HomeMy WebLinkAboutWoodcrest Townhomes CPAM RZ H-2021-0015 PP H-2021-0082 FFCL.docx V11 E IDIAN -
APPROVED CITY OF MERIDIAN
oar 03/02/22 NGS OF FACT, CONCLUSIONS OF LAW E NDIAN�
FILE KNIBER:H-zuzvoosz AND DECISION & ORDER
A+
In the Matter of the Request for Comprehensive Plan Future Land Use Map (CPAM) to Change
the Future Land Use Designation on 2.10-Acres of Land from Commercial to Medium High -
Density Residential; and Rezone (RZ) of 2.10-Acres of Land from the L-O (Limited Office) to the
R-15 (Medium High -Density Residential) Zoning District. Preliminary Plat (PP) Consisting of 19
Building Lots and 4 Common Lots (Including One Lot for a Private Street) on 1.97-Acres of Land
in the R-15 Zoning District for Woodcrest Townhomes Subdivision, by Blaine A. Womer Civil
Engineering.
Case No(s). H-2021-0015; H-2021-0082
For the City Council Hearing Date of. January 4, 2022 (Findings on January 18, 2022)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 4, 2022, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of January 4, 2022, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January 4, 2022,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of January 4, 2022, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17, 2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR WOODCREST TOWNHOMES - CPAM, RZ H-2021-0015; PP H-2021-0082
-1-
1 E IDS IAN,4-
APPROVED ommunity Development Department, the Public Works Department and any affected party
DATE: 03/02/22 questing notice.
FILE NUMBER:H-2021 o sz
hat this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of January 4, 2022, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a comprehensive plan map amendment, rezone and preliminary plat
is hereby approved per the conditions of approval in the Staff Report for the hearing date of
January 4, 2022, attached as Exhibit A. A development agreement is required as a provision of
the rezone.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC I I -
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected parry of the development
agreement. Decision on the development agreement modification is made by the city council in
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR WOODCREST TOWNHOMES - CPAM, RZ H-2021-0015; PP H-2021-0082
-2-
(E IDI� I.�1\
APPROVED
DATL 03/02/22
RERUM Hsozv W2
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of January 4, 2022
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR WOODCREST TOWNHOMES - CPAM, RZ H-2021-0015; PP H-2021-0082
-3-
(E IDI� I.�1\
APPROVED
DATL 03/02/22
RE NLUM. -D21v 2
of the City Council at its regular meeting held on the
CTNCIL PRESIDENT TREG BERNT
COUNCIL VICE PRESIDENT BRAD HOAGLUN
COUNCIL MEMBER JESSICA PERREAULT
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LIZ STRADER
MAYOR ROBERT SIMISON
(TIE BREAKER)
Mayor Robert Simison
Attest:
Chris Johnson
City Clerk
day of ,
VOTED
VOTED
VOTED
VOTED
VOTED
VOTED
VOTED
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By:
City Clerk's Office
Dated:
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FOR WOODCREST TOWNHOMES - CPAM, RZ H-2021-0015; PP H-2021-0082
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j 1 E IDIAN EXHIBIT A
APPROVED DATE: 03/02/22 REPORT E IDIAN�-
EIEE flDMBER H-2021-0082
NITY DEVELOPMENT DEPARTMENT A H O
HEARING January 4, 2022
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: Woodcrest Townhomes
H-2021-0015 (CPAM & RZ)
H-2021-0082 (PP, PS)
LOCATION: 1789 N. Hickory Way, in the SE'/4 of
Section 5, Township 3N., Range IE.
The Commission heard the CPAM & RZ requests on June 3.d and July I" and recommended approval of these
applications to City Council. At the City Council hearing on Sept. 7`h, City Council directed the Applicant to
submit a preliminary plat (PP) application to be heard concurrently with the CPAM & RZ requests. The
Applicant submitted a PP application as directed & Staff updated the staff report to include analysis on the PP
application (see underlined text). The Commission heard the PP application on December 2, 2021 and
recommended approval to City Council. A private street application was submitted for approval of an internal
private street for access to the proposed lots.
