HomeMy WebLinkAboutApplication Materials
Charlene Way
From:clerk@meridiancity.org
Sent:Monday, December 14, 2020 11:14 AM
To:Charlene Way
Subject:Development Application Transmittals - Aviator Subdivision H-2020-0111
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Development Application Transmittal
Link to Project Application: Aviator Subdivision CPAM, RZ, MDA H-2020-0111
Hearing Date: January 21, 2021
Assigned Planner: Joseph Dodson
To view the City of Meridian Public Records Repository, Click Here
The above “Link to Project Application” will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information
please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our
public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number
of the project. If responding by email, please send comments to cityclerk@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533.
Thank you,
1
City Clerk’s Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
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2
Hearing Date: January 21, 2020
Planner: Joseph Dodson
File No.: H-2020-0111
Project Name: Aviator Subdivision
Request:
• Comprehensive Plan Map Amendment to return the subject site back to the future land
use designation of Medium-High Density Residential (MHDR) for the purpose of
developing the site with residential instead of a school site as previously approved;
• Rezone a total of 9.8 acres of land from the M-E zoning district to the R-15 zoning
district to align with the proposed map amendment; and
• Modification to the existing development agreement(Inst. #2018-079763) for the
purpose of removing the subject property from the boundaries and terms of the previous
agreement and enter into a new one, consistent with the proposed residential concept
plan,by the Land Group, Inc.
Location: The site is located near the northeast corner of N. Black Cat Rd. and W. Franklin
Rd., directly north of Compass Public Charter School, in the SW 1/4 of the SW '/4 of
Section 10, Township 3N., Range 1 W.
Planning Division
E IDIN�=" HEARING APPLICATION
Type of Review Requested
Hearing File number: H-2020-01 11
Assigned Planner: Joseph Dodson
Related Files:
Applicant Information
Applicant name: KRISTEN MCNEILL, THE LAND GROUP, INC. Phone:
Applicant address: 462 E SHORE DR SUITE 100, EAGLE, ID 83616 Email: kmcneill@thelandgroupinc.com
Ownername: LARRY KINE, IAG SADIE CREEK, LLC Phone: Fax:
800 W MAIN STREET, SUITE 1460, BOISE, ID
O brady@lasherenterprises.com
Owner address: 83702 Email:
Agent name(e.g.architect,engineer,developer,representative): KRISTEN MCNEILL
Firm name: THE LAND GROUP, INC. Phone: Fax:
Address: 462 E SHORE DR SUITE 100 Email: kmcneill@thelandgroupinc.com
Contact name: Phone: Fax:
Contact address: Email:
Subject Property Information
Location/street address:
Assessor's parcel number(s): S1210325951
Township,range,section: 3N 1 W 10
Project Description
Project/Application Name: Aviator Subdivision - CPAM, MDA, RZ
Comprehensive Plan Map Amendment to return property back to residential future land use (MHDR); DA
Description of work: Mod to remove property from existing DA and enter into a new one tied to updated residential concept plan;
and a Rezone from M-E to R-15.
33 E Broadway Avenue,Suite 102 * Meridian,Idaho 83642
Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org
1
Application Information
APPLICATION TYPES
Is this application exempt from fees?: No
Comprehensive Plan Map Amendment-CPAM: CHECKED
Is this City Initiated?: No
Development Agreement Modification-MDA: CHECKED
Rezone-RZ: CHECKED
ADDRESS VERIFICATION
Address Verification Permit Number: LDAV-2020-0647
TYPE OF USE PROPOSED
Residential: CHECKED
PROPERTY INFORMATION
General Location: generally located east of N. Black Cat Road and
north of W. Franklin Rd and directly north of
Compass Charter School
Current Land Use: vacant
Total Acreage: +/- 9.8 acres
Prior Approvals(File Numbers): H-2018-0048; DA 2018-079763
Traffic Study Required per ACHD: No
ZONING DISTRICT(S)
M-E: CHECKED
FLUM DESIGNATION(S)
Mixed Employment: CHECKED
Acreage-Mixed Employment: +/- 9.8 acres
PROJECT INFORMATION
Irrigation District: Nampa Meridian
What was the date of your pre-application meeting?: 08/20/2020
What was the date of your neighborhood meeting?: 10/13/2020
In Reclaimed Water Buffer: No
PROPERTY POSTING
I agree to comply with the Commitment of Property Posting regulations per UDC II- CHECKED
5A-6D:
AZ/RZ ONLY
R-15: CHECKED
Acreage-R-15: +/- 9.8 acres
PROPOSED FLUM DESIGNATION(S)
Medium-High Density Residential: CHECKED
Acreage-Medium-High Density Res: +/- 9.8 acres
TIME EXTENSION INFORMATION
Number of months extension: i 24
33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642
Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org
3
APPLICATION DISCLAIMER
I have read and accept the above terms: CHECKED
Your signature: Kristen McNeill
MISC
Is new record: No
33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642
Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org
5
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L.W.... GROUP
December 10, 2020
City of Meridian
Planning Division
33 E. Broadway Ave, Suite 102
Meridian, Idaho 83642
RE: Aviator Development Meridian, Idaho
Comprehensive Plan Amendment, Rezone and Development Agreement Modification
Application I PN 120035
Dear Staff, Planning and Zoning Commission, and City Council Members:
We are pleased to submit applications for the Comprehensive Plan Amendment, Rezone and
Development Agreement Modification associated with the Aviator Development.The Aviator
Development is generally located east of N. Black Cat Road and north of W. Franklin Rd, and north of
and adjacent to COMPASS Charter School along W. Aviator Street.The current application is limited to
restoring the pre-2018 Comprehensive Plan (FLUM) land use designation and to rezone as R-15.A
conceptual land use site plan has been developed and is included in this application for reference.
