 5.33
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CURVE TABLE
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LENGTH CHORD DIST, CHORD ER&
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Cl 900.00
144,53 144.36 S32'17'55'E
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EXHIB17 _ DRAWING FOR
CITY OF MERIDIAN ANNE A-nON PARCEL
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ADA COL: OF
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Page 11
DESCRIPTION FOR
WARRICK SUBDIVISION
R-4 ZONE
A parcel of land Incaled in the N 1/2 of the NE 114 of Section 32. T.W. R.1E., B.M.. ME]
County, Idaho more particularly described as follows:
Cvrnrmencing at the N 114 corner of said Section 32 from which the SIE corner of said
Section 32 N.Lars South 89'43'43"° East, 2666..26 feet;
thence along the East boundary ine of WhAebark Subdivision No. 2 as filed in Book 112
of Plats at pages 1643.4 through 16436, eGords of Ada County, Idaho and the northerly
extension thereof Scutt, M''16' ` West. 778.75 feet to the REAL POINT OF BEGINNING;
thence leaving said East boundary line South 89°4172" East, 136,70 feet;
therm North 81 °35'83 East, 43.30 feet;
thence Soutar 89°41' 2" East, 266-00 feet;
thence North LUo 18'22" East, 25.171 feet;
the nca South 89°41'33" East, 489.99 feet;
thence North 56'04'55" East, 62.20 fey#;
thence North 93'06'02" East, 176,84 feat to a point on the approximate centerline of Tera
:Mile Creek;
thence aliong said approximate cantsrline South 36°53'58" East, 916.43 feet to a paint
cr the North boundary line Blackrock Subdivislon No, 9 as filed in book 96 of Plats at pages
12003 thrDugh 12008, records of Ada County. Idaho,
thence along said North boundary line North 13904118" West, 1,682. 41 feet to the SE
corner of Whitebark Subdivision No. 2;
thence along the East boundary I ne of said Whitebark Subdivision No_ 2 N-orth
00"18'38" East, 558.39 feet to the REAL_ POINT OF BEGINNING, Containing 19.94 acres or
86B,767 square feet, more or less.
Page 12
1729
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W G.0
Warrick Subdivision R-4 Zane Closure Sheet 19125r2018
Scale 1 inch= 250 feet File::
Traci 1: 19.4441 Acres, Closure: s55.323Ge OAM fL fV389A40j, Pesimel®r=4355 h,
01 s89,4122e 136.7 08 06.5356a91r5.43
02 n51.3553a 1;18 09 M9,4138w 1592.41
03 $39,41278 265 10 W0.1438e 559.39
04 n00.1822e 2x01
les s$9:4138e 489.99
06 n5E.0455e 2
07 n53 -0642e 176.54
Page 13
UESCRIPTION FOR
If'W'AuiRRICK SUBDIVISION
R-8 ZONE
A parcel of land located in the N 112 of the NE 1!4 of Section 32, T.3N., R.1E_, B. M., Ada
County, Idaho more particularly described as fellows:
BEGINNING at the N 114 corner of said Section 32 from which the NE corner of said
Section 32 Dara South 89.43`43" East, 2686.26 feet;
thence along the North boundary kine of said Section 32 South 89"43'43" East, 722:.15
feet N a paint on the approxirnate centerline of Ten Mile Creek:
thence along the approximate centerline of Ten Mile Greek the following 3 courses and
distances.-
thence
istances:thence South 27°41'53" East. 203.18 feet;
th€nce 144 53 feet along the arc of a curve to the left, said curve having a radius of
900.00 feet, a centrai angle of {l9'1.2'05' and a long chord which bears South 32°17"55'" East,
144.38 feet,
thence South 36''53'58" East. 385X1 feet,
thence Ieaving said approximate centerline South 53'06'D2" West. 176,54 feet;
thence South 5€304'59' West, 62.20 feet;
thence North BV41'38" West, 469.99 feet;
thence South 04°18'22" West, 26.01 feet;
thence North 89°41'22" iffiest, 265.00 feet;
thence South 81'35''S3" West, 43-80 feet-,
thence North 89041'22" West, 135.70 feet to a point on the East boundary line of
Whitehark Subdivision No. 2 as filed in Back 112 of Plats at pages 16434 through 16436,
records of Ada County, Idaho;
thence along said East boundary line and the northerly extension thereof North
00'18'38" East, 778.75 feet to the REAL POINT OF BEGINNING, Containing 16.28 acres,
more or less.
Page 14
A9`4T4'T
Warrick Subdivision R-8 Zone Closure Sheet JW25120118
Scale: t in&' t 160 feet File:
;�rmt 1' 1$,2783 Aeres, Clas". 02-212%0.01 ft, (144MU),. FerWeter=3433 R
01 :99.434 Be 72215 1 a e91.35OW 43"R
02:27.4153® 2513.18 11 n899_4122w 138,7
113 Li, r-910.10, doHa mUO0.1 5. dxNd=&32.17559 144 38 12 aA0.103& 778 75
04 .s3Pr.5359Q 335.01
05x5 OUO2w 17044
",156.414511,11 1
07 n99.413" 489.99
U$ OC(s.1.922W 25_01
Page 15
1
i
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Page 19
E. Conceptual Building Elevations
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Page 20
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1�/ I I -ley Y 11'/[ a `►[�I�CK� Y .Y;�K�] IDiv 0 1910%1
A. PLANNING DIVISION
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.