L PROJECT DESCRIPTION
Amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use
designation on 2.10-acres of land from Commercial to Medium High -Density Residential; and Rezone (RZ)
of 2.10-acres of land from the L-O (Limited Office) to the R-15 (Medium High -Density Residential) zoning
district. Preliminary Plat (PP) consisting of 19 building lots and 4 common lots (including one lot for a
private street) on 1.97 acres of land in the nronosed R-15 zoning district. A private street (PS) is nronosed for
internal access to the proposed lots.
Page 1
1 E IDS IAN,_
APPROVED MARY OF REPORT
DATL 03ro2/22 roject Summary
FILE NUMBER: H-zozvoosz 1.
Acreage
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)
Details
1.97-acres
Commercial
Vacant/undeveloped land
Residential and office
Limited Office (L-O)
R-15 (Medium High -Density Residential)
19 building/4 common
NA
19 units (single-family attached & townhouse dwellings)
9.64 units/acre (gross)/13.5 units/acre (net)
NA
Amenities 10' wide multi -use pathway along Meridian Rd./SH-69
Physical Features (waterways, None
hazards, flood plain, hillside)
Neighborhood meeting date; # of 1/28/21; 10 attendees
attendees:
History (previous approvals) Annexed & subdivided in 1992 as Angel Park Sub. (Lot 1,
Block 1) with L-O zoning; re -subdivided in 2001 (Mallane
Commercial Complex PP-00-021); FP-03-001 (Lot 4, Block
1); H-2017-0165 (RZ & CUP — denied)
B. Community Metrics
Description I Details Page
Ada Countv HiLyhwav District
• Staff report (yes/no) Yes
• Requires ACHD No
Commission Action
• Existing Conditions Hickory Way is improved with 2-travel lanes, curb, gutter &
5' attached sidewalk. No additional improvements or right-of-
way dedication is required with this application.
• CIP/IFYWP NA
Access (Arterial/Collectors/State Access is proposed via the existing driveway via Hickory
H /Local)(Existin and Proposed) Way.
Proposed Road Improvements None
Fire Service See Section IX.0
Police Service No comment.
West Ada School District
Distance (elem, ins, hs)
Page 2
C1(EIDI� IN
APPROVED
DATL 03/02/22
FILE NUMBER: —ozv W2
of Schools
Approved prelim
Approved MF
Enrolled
plat parcels Der
units per
Miles
ntS Enrolled
for 21-22
Ca aci
attendance area
attendance area
toy.. oo moon
River Valley Elementary
445
700
571
764
1.6
Lewis & Clark Middle School
866
1000
978
1319
2.4
Centennial High School
1981
1900
549
1234
4.8
School of Choice Options
Pioneer Elementary (Arts)
713
775
N/A
N/A
4.4
Spalding Elementary(Stem)
697
750
N/A
N/A
4.1
Wastewater
• Distance to Sewer Services
• Sewer Shed
• Estimated Project Sewer
ERU's
• WRRF Declining Balance'
• Project Consistent with WW
Master Plan/Facili Plan
• Impacts/Concerns
Water
• Distance to Services
• Pressure Zone
• Estimated Project Water
ERU's
• Water Quality Concerns
• Project Consistent with
Water Master Plan
• Impacts/Concerns
Directly Adjacent
Five Mile Trunkshed
See application
14.14 FJ
Yes
• Do not have services crossing private lots
• Flow is committed.
• Existing sewer not shown correctly. Missing existing manhole and shown as
extends further into the property then existing sewer actually goes.
• There is an existing 8" stub from existing manhole that looks like it will not be
used. If this is the case the existing stub must be abandoned at the manhole per
City Requirements.
• Ensure that infiltration trenches are located so that sewer services do no pass
through them.