However,the conceptual land use site plan will need to remain flexible as the alignment and schedule
for the eastward extension of W.Aviator Street continues to be determined with surrounding
landowners and ACHD. At this time, development plans for the parcel have not been finalized. Once
finalized, a pre-plat application will be submitted separately.
As discussed with city staff during our pre-application conferences,the included applications request a
comprehensive plan amendment to Medium-High Density Residential and rezone to R-15.
The intent is to develop the parcel with a residential use to build on the vision of the Ten Mile
Interchange Specific Area Plan.The plan, formalized in 2007, identified this parcel as Medium-High
Residential to support the vision of the area plan.This vision clearly communicates a desire to develop a
unique district that "will not empty out at 5pm".This change of land use designation and zoning
supports this vision by providing residential housing in the heart of the plan area.Additionally,the vision
for the plan area desires to provide neighborhoods that will, "include a variety of housing styles,
densities and prices" that will offer, "easy access to recreation". By restoring the Medium-High Density
Residential use with an R-15 zoning we will be able to partner with the City to support the vision of the
specific plan to provide a highly desirable neighborhood in the heart of the plan area which is able to
access the multitude of community amenities planned in the nearby lifestyle center.
The Development Agreement Modification proposes to remove the property from the existing
development agreement and create a new development agreement with a concept plan for the
property.
HISTORY:
In 2018,this parcel was part of a development plan in conjunction with COMPASS Charter School.
COMPASS petitioned the City of Meridian to annex the parcel from Ada County, change the
462 East Share Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
Page 2 of 8
Comprehensive Plan Future Land Use Map and Zoning Designation to support their charter school
project.At that time, it was rezoned from RUT to WE and the Comp Plan FLUM was changed from
Medium-High Density residential to Mixed Employment (ME).A development agreement was executed
at that time when the parcel was part of a development plan in conjunction with COMPASS Charter
School.The school's concept plan and development has since changed, and the parcel is under new
ownership. Now that the parcel is no longer planned for COMPASS Charter School use, it is appropriate
to return the parcel to its original designation as medium-high density residential.
COMPREHENSIVE PLAN AMENDMENT:
To support the Ten Mile Interchange Specific Area Plan, the applicant is requesting a Comprehensive
Plan Map Amendment for parcel S1210325951 (9.8 acres)to change the map from WE back to
Medium-High Density Residential. No amendment to the Comprehensive Plan text is proposed.
In keeping with the Ten Mile Interchange Specific Area Plan,this parcel as medium high density
residential will be within % mile walking distance of areas designated as mixed employment, low density
employment, and commercial.Additionally,the parcel is directly adjacent to the COMPASS Charter
School providing education for grades K-12. Developing this project as Medium-High residential
supports the Comprehensive Plan and the Ten Mile Area Plan by adding a variety of housing types to an
area with a variety of uses within walking distance.This will support community connectivity by creating
an area where people can live,work, and raise a family. Residential development will answer critical
housing needs of current and future growth.As future development is completed eastward along W
Aviator St, additional pathways will create safe and efficient neighborhood connections to additional
amenities.This request will restore the land use designation envisioned in the Ten Mile Interchange
Specific Area Plan.
Subject Properly
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LE GROUP
Page 3 of 8
REZONE APPLICATION:
To support the Ten Mile Interchange Specific Area Plan, the applicant proposes the rezone of
approximately 9.8 acres (includes parcel S121032S951)from M-E to R-15.This land use and zoning will
allow for the development of the envisioned neighborhood environment.This land use and zoning will
promote the desired density identified in the Area Plan supporting the desired benefits of increased
transportation options while maintaining the suburban appeal of trees and human-scale buildings.
As defined in the Area Plan, Medium-High Density Residential are recommended primarily for multi-
family housing types such as row houses and should include a mix of housing types with an overall
target of 12 units per gross acre while falling in the range of 8 to 15 units per acre.The R-15 zoning
provides a much-needed balancing to the higher density developments that exist and/or are in the
development phases near Ten Mile Road.This request will restore the zoning designation envisioned in
the Ten Mile Interchange Specific Area Plan.
For reference, the existing land uses and zones surrounding the property are:
Direction Zoning Description
East RUT(Ada County) Residential/Ag
South R-15; M-E; M1; C2 (City of Education
Meridian) & RUT; R1 (Ada County)
West R-15 (City of Meridian) Future approved residential (Hensley
Subdivision)
North RUT(Ada County) Residential/Ag divided by train tracks
DEVELOPMENT AGREEMENT MODIFICATION:
A development agreement exists (#2018-079763) which governs development of the property. This
development agreement was executed on August 16, 2018 (and recorded on August 22, 2018)when the
parcel was part of a development plan in conjunction with COMPASS Charter School.Their concept plan
and development has since changed, and the parcel is under new ownership.
The proposed development consists of one parcel. Platting may occur in the future but is not requested
at this time.
This application proposes to remove the parcel from the existing development agreement and include a
new conceptual site plan and conceptual building elevations in a new development agreement. Prior to
submitting for building permit, Administrative Design Review, and Certificate of Zoning Compliance
approval is required.