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 City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and conceptual building elevations included in Section VII and the
provisions contained herein.
b. The Ten Mile Creek shall remain open as a natural amenity and not be piped or otherwise
covered and shall be improved and protected with development.
c. A minimum of 5.46 acres (or 15% of the site) of qualified open space shall be provided
within the development consisting of a 2.5 acre park; common area containing pathways;
half the street buffer along E. Amity Rd., an arterial street; a 50' x 100' (+) common area;
and common area with a pond.
d. At a minimum, site amenities shall be provided within the development consisting of
pedestrian pathways throughout the subdivision and a segment of the City's multi -use
pathway along the Ten Mile Creek corridor, a community swimming pool, clubhouse,
children's play equipment, a sitting area and additional qualified open space (20,000+
s.£) above the minimum required from the quality of life, recreation and pedestrian or
bicycle circulation system categories.
2. The preliminary plat included in Section VII.B, shall be revised as follows:
a. Lot 25, Block 4 shall have a minimum 30 -foot wide street frontage unless access is to be
provided via the common driveway.
b. Relocate E. Zeller St. to the south approximately 375 feet as required by ACHD.
c. Depict zero lot lines on the interior/shared lot lines where attached units are proposed.
3. The landscape plan included in Section VII.0 shall be revised as follows:
a. Relocate E. Zeller St. to the south approximately 375 feet as required by ACHD.
4. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning
Division for the multi -use pathway along the Ten Mile Creek prior to City Engineer signature
on the final plat for the phase in which it is located; coordinate the details of the easement
with Kim Warren, Park's Department.
5. A detail of the tot lot play equipment shall be submitted with the final plat application.
Page 26
For lots accessed by common driveways, an exhibit is required to be submitted with the final
plat application that depicts the setbacks, fencing, building envelope and orientation of the
lots and structures. Driveways for abutting properties that aren't taking access from the
common driveway(s) should be depicted on the opposite side of the shared property line
away from the common driveway. Solid fencing adjacent to common driveways is prohibited
unless separated by a minimum 5 -foot wide landscaped buffer.
7. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for
all common driveways, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment. A copy of the easement should be
submitted to the Planning Division prior to signature on the final plat.
8. An irrigation pond is proposed on Lot 1, Block 7. All ponds with a permanent water level are
required to have recirculated water and be maintained such that it doesn't become a mosquito
breeding ground in accord with UDC 11 -3G -3B.8.
9. All single-family attached dwellings are required to comply with the design standards in the
Architectural Standards Manual per UDC 11 -5B -8B; an application for Design Review is
required to be submitted and approved for all single-family attached dwellings prior to
application for building permits.
10. The rear and/or sides of 2 -story homes on Lots 2-8, Block 1 and Lots 2-3, Block 2 that are
visible from the arterial street (i.e. E. Amity Rd.) are required to 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 public street. Single -story structures are exempt from this requirement
11. A Certificate of Zoning Compliance and Design Review application is required to be
submitted to the Planning Division and approved prior to application for building permits for
the clubhouse and swimming pool.
B. PUBLIC WORKS DEPARTMENT
1 Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.oMIpublic_works.aspx?id=272
1.2 As proposed, the water distribution network can supply 1,500 gpm flow at build -out.
Each phase will need to be modeled individually at the time of platting.
1.3 Prior to any development occurring in the Overlay District, a floodplain permit
application, including hydraulic and hydrologic analysis is required to be completed and
submitted to the City and approved by the Floodplain Administrator per MCC 10-6.
2 General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
Page 27
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian's standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single -point connection to the culinary water system shall be required. If a
single -point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be subject
to evaluation and possible reassignment of street addressing to be in compliance with
MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with
Idaho Code 42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on
the final plat as set forth in UDC 11 -5C -3B.
Page 28
2.12 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set
a minimum of 3 -feet above the highest established peak groundwater elevation. This is
to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
http://weblink.meridiancio2.oLg wweblink8/0/doc/157339IPa e1.aWx
Page 29
D. POLICE DEPARTMENT
http: //weblink. meridian ciU. org/weblink8/0/doc/158583/Pagel. aspx
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http: //weblink. meridiancity. org/weblink8/0/doc/158321/Pagel.aspx
F. BOISE PROJECT BOARD OF CONTROL
http://weblink.meridiancity.org/weblink8/0/docl]57941IPa eg l.aspx
G. CENTRAL DISTRICT HEALTH DEPARTMENT
http: //weblink. meridiancity. org/weblink8/0/doc/157492/Pagel. aspx
H. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http: //weblink. meridiancity. org/weblink8/0/doc/157866/Pagel. aspx
I. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http: //weblink. meridianci ty. org/weblink8/0/doc/157711 /Pagel. aspx
J. WEST ADA SCHOOL DISTRICT (WASD)
http: //weblin k. meridiancity. org/weblink8/0/doc/157975/Pagel. aspx
K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http: //weblin k. meridiancity. org/weblink8/0/doc/158582/Pagel. aspx
Page 30
&MW101110 y
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;
The Applicant is proposing to annex the subject 36.22 acres of land with R-4 and R-8 zoning
districts and to develop 130 new single-family residential homes. Staff finds that the
proposed map amendment complies with the provisions of the Comprehensive Plan if a
"step" up in density is approved by the City Council as requested by the Applicant. (see
section VII above for more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-4 and R-8 zoning districts is consistent
with the purpose statement for the residential districts as detailed in Section VIII above.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
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
Staff finds that the proposed zoning amendment will not result in the adverse impact upon the
delivery of services by any political subdivision providing public services within the City.
5. The annexation (as applicable) is in the best interest of city.
Staff finds that the annexation of the site is in the best interest of the City.
B. Preliminary Plat (UDC 11-6B-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)
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
Page 31
Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
city's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
5. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission's or Council's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-
1170, 8-30-2005, eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
Page 32