Directly adjacent
3
See application
None
Yes
• Do not have services crossing private lots
Page 3
Future Land Use Map
Aerial Map
!d:
Zoning Map Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
Andrew Newell, Blaine A. Womer Civil Engineering — 4355 W. Emerald St., Ste. 145, Boise, ID 83706
B. Owner:
Don Newell, Landmark Pacific Development, LLC — PO Box 1939, Eagle, ID 83616
Page 4
IDS IAN,<-
APPROVED
DATE: 03/02/22
FILE NUMBER: H-2021 0W
ve:
as Applicant
L
Newspaper notification
published in newspaper
Radius notification mailed to
property owners within 300 feet
Public hearing notice sign posted
on site
Nextdoor posting
Planning & Zoning City Council
Posting Date Posting Date
5/14/2021 & 11/16/2021
5/12/2021 & 11/10/2021
6/10/2021 & 11/19/2021
5/11/2021 & 11/12/2021
V. COMPREHENSIVE PLAN ANALYSIS
7/23/2021 & 12/19/2021
7/20/2021 & 12/15/2021
7/15/21 & 8/23/21 & 12/15/21
7/20/2021 & 12/16/2021
LAND USE: This property is designated as Commercial on the Future Land Use Map (FLUM) contained in
the Comprehensive Plan. This designation provides for a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail, restaurants, personal and professional services, and
office uses, as well as appropriate public and quasi -public uses.
The Applicant proposes an amendment to the FLUM to change the existing Commercial designation to
Medium High -Density Residential (MHDR). The MHDR designation allows for a mix of dwelling types
including townhouses, condominiums, and apartments. Residential gross densities should range from 8 to 12
dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and
are typically located around or near mixed use commercial or employment areas to provide convenient
access to services and jobs for residents. Developments need to incorporate high quality architectural design
and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity
with adjacent uses and area pathways, attractive landscaping and a project identity.
The Applicant proposes to develop the site with a total of 19 single-family attached and townhome dwellings
at a gross density of 10.8 units per acre consistent with the land uses and density desired in MHDR
designated areas; a -ad an fflee buildin .
This site abuts a larger residential neighborhood to the north and is located in close proximity to mixed use
designated land and employment uses to the east and southeast, including vacant land yet to be developed,
The Village at Meridian, Scentsy and other uses along the Eagle Road corridor, which will provide
convenient access to services and jobs for residents. The development should incorporate high quality
architectural and site design to ensure quality of place and incorporate connectivity with adjacent uses
and pathways and include attractive landscaping and a project identity as desired in MHDR
designated areas.
Transportation: The Master Street Map (MSM) does not depict any collector streets across this property.
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property (staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents." (2.01.02D)
Page 5
1 E IDIAN -
APPROVED
DATE: 03/02/22
FILE HtUBER: H-MIW
The proposed single-family attached dwellings and 3- and 4-unit townhomes will contribute to the
variety of residential housing types in this area and within the City as desired. Single-family detached
and attached homes exist to the north and northeast in Dove Meadows subdivision, zoned R-8.
"Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services." (3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area; provide for
diverse housing types throughout the City." (2.01.01 G)
The proposed single-family attached and townhouse dwellings will contribute to the diversity in
housing types in this area, which currently consist of single family attached and detached homes.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices." (3.07.01A)
The proposed residential uses will provide a transition in uses between existing single-family homes
to the north and commercial/office uses to the south.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential development and site design should be compatible with existing abutting
single-family residential homes to the north.
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development." (2.02.02C)
The proposed residential infill development shouldn't negatively impact abutting development as
existing uses are also residential in nature and the medium high -density residential uses will assist
in providing a transition to the commercial/office uses to the south.
• "Maintain a range of residential land use designations that allow diverse lot sizes, housing types, and
densities." (2.01.01C)
The proposed MHDR FL UM designation for this property will contribute to the range of residential
land use designations in this area of the City which mainly consists of medium density residential
(MDR).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision; services are required to be provided to and though this development in accord with
current City plans.