The new Development Agreement would be entered with the current property owner:
IAG Sadie Creek LLC
3327 N Eagle Rd. Ste 110-148
Meridian, ID 83646
'A:= THE
LAND 462 East Shore Drive, suite 100, Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
�� GROUP
Page 4 of 8
PRE-APPLICATION MEETING AND NEIGHBORHOOD MEETING:
Pre-application meetings were held with the City of Meridian Planning and Development staff on March
26,July 23 and August 20, 2020.
A neighborhood meeting was held on October 13, 2020 from 6:00-6:30pm at the property.There were
approximately 5 people in attendance.Those in attendance voiced support of the requested land use
designation and zoning. There was no opposition from any of the neighbors who attended.
The meeting invitations were mailed to neighbors within a 500 ft radius of the subject parcel. In
addition, a website was hosted to provide information to the public and an opportunity to share
comments about the application (https://www.thelandgroupinc.com/aviator-subdivision). To date, no
comments have been submitted
ACCESS:
Access to this property currently exists from the west along the existing W. Aviator Street. W.Aviator
Street is currently stubbed with a temporary cul-de-sac at the south west corner of the parcel. We
understand that COMPASS Charter School is current seeking approval to extend the roadway further
east. It is anticipated that this collector will extend to the east edge of the Aviator Development parcel
and at some time in the future cross the Purdam Drain and eventually connecting with Franklin Road
(see Ten Mile Plan Transportation System Map below for reference). While the exact alignment of W.
Aviator Street has not been finalized, this anticipated extension to the east will allow for connectivity to
future development further east and compliance with the Ten Mile Plan, Fire Code, and ACHD
requirements.The Aviator Development concept land use plan anticipates two connections from the
development to W. Aviator Street.
----
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Ten Mile Plan Transportation System Map
THE
LAND 462 East Shore Drive, suite 100, Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
sir GROUP
Page 5 of 8
NEIGHBORHOOD DESIGN:
While this application does not formally include a pre-plat,the applicant has evaluated appropriate
options to create a neighborhood that supports the Ten Mile Interchange Specific Area Plan.This
applicant anticipates submitting a pre-plat application in the future.
The Area Plan envisions residential lots that feature walkable neighborhoods porches and a community
feel. We have created a solution that is predominately alley loaded with all units having front porches.
The majority of these homes are alley loaded and face onto open space. We have a large centrally
located open space to support community recreation and social gathering and provide two public street
connections to the Aviator Collector.The large central open space is also consistent with the Area Plan
Land Use Framework and provides a possible multi-use pathway corridor to connect to the City
pathways system.
Subject Property
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Ten Mile Plan Land Use Framework
Specific Neighborhood design features to note:
• The Purdam Drain is proposed to be partially piped to provide for a more efficient street& lot
layout and improved pedestrian circulation.
• The interior of the community has 25'wide alley loaded lots with duplex homes (54 lots).The
majority of the alley loaded lots face the large common area.
• The edges of the community have 30'wide street loaded lots with duplex homes (41 Lots).The
homes that face the street have a garage set back behind the front porch. See example below.
• Lots will have attached homes with moderate setbacks.
• We anticipate all homes will be two story
THE
LAND 462 East Shore Drive, suite 100, Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
GROUP
Page 6 of 8
• With the use of 80' and 90' depth lots we are able to implement not only varied facades but a
modulation of the front and back of the structure to provide greater architectural variety and
interest
• All homes have front porches!
• Complimentary to existing and planned nearby neighborhoods.
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LAND 462 East Shore Drive, suite 100, Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
GROUP
Page 7 of 8
We are excited to be able to present a solution that has nearly 10 units per acre a large central open
space and continue the street presence and strong residential character on Aviator established in the
neighboring development to our west. Our proposed open space is visually and physically connected to
the adjacent development on the Purdam Drain alignment. We believe that the Aviator Subdivision will
have a strong contribution to the unique identity of this area and the Ten Mile Specific Plan Area in
general.
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CONCEPT SITE PLAN
Conceptual Neighborhood Land Use Plan—Subject to Change
PUBLIC UTILITY INFRASTRUCTURE:
City of Meridian Sanitary Sewer will be available from the west through the Hensley Sub and is at a
depth that will allow the Aviator project to build sewer to and through and stub to the east edge of the
project.
City of Meridian Domestic Water is available in W. Aviator Street from the west and is planned to be
continued to and through and stubbed at the east edge of the project.
THE
'' LAND 462 East Shore Drive, suite 100, Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
LE GROUP
Page 8 of 8
We appreciate the opportunity to formally present these applications to the City Planning and Zoning
Commission and City Council. As you complete your review, please do not hesitate to let me know if we
can provide any additional information to clarify the project's vision. I can be reached via email to
kristen@thelandgroupinc.com or at 208-939-4041.
Sincerely,
""9160�^
Kristen McNeill
Project Planning Coordinator
The Land Group, Inc.
Enclosures- Comprehensive Plan Amendment—Map, Rezone and Development Agreement
Modification Applications and specified supporting attachments
THE
LAND 452 East Shore Drive, suite 100. Eagle, Idaho 63616 208.939.4041 thelandgroupinc.com
�� GROUP
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TitleOne
a title & escrow co.
PROPERTY INFORMATION
Date:
10/16/2020
Prepared By:
TitleOne Customer Service
Property Address:
N Black Cat Rd Boise 83709
Parcel Number:
S1210325951
Warmest Regards,
The TitleOne Team
TitleOne Corporation
www.TitleOneCorp.com
Disclaimer
Any property information contained in this email is subject to the following:This report is based on a search of our tract indexes of the county records.