• "Require appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc.)." (3.07.01C)
A street buffer already exists along N. Hickory Way, a collector street, along the northern boundary
of the site.
Page 6
1 E IDIAN —
APPROVED
DATE: 03/02/22
FILE NUMBEk H-2 I2 W2
"Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks, water and sewer utilities." (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided
with development of the future subdivision.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe." (2.02.02)
Development of the subject infill parcel will maximize public services.
VI. STAFF ANALYSIS
A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM)
As discussed above, the Applicant requests an amendment to the FLUM to change the future land use
designation on 2.10-acres of land from Commercial to MHDR for the development of 19 single-family
attached and townhome dwellings at a gross density of 10.8 units per acre. An exhibit map showing the
existing and proposed FLUM designations is included in Section VIILA.
Approval of the proposed amendment to MHDR will contribute to the range of residential land use
designations and diversity in housing types and densities in this area as desired. Additionally, it will
provide for a transition in land uses between existing medium density residential uses to the north and
commercial/office uses to the south and east. The change to a residential designation and subsequent
proposed development will provide for fewer vehicle trips per day than would result from commercial
development. For these reasons, Staff is in support of the request for a map amendment to MHDR.
B. REZONE (RZ)
The Applicant proposes to rezone 2.10-acre of land from the L-O (Limited Office) to the R-15 (Medium
High -Density Residential) zoning district consistent with the proposed FLUM designation of MHDR. A
legal description and exhibit map for the rezone area is included in Section VIII.B.
This vacant/undeveloped property is an enclave surrounded by property developed with single-family
residential uses to the north and commercial/office uses to the south and east; only the property to the
west is yet to develop. Developent of the subject property will provide more efficient provision of City
services.
A conceptual site plan and building elevations were submitted showing how the property is planned to
develop with (19) single-family attached and townhouse dwelling units consisting of (1) single-family
attached structure, (3) 3-unit townhouses, and (2) 4-unit townhouses and a 2,500 square feet rr o
building.
The property is pla*ned-proposed to be subdivided thr-ough a ftt .o appheati . The existing subdivision
plat (i.e. Mallane Subdivision) requires all lots in the subdivision to obtain conditional use permit
approval prior to construction commencing on the lots; this requirement will be removed with re -
subdivision of the property. The existing plat also depicts a 10' PUDI easement and 25' wide landscape
easement along the west and north boundaries and a sanitary sewer, water main and public utilities
easement along the east boundary of the site. The landscape buffer easement will be removed since a
landscape buffer isn't required between residential uses and the PUDI easements will be replaced with
new easements with the future plat.
Single-family attached and townhouse dwellings are listed as a principal permitted use in the R-15
zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards
listed in UDC Table 11-2A-7 for the R-15 zoning district.
Page 7
IDS IAN,<-
APPROVED he conceptual development plan depicts access to the site via across -access easement from an existing
aATL 03/02/22 riveway from N. Hickory Way, a collector street; no stub streets exist to this property. Direct access via
FNENUMBEtH-MI-0W Hickory Way is prohibited. A private street is planned to provide access to the proposed development
Ind for addressing purposes; an application for such should be submitted prior to the City Council
meeting with the preliminary plat application and compliance with the standards listed in UDC 11-3F-4
is required. Staff recommends the Applicant work with the property owner to the east to extend the
private street to Hickory Way in order to better facilitate emergency access to the site for
wayfinding purposes and to comply with UDC 11-3F-4A.2, which requires the private street to
connect to a local or collector street.
An attached sidewalk is proposed along one side of the private street for pedestrian access.
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6.
A minimum of 2 spaces are required per dwelling unit for 1- and 2-bedroom units, with at least one of
those in an enclosed garage, the other space may be enclosed or a minimum 10' x 20' parking pad. For
3- and 4-bedroom units, a minimum of 4 spaces are required per dwelling unit with at least 2 in an
enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad. Garages are
proposed for each unit with parking pads in front of the garages. F Twenty (20) extra spaces for
guests are proposed in the common areas near- the ^a� . On -street parking is not allowed due to the
width of the private street.
___ ___ __..__ __.._...___„_..._ »___ \_._. ,.___ ..-__--�. �....,_» ___ _,- __ _._. ___ .,___ .. ___--, __________»___ -- \-/ _r---.,
are required. A total of (9) spaees are proposed, exeeeding the minim -um standafds. Most of the par -kin
spaees for- the offiee ener-eaeh within the required 20 feet wide buMr- to residential uses, whieh is no
allowed. An office is no longer proposed.
Because the site is below 5-acres in size, qualified open space and site amenities are not required by the
UDC per UDC 11-3G-2. A total of 0-.9 0.40-acre of open space is proposed as shown on the concept
plan, which includes the street buffer along Hickory Way and parking.
A 20-foot wide landscaped street buffer and attached sidewalk exists on this site along N. Hickory Way
that was installed with the subdivision improvements that is proposed (and required) to remain.
Conceptual building elevations were submitted for the single-family attached and 3-unit and 4-unit
townhouse structures as shown in Section VIILD. Building elevations consist of a mix of materials
including horizontal wood siding, vertical board and batten siding, wood shake siding and cement plaster
with stone veneer accents and architectural asphalt roofing. Coneeptual building elevations we fe also
Final design of all structures is required to comply with the design standards in the
Architectural Standards Manual. Detailed review of the elevations for compliance with these standards
will take place with the Geffif Bate of Z,,ning C ri ..ka e and Design Review application prior to
application for building permits.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho
Code section 67-6511A. To ensure the site develops as proposed with this application, Staff
recommends a DA is required with the provisions discussed above and included in Section IX.A.
Staff Recommendation: Because this is an infillpiroperty and has an ular ^ nfiguration
development of this site is diffieult. The pF-oposed eoneept plan with an offlee at the southeast
eoF-neF- with paF-king that ener-oaehes within the F-equir-ed land use buff-eF- does not eomply-Mth
UDC stand ,.as as noted above and ; nstrieted. The Comprehensive Plan states development in
NUIDR designated areas should incorporate high quality architectural and site design to ensure
Page 8
1 E IDS IAN,-
APPROVED uality of place and incorporate connectivity with adjacent uses and pathways and include
oaTL 03/02/22 ittractive landscaping and a project identity. To achieve this goal and alleviate some of the
FILENUMBER•H-2021 o sz .. �.. �..� .... ....... .�.. ......�..�..�,. » ... Jr. -- .,..., ... .... ..— ...., ...... ...........5 ..,
einoii.,p-d— ftrolmll the plan and the plans were updated to include additional open space with quality
landscaping and some additional parking as directed by the City Council.is with
a pathways along the south an east sides of the development and a gazebo with a seating area as
an amenity which can be shared between the residential and commercial development. Staff
recommends a pathway is also provided from the sidewalk along the private street through the
common area to the parking area at the southeast corner of the site. PFior- to the City Council
h...,. iHgf A the ppliea t should F e the e pla
n o-dingly
C. PRELIMINARY PLAT (PP):
The proposed PP consists of 19 building lots and 4 common lots (including one lot for a private street)
on 1.97 acres of land in the proposed R-15 zoning district. Proposed lots range in size from 3,789 to
2,000 square feet (s.£) with an average lot size of 2,701 s.£ The proposed ,gross density of the
subdivision is 9.64 units per acre. The subdivision is proposed to develop in one phase.
Existing Structures/Site Improvements: There are no existing structures on this site. The western
portion of the drive -aisle along the eastern boundary on the site lies on this property.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional standards
listed in UDC Table 11-2A-15 for the R-15 zoning district. The proposed plat appears to comply with the
dimensional standards of the district.