This is not a title or ownership report and no examination of the title to the property described has been made.For this reason,no liability beyond the
amount paid for this report is assumed hereunder,and the company is not responsible beyond the amount paid for any errors and omissions contained
herein.
Ada County Property Profile Information
T i t i n
a III It a escrow ca
Parcel ID:S 1210325951 Assessor' �T
Property Addr:N Black Cat Rd
Boise ID 83709 f �,
Property Type:Other
Assessor
Information
Legal Desc:PAR#5951 FOR SW4SW4 SEC 10 3N 1 W
#325950-B
Subdivision:3n 1w 10
Lot/Block:
Section:10
Acres:9.80 Acres
Irrigation Dist:NAMPA MERIDIAN IRR
Tax Code Area:03 Treasurer Information
2019 Levy Rate:0.0108 Year: Tax:
Zoning:City of Meridian-M-E Year: Tax:
Exemptions:($0.00) Year: Tax:
Land Information
Residential Acres: Commercial Acres: Other Acres:
Street: Sidewalks: Curbs and Gutters:
Water Source: Sewer: View:
Water Influence: Water Frontage: Corner:
Utilities: Topography: Recreation:
Sentry Dynamics, Inc.and its customers make no representations,warranties or conditions,express or implied,as to the accuracy or
completeness of information contained in this report.
Pon a rT I Ca AUA COUNTY RECORDER Phil McGrane 2020-083962
BOISE IDAHO Pgs=3 BONNIE OBERBILLIG 07/07/2020 03:17 PM
a rxr 8F ra sa PIONEER TITLE COMPANY OF ADA COUNTY $15.00
5680 E. Franklin Rd.,Ste.250
Tampa, ID 83687
ELECTRONICALLY RECORDED-DO NOT
REMOVE THE COUNTY STAMPED FIRST
PAGE AS IT IS NOW INCORPORATED A5
PART OF THE ORIGINAL DOCUMENT
File No. 727871 MIDI
CORPORATE WARRANTY DEED
FOR VALUE RECEIVED,
Compass Public Charter School,Inc.an Idaho nonprofit corporation
a corporation duly organized and existing under the laws of the State of Idaho, Grantor, does hereby
Grant, Bargain, Sell and Convey unto
IAG Sadie Creek, LLC, ,an Idaho Limited Liability Company
Grantee, whose address is: Sle 1' ~1 ►f1�1_4p ZD the
following described real estate,to-wit: Li
See Exhibit A attached hereto and made a Dart hereof
SUBJECT TO current years taxes, irrigation district assessment, public utility easements,
subdivision, restrictions, U.S. patent reservations, easement's of record and easements visible upon the
said premises.
TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, his
heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that it
is the owner in fee simple of said premises; that they are free from all encumbrances and that it will
warrant and defend the same from all lawful claims whatsoever.
IN WITNESS WFIEREO)", the Grantor, pursuant to a resolution of its Board of Directors has caused
its corporate name to be.hereunto subscribed by its officers this,July 2,2020.
Compass Charter School, Inc.
By: �
by:.,Na Varin,President
by: tW i l l iam Cassinel I i,V i ce-president
State of Idaho, County of Canyon
This record was acknowledged before me on -)P&Iv Norm Varin,as President of Compass
Public Charter School .
Signature of rota p blic
!TARY P JbLIC
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Commission Expires:
State of Idaho, County of Canyon
This retard was acknowledged before me on ZO&by William Cassinelli,as Vice-President of
Compass Public;Charter Sc'(
Signature ofVnop7ub1,c MEGAN KING
Commission �assle:r�t.4zs�
C7T;'Y PL'BLdC
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EXHIBIT A
A tract of Maid in the Southwest quarter of Section I0,Township 3 forth, Range 1 West,liaise-MMeridian,Ada
County, Idaho,more particularly described as follows:
Commencing at the section corner common to Sections 9, 10, 15,and I6,Township 3 North,Range I West,Boise-
Meridian,thence
North 0"05'50" West along the section line, 1,623.56 feet to a paint on the Southerly boundary line of the railroad
right-of-way; thence
South 8910942" Last along said line 495.59 feet to a steel pin,the REAL POINT OF EEGINNTI•;G,thence
South 89009'42"East along railroad right-of-way line,823.72 feet to a steel pin,thence South 010820" Last along
the si.:cteenth section line,516.25 feet to a steel pin;thence West 823.60 feet to a steel pin;thence North 0°08'20"
West,528.31 feet to the REAL POINT OF BEGINNING.
EXCEPTING THEREFROM that portion deeded to Nampa&Meridian Irrigation District in Warranty Deed
recorded June 10,2019 as Instrument No.2019-049141 described as follows:
A parcel of land within[lie Southwest quarter of Section 10,Township 3 North.,Range I West, Boise Meridian,Ada
County, Idaho,being a portion of the Grantor's Parcel granted under Warranty Deed instrument No.2018-083763,
the centerline, being more particularly described as follows:
COMMENCING at the Comer of Sections 9, 10, 15& 16 in the intersection of W.Franklin road and N,Black Cat
Road monumented by a found aluminum cap as shown on Comer Record Instrument.No.20 1 8-0 1 606 8,from which
the Quarter Comer common to Sections 9 and 10 monu3nented by a found brass cap as show on Comer Record
Instrument No. 103185212 bears North 00°38'57"East,2653.05 feet;Thence along the line common to said
Sections 9 and 10,North 00°38'57"East, 1087.83 feet;Thence South 89'15'44"East,48.00 feet to the intersection
of the easterly right-of-way ofN. Blackcat Road and the northerly right-of-way of W.Aviator Street;Thence along
said northerly right-of-way,South 89'1544" East, 1137.97 feet to sea: 112"rebar with plastic cap marked 7LSI PLS
12464",the POINT OF BEGINNING;
'lVnce North 00°44'16" East,46.00 feet to set V2"rebar with plastic cap narked"l;LS1 PLS 1246411;
Thence South 89°]5144"East,32.00 feet to set 112"rebar with plastic cap marked"FLSI PLS 12464";
Thence South 00'44'16" West,46.00 feet to set 112" rebar with plastic cap marked"FLSI PLS 12464';
Thence North 89'15'44"West,32.00 feet to the POINT OF BEGINNING.
`� LEGAL DESCRIPTION
0 A` THE Page 1 OF 1
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LAN D
GROUP
November 10, 2020
Project No.: 120035
R/Z EXHIBIT
CITY OF MERIDIAN
REZONE FROM M-E TO R-15 DESCRIPTION
An area of land situate in Southwest Quarter of Section 10,Township 3 North, Range 1 West, Boise
Meridian,Ada County, Idaho, being more particularly described as follows:
COMMENCING at the West Quarter Corner of said Section 10(from which the Southwest Corner of said
Section 10 bears South 00°38'57" West, 2653.05 feet distant);Thence on the west section line of said
Section 10, South 00°38'57" West, 1565.22 feet;Thence leaving said west section line, South 89°15'44"
East, 25.00 feet to a point common with the easterly right of way line of North Black Cat Road and the
northerly right of way line of West Aviator Street;Thence on said northerly right of way line, South
89°15'44" East,470.45 feet to the POINT OF BEGINNING:
Thence leaving said northerly right of way line, North 00' 36'41" East, 626.77 feet to a point on
the centerline of the 200 foot right of way of the Union Pacific Railroad;
Thence on said centerline right of way line, South 88° 25' 50" East, 824.18 feet;
Thence leaving said centerline right of way line,South 00°36'41" West, 614.80 feet;
Thence North 89° 15' 44" West, 101.63 feet;
Thence North 00°44' 16" East,46.00 feet;
Thence North 89° 15'44" West, 32.00 feet;
Thence South 00°44' 16" West,46.00 feet;
Thence North 89' 15'44" West,484.59 feet to a point common with the northerly and easterly
right of way line of West Aviator Street;
Thence on said easterly right of way line, South 00' 36'41" West, 27.50 feet to the centerline of
said West Aviator Street;
Thence on said centerline of West Aviator Street, North 89' 15'44" West, 205.91 feet;
Thence leaving said centerline, North 00'44' 16" East, 27.50 feet to the POINT OF BEGINNING.
The above described area of land contains 11.84 acres, more or less.
PREPARED BY: p�L LA2V
The Land Group, Inc. w� a �GENSE �✓�,
Michael Femenia, PLS
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Horizontal Scale:1" = 200' Project No.:120035 of 1
Date of Issuance:November 10,2020
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AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO
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COUNTY OF ADA )
14 D5�t' f (tee) (address)
. (city) (state)
being first duly sworn upon,oath,depose and say:
1. That I am the record owner of the property described on the attached, and I grant my
permission to.-
LffND G, 54�cle.E DIL. SrE /Gr)
(name) (address) 61f(,) - r TO 8-3�16
to submit the accompanying application(s)pertaining to that property.
2. 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. 1 hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
tk
Bated this �'� day of Off' ` 20 7,G
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
G E NS1211 , -
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G� ¢s,o' Y op {Na Public for Idaho)
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Residing at:_Mt '(J[ C4 V-t
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33 E.Broadway Avenue,Suite 102 ■ Meridian,Idaho 83642
Phone: (208)887-2211 • Facsimile: (208)887-1297 ■ Website:www.meridiancity.org
Scanned with CamScanner
THE
LAND
- GROUP
Project Summary:
PROJECT LOCATION: LOCATED IN THE XXXX
TOTAL PROJECT AREA: 9.85-AC ±
EXISTING ZONING: R-15, (CITY OF MERIDIAN)
a
PROPOSED ZONING: R-15
U.P.R.R. RIGHT-OF-WAY
TOTAL LOTS: XX(INCLUDING X COMMON LOTS,X COMMON DRIVEWAY
LOTS,X NON-BUILDABLE LOTS)
RR XING
STOP TOTAL UNITS: 94 SINGLE FAMILY LOTS
FLOODPLAIN: THE PROPERTY DOES NOT LIE WITHIN AN ESTABLISHED
FLOOD HAZARD AREA.