Access: Access is proposed from an existing driveway from N. Hickory Way, a collector street. A
private street is proposed for internal access to the proposed lots.n should
be submitted -prior to the Cit., r,,,,nc h,,.,ring Compliance with the standards listed in UDC 11-3P--4
is required.
Landscaping (UDC 11-3B): A street buffer exists along N. Hickory Way, a collector street, that
complies with the standards listed in UDC 11-3B-7C.
Landscapingis s required to be provided in internal common open space areas in accord with the
standards listed in UDC 11-3G-3E.
The stormwater drainage pond on Lot 16, Block 1 is required to be landscaped per the standards listed in
UDC 11-3B-11C.
Landscapingis s required along all pathways per the standards listed in UDC 11-3B-12C; the landcape
plan shall be revised accordingly.
Common Open Space & Site Amenities (UDC 11-3G-3): Because this site is below 5-acres in size,
common open space and site amenities are not required. A total of 0.40-acre of open space is proposed
as shown on the concept plan, which includes the street buffer along Hickory Way and parking.
Sidewalks (11-3A-1 7): There is an existing attached sidewalk along N. Hickory Way, a collector street.
The UDC requires 5-foot wide detached sidewalk along collector streets; however, because the existing
sidewalk is in good condition, Staff does not recommend it's reconstructed as a detached sidewalk.
Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21.
Street lightingis s required to be installed in accord with the Ci . 's adopted standards, specifications and
ordinances.
Page 9
IDS IAN,_
APPROVED res
DATL 03/02/22 be
FILE NtUBER:n-zo Ii W torl
•ri afiion System (UDC 11-3A-15): Underground pressurized irr
to each lot within the subdivision as set forth in UDC 11-3A-15.
ation water is re(
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
D. PRIVATE STREET (PS) (UDC 11-3F):
A private street application was submitted for an internal private street providing access to the proposed
units. All private streets are required to be designed and constructed to the standards listed in UDC 11-
3F-4.
Private streets are not intended for single-family develoments other than those that create a common
mew through the site design or that propose a limited gated residential development. The applicability
may be extended where the Director or Fire Marshall determes that a private street will enhance the
safety of the development. A common mew is not proposed; therefore, a gated development should
be provided unless otherwise approved through Alternative Compliance in accord with UDC 11-
3F-4B.3 as set forth in UDC 11-5B-5. Gates are required to comply with the standards listed in
UDC 11-3F-4A.4.
The Fire Dept. has approved the design of the proposed private street. "No Parking Fire Lane" signs
are required to be installed the entire length of the street in accord with ACHD standards; if a
curb exists next to the drive aisle, it shall be painted red per UDC 11-3F-4B.2d. The gated entries
to the private street should also be approved by the Fire Dept. to ensure emergency access can be
provided to the site.
The private street is required to be constructed in accord with roadway and storm drainage
standards of the transporation authority or as approved by the City based on plans submitted by a
certified engineer.
An attached sidewalk is proposed along one side of the private street.
The Director is supportive of a private street for this development for the following reasons: a named
private street will assist in wayiinding for homes in this development off the collector street (N. Hickory
Way); no local street access exists to this property; and a public street isn't desired in this location. Thus,
the Director has tentatively approved the private street application subject to completion of the tasks
listed in UDC 11-3F-3B within one (1) year.
VII. DECISION
A. Staff -
Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone with
the requirement of a Development Agreement, and preliminary_plat per the provisions in Section IX in
accord with the Findings in Section X. The Director tentatively approved the request for a private street
subject to completion of the tasks listed in UDC 11-3F-3B within one (1) year.
B. The Meridian Plannine & Zonina Commission heard these items on June 3. and Julv 1. 2021. At
the public hearingon n July lst, the Commission moved to recommend approval of the subject
CPAM and RZ requests to the City Council.