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RESIDENTIAL GROSS DENSITY: 9.54 (SINGLE FAMILY LOTS/TOTAL ACRES)
NET DENSITY: xxx(SINGLE FAMILY LOTS/DEVELOPED ACRES)
—' • - �� OPEN SPACE: ±97,937 S.F./2.24 AC/22.74%
Open Space Calculation includes 5'path and 5'landscape along drain easement and includes 20'
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I MAN MEW1 \COMMON AREA DRAINAGE
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—I e� AV�9�'�°�.—�. - W.Tr,PEKA _N, /�A' MINIMUM PROPERTY SIZE/ 2,000-SF
R R/W R/W R/W R/W Common Drive DWELLING UNIT(IN SQUARE FEET)
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MINIMUM STREET FRONTAGE
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'•= THE
NEIGHBORHOOD MEETING ATTENDANCE RECORD 40 LAND
Project: Aviator Subdivision W GROUP
Meeting Date, Time & Location: October 13, 2020, 6:00 PM, Aviator St at project location
Print Name Address Email/Phone
462 E Share Dr, Ste 100 matt theland rou inc.com
Matthew Adam. Eagle, ID 83616 208.939.4041
We,
41y;70 c.v F,cwrtac��ti �fl «� -SrS'- 7�r�a c�
Kristen McNeill 462 E Shore Dr, Ste 100 kmcneill@thelandgroupinc.com
Eagle, ID 83616 208.939.4041
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name:Aviator Subdivision Date: 3/26/2020
Applicant(s)/Contact(s): Brady Lasher, Ryan Minert, Larry Kline, Scott Dykstra, and Matt K.
City Staff:Joe, Bill, Joe B., Brian, Scott, Kyle.
Location: S1210325951 —Directly north of existinq COMPASS Charter school off of N. Black Cat Rd and W. Franklin Road
Size of Property: 9.8 ac.
Comprehensive Plan FLUM Designation: Mixed Employment(M-E)
Existing Use:Vacant Existing Zoning: M-E
Proposed Use: Residential Proposed Zoning: R-15
Surrounding Uses: Railroad property to the north; RUT to the east; COMPASS Charter to the south;future residential to the west
(Hensley Sub.)
Street Buffer(s)and/or Land Use Buffer(s): 20' landscape buffer to collector(Aviator St.). Maintain buffer to Railroad property(100').
Open Space/Amenities/Pathways: Minimum 10% qualified open space and 1 amenity. Make drain some type of amenity to increase
usable open space(pathway?). Staff recommends a multi-use pathway along drain to count as an amenity and add to open
space.
Access/Stub Streets:Access is proposed via W.Aviator St. (existing collector).Aviator Street will be extended to Eastern property
boundary with temporary turnaround at end. It will be built as half of a 36-foot wide collector street section (30-feet of
pavement) with vertical curb, putter,and 5-foot wide detached (or 7-foot wide)attached concrete sidewalk abutting the site
with 3-foot wide gravel shoulder and barrow ditch on the south side of the roadway.
Waterways/Flood plain/Topography/Hazards: Purdham Gulch runs through property—no known flood hazards.
History: Annexation/Comp Plan Amendment/Zoning—H-2018-0048; DA Inst.#2018-079763.
Additional Meeting Notes: Per ACHD, connections to W.Aviator need to be at least 330 ft. apart for public streets; 245 ft.for private
streets.We would not want more than 2 connections to Aviator(you show 3).
A Comprehensive Plan Map Amendment will be required to change map from M-E back to Medium Density Residential.
These only occur with the city once or twice a year; potential of next opportunity to submit for comp plan amendment is June/July.
-Secondary fire access will be required or maximum of 30 homes will be allowed. Secondary access must be somewhere else
other than to the West on W.Aviator St. IF all homes are sprinklered, 30 home maximum is dismissed.
Detached single-family homes with garages fronting on public streets is not a design supported in the Ten Mile Interchange
Specific Area Plan. Please review the standards within that plan before next pre-app meeting. Developments with more centralized
open space that has good pedestrian access(walkable neighborhoods), porches, and a community feel are preferred.
New Development Agreement will be required; COMPASS will be doing a DA Mod to remove this parcel from their DA so you
will not have to do a DA mod yourself.
Engineering will need to model water flow;concern regarding lack of redundant supply.
Sewer manhole cannot go into landscape areas without access road built through it as well—could extend roadway from
future Hensley Sub. If this is something that is wanted.
A redesign of this project is highly recommended—after addressing all concerns from the meeting,schedule a second
pre-app meeting with the City.
Note:A Traffic Impact Study(TIS)will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays&expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s)at the City. Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS,conditions,impact fees and process.
Other Agencies/Departments to Contact:
❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist.(NMID) ❑ Public Works Department
❑ Idaho Transportation Dept.(ITD) ❑ Settler's Irrigation District ❑ Building Department
❑ Republic Services ❑ Police Department ❑ Parks Department,Kim Warren
❑ Central District Health Department ® Fire Department—Work with Fire Dept.on access ❑ Other:
Application(s)Required:
❑ Administrative Design Review ❑ Conditional Use Permit ® Preliminary Plat
❑ Alternative Compliance ❑ Conditional Use Permit Modification/Transfer ❑ Private Street
❑ Annexation ❑ Development Agreement Modification ® Rezone
❑ City Council Review ❑ Final Plat ❑ Short Plat
® Comprehensive Plan Amendment—Map ❑ Final Plat Modification ❑ Time Extension—Council
❑ Comprehensive Plan Amendment—Text ❑ Planned Unit Development ❑ UDC Text Amendment
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
❑ Vacation ❑ Variance ❑ Other
Notes: 1)Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-5C prior to submittal of an application requiring a public
hearing(except for a vacation or short plat);and 2)All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-5D.3(except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan.Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four(4)months.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name: Aviator Subdivision (2nd Pre-App) Date: 07/23/2020
Staff: Joe Dodson, Brian McClure, Joe B.,Tom Walsh,
Applicant(s)/Contact(s): Matt Adams (The Land Group), Ryan Minert(Owner— Investment Analytics Group, LLC), Larry Kline, Brady
Lasher
Location: North of COMPASS Charter School (Parcel#S1210325951) Size of Property: 9.8 ac.
Comprehensive Plan FLUM Designation: Mixed Employment
Existing Use:Vacant Existing Zoning: M-E
Proposed Use:Attached Residential (requires Comp Plan Map Amendment) Proposed Zoning: R-15
Surrounding Uses: Residential/Ag to the east and south;approved residential to the west(Hensley Station); Education Institution to
the south (COMPASS Charter).
Street Buffer(s)and/or Land Use Buffer(s): 20-foot landscape buffer required along W.Aviator Street(collector road). Maintain buffer to
railroad property(100').
Open Space/Amenities/Pathways: Min. 10% qualified open space and one(1)site amenity is required per UDC 11-3G-3. If Purdam
Gulch Drain is incorporated into the site as an amenity and improved with proper landscaping and access, it could count towards the
qualified open space. Staff recommends a multi-use pathway along drain to count as an amenity and add to open space.
Access/Stub Streets: Access is proposed via extension of W.Aviator Street. Extending W.Aviator to eastern property boundary is
required. Staff believes carrying this street over the drain in the southeast corner of the site in a northeast direction would be
beneficial for this project and future connectivity to the east.Aviator must be extended to eastern property boundary as
required by code and ACHD. Ensure ACHD has signed off on how this road is terminated at the eastern boundary(i.e.
hammerhead,temporary turnaround,etc.)
Waterways/Flood plain/Topography/Hazards: Purdam Gulch Drain bisects the property(area of minimal flood hazard). Staff
recommends that this drain remain open and is incorporated into the design as proposed.
History: H-2018-0048 (AZ, CPAM), DA Inst#2018-079763. Property was changed on the comprehensive map to accommodate
COMPASS Charter School. Their concept plan and development has since changed and this parcel is no longer a part of it.
Previous pre-application meeting on March 26, 2020.
Additional Meeting Notes: From first pre-app meeting, connections to W.Aviator need to be at least 330 ft. apart for public streets;
245 ft.for private streets, per ACHD. Staff would not support more than 2 connections to Aviator.Alleys cannot access directly to
Collector Streets; ensure ACHD can support your road and circulation layout.
A Comprehensive Plan Map Amendment will be required to change map from M-E back to Medium Density Residential. It is
imperative that your narrative dives into why this makes sense at this location. Recommend speaking to elected officials prior to
submitting application to gauge their support and/or issues with project.A new Development Agreement will be required with this
application submittal. Staff can better support this revised layout and proposed housing type than previous rendition.
However, Staff still finds that proposed layout looks like a ton of asphalt. Recommend fronting patio homes towards central
open space and not street, other than those fronting on Aviator;those homes should front on Aviator. Off-street parking requirements
must be maintained (UDC Table 11-3C-6)and on-street parking cannot be substituted for this.
The future land use designation requested will drive your required density and layout—i.e. Medium-High (8-15 du/ac)versus
Medium Residential (3-8 du/ac). Staff recommends exploring how you will meet requested density.Your requested zoning dictates your
dimensional standards but NOT your density.
Compliance with Ten Mile Interchange Specific Area Plan(TMISAP) is key to staff support for project. Review these
site design and architectural standards thoroughly before submitting applications. Look at cutsheets in Ten Mile Plan including
circulation plan showing Aviator St. layout.
FIRE—Secondary fire access is still a concern. Secondary access must be somewhere else other than to the West on W.
Aviator St. IF all homes are sprinklered, 30 home maximum is dismissed. Staff recommends sprinklering all homes; if units are three-
plexes or more, sprinklers are required anyways.
Land Development—See attached notes below.
Public Works—Water should be looped through development to ensure good water quality. Sewer must be supplied to this
development through the future Hensley Station from the west. Speak to Tyson Glock(tglock meridiancity.org) regarding any other
sewer or sewer depth questions.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Note:A Traffic Impact Study(TIS)will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays&expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s)at the City. Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions,impact fees and process.
Other Agencies/Departments to Contact:
® Ada County Highway Dist. (ACHD)— ® Nampa Meridian Irrigation Dist.(NMID)- ❑ Public Works Department
road layout and access. Continue working with Greg Curtis regarding ❑ Building Department
❑ Idaho Transportation Dept.(ITD) crossing Drain. ❑ Parks Department,Kim Warren
❑ Republic Services ❑ Settler's Irrigation District ❑ Other:
❑ Central District Health Department ❑ Police Department
® Fire Department-2 access point issue(unless
s rinklered
Application(s)Required:
❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ® Rezone
❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat
❑ Annexation ❑ Final Plat ❑ Time Extension—Council
❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment
® Comprehensive Plan Amendment—Map ❑ Planned Unit Development ❑ Vacation
❑ Comprehensive Plan Amendment—Text ® Preliminary Plat ❑ Variance
❑ Conditional Use Permit ❑ Private Street ❑ Other
Notes: 1)Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-5C prior to submittal of an application requiring a public
hearing(except for a vacation or short plat);and 2)All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-5D.3(except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan.Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four(4)months.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Project/Subdivision Name: Aviator Subdivision (311 Pre-App) Date: 8/20/2020
Staff: Joe Dodson, Bill Parsons, Joe B., Paige Bankhead (ACHD)
Applicant(s)/Contact(s): Matt Adams (The Land Group), Ryan Minert(Owner—Investment Analytics Group, LLC), Larry Kline, Brady
Lasher
Location: North of COMPASS Charter School (Parcel#S1210325951) Size of Property: 9.8 ac.
Comprehensive Plan FLUM Designation: Mixed Employment
Existing Use:Vacant Existing Zoning: M-E
Proposed Use:Attached Residential (requires Comp Plan Map Amendment) Proposed Zoning: R-15
Surrounding Uses: Residential/Ag to the east and south;approved residential to the west(Hensley Station); Education Institution to
the south (COMPASS Charter).
Street Buffer(s)and/or Land Use Buffer(s): 20-foot landscape buffer required along W.Aviator Street(collector road). Maintain buffer to
railroad property(100').
Open Space/Amenities/Pathways: Min. 10% qualified open space and one(1)site amenity is required per UDC 11-3G-3. If Purdam
Gulch Drain is incorporated into the site as an amenity and improved with proper landscaping and access, it could count towards the
qualified open space. Staff recommends a multi-use pathway along drain to count as an amenity and add to open space.
Access/Stub Streets: Access is proposed via extension of W.Aviator Street. Extending W.Aviator to eastern property boundary is
required. Staff will recommend a realignment of W.Aviator to ensure future connectivity.This will require carrying this street
over the drain in the southeast corner of the site in a northeast direction and likely"half-plus-twelve" of the roadway to be
built along the southern property boundary within this site.Aviator must be extended to eastern property boundary as
required by code and ACHD. Ensure ACHD has signed off on how Aviator is realigned and how it is terminated at the eastern
boundary(i.e. hammerhead,temporary turnaround, etc.).A reclassification of the street type to a local street should be
explored by the Applicant,ACHD,and City Staff.Working with COMPASS and/or the firm working on the CZC is recommended.
Waterways/Floodplain/Topography/Hazards: Purdam Gulch Drain bisects the property(area of minimal flood hazard).Staff highly
recommends working with NMID to see what easement width will be required,the kind of landscaping and any amenities that may be
allowed within the easement or on its fringe.
History: H-2018-0048 (AZ, CPAM), DA Inst#2018-079763. Property was changed on the comprehensive map to accommodate
COMPASS Charter School. Their concept plan and development has since changed and this parcel is no longer a part of it.
Previous pre-application meeting on July 23rd and March 261", 2020.
Additional Meeting Notes: From previous pre-app meeting: connections to W.Aviator need to be at least 330 ft. apart for public
streets; 245 ft.for private streets, per ACHD. Staff would not support more than 2 connections to Aviator.Alleys cannot access directly
to Collector Streets; ensure ACHD can support your road and circulation layout.
A Comprehensive Plan Map Amendment will be required to change map from M-E back to Medium Density Residential. It is
imperative that your narrative dives into why this makes sense at this location. Recommend speaking to elected officials prior to
submitting application to gauge their support and/or issues with project.A new Development Agreement will be required with this
application submittal. Staff can better support this revised layout and proposed housing type than previous rendition.
However, Staff finds that proposed layout may look like a ton of asphalt if design of driveways is not paid attention to. Off-
street parking requirements must be maintained (UDC Table 11-3C-6)and on-street parking cannot be substituted for this. Providing a
parking plan and providing a rendering of the street frontages is highly encouraged. Staff recommends providing street trees
and detached sidewalks if at all possible—this is in line with the Ten Mile Plan.
The future land use designation requested will drive your required density and layout—i.e. Medium-High (8-15 du/ac)versus
Medium Residential (3-8 du/ac). Staff recommends exploring how you will meet requested density.Your requested zoning dictates your
dimensional standards but NOT your density.
Compliance with Ten Mile Interchange Specific Area Plan (TMISAP) is key to staff support for project. Review these
site design and architectural standards thoroughly before submitting applications. Look at cutsheets in Ten Mile Plan including
circulation plan showing Aviator St. layout.
FIRE—Secondary fire access is still a concern. Secondary access must be somewhere else other than to the West on W.
Aviator St. IF all homes are sprinklered, 30 home maximum is dismissed. Staff recommends sprinklering all homes; if units are three-
plexes or more, sprinklers are required anyways.
Land Development—See attached notes from previous meeting.
Public Works—Water should be looped through development to ensure good water quality.Water main should be within
public ROW and not any landscape buffers. Sewer must be supplied to this development through the future Hensley Station from the
west. Speak to Tyson Glock(tglock meridiancity.org) regarding any other sewer or sewer depth questions.
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
Note:A Traffic Impact Study(TIS)will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays&expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s)at the City. Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions,impact fees and process.
Other Agencies/Departments to Contact:
® Ada County Highway Dist. (ACHD)— ® Nampa Meridian Irrigation Dist.(NMID)- ❑ Public Works Department
road layout and access. Continue working with Greg Curtis regarding the ❑ Building Department
❑ Idaho Transportation Dept.(ITD) Purdam Gulch Drain. ❑ Parks Department,Kim Warren
❑ Republic Services ❑ Settler's Irrigation District ❑ Other:
❑ Central District Health Department ❑ Police Department
® Fire Department-2 access point issue(unless
sprinklered)
Application(s)Required:
❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ® Rezone
❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat
❑ Annexation ❑ Final Plat ❑ Time Extension—Council
❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment
® Comprehensive Plan Amendment—Map ❑ Planned Unit Development ❑ Vacation
❑ Comprehensive Plan Amendment—Text ® Preliminary Plat ❑ Variance
❑ Conditional Use Permit ❑ Private Street ❑ Other
Notes: 1)Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-5C prior to submittal of an application requiring a public
hearing(except for a vacation or short plat);and 2)All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-5D.3(except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan.Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four(4)months.