1. Summary of Commission public hearing_
a. In favor: Blaine Womer, Applicant's Representative; Louie Mallane
b. In opposition: None
C. Commenting: Dave McDonald; Shirley Moon; Randy Nelson; Ann Atarian
d. Written testimony: None
Page 10
1 E IDIAN -
APPROVED
DATE: 03/02/22
FILE NUMBER:H-MIW2
3.
4.
e. Staff presenting_ application: Sonya Allen
f. Other Staff commenting on application: Bill Parsons
Key issue(s) of public testimony_
a. Desire for a time limit to be put on the residential FLUM designation/R-15 zoning (if
development doesn't occur within a certain timeline, the land use and zoning would
revert to Commercial/L-O zoning); traffic & safety concerns on Hickory Way;.
maintenance of the existing masonry wall and landscape strip along north boundary of
sib
b. Inadequacy of parking in this area (Louie's restaurantibank patrons park on this
ro ert
C. Unsafe driving conditions due to lack of visibility of cars pulling out onto Hickory Way
from the site due to the curve of the road.
Key issue(s) of discussion by Commission:
a. In favor of the proposed development plan over previous plans for this site;
b. Concern pertaining to safety of access onto Hickory Way;
C. Preference for the 4-unit townhome proposed along the north boundary to be reduced to
a 2- or 3-unit townhouses for better transition to the existing homes to the north.
Commission change(s) to Staff recommendation:
a. None
5. Outstandin issue(s) ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on Auaust 10 and September 7. 2021. At the public
hearingogust 10t}', the Council moved to continue the eject to September 7' in order for
the Applicant to prepare a an rking analysis for the overall area. See submitted parking analysis.
At the September 7' hearing. Council continued the project to a future hearing date to be
scheduled concurrently with the future preliminary plat application.
L Summary of the City Council public hearing
a. In favor: Blaine Womer, Applicant's Representative
b. In opposition: None
a Commenting: Dave McDonald, Ryan Abbott, Louie Mallane
d- Written testimony: None
e. Staff presenting application: Sonya Allen
f Other Staff commenting on application- None
2 Key issue(s) of public testimony:
a. Request for the 4-unit townhomes to be relocated to the southern lots or reduced to
fewer units-
b- Concerns pertaining to traffic and gap rking
3. Key issue(s) of discussion by City Council:
a. Council questioned the Applicant on why residential is more appropriate than
commercial office use of the property as currently zoned - concern due to the loss of
commercially zoned land;
b. The bulk and height of structures proposed along the northern boundary of the site
adjacent to existing single-family residential homes:
e The adequacy of parking proposed for the development and concern for the ag
situation for the overall development area including the adjacent restaurant/commercial
and bank uses.
4 City Council change(s) to Commission recommendation:
a At the hearin,. own Sept. 7`h. Council directed the Applicant to make changes to the
conceptual development plan to include additional parking in one of the common areas
Page 11
L 1 E IDIAN -
APPROVED wherever it can be fit in): and expressed concern pertaining to the height and location
oar 03/02/22 of the structures proposed along the north boundary adjacent to existing residents.
FILE NUMBER:H-so li W
M 1%. ivi%.iiuiau 1 iaiiiiiur- tx, c-.uuui,g ii ii%,aiu L1113 iu.ui 11 1 — LI -V VOZ- I uu
2, 2021. At the public hearing, the Commission moved to recommend approval of the subject PP
request.
1. Summary of Commission public hearing_
a. In favor: Blaine Womer, Applicant's Representative
b. In opposition: None
C. Commenting: Dave McDonald, Jerry Evans
d. Written testimony: None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) testimony
a. Concern pertaining to parking alongthe he adjacent collector street (Hickory Wax) from
the proposed development;
b. Preference for the previous site design without parking on the periphery of the southeast
boundary
C. Concern pertaining to planting of shrubs within the utility easement (that contains
utilities) along the northwest boundary of the site and adequacy of parkin for or the
development;
d. Concern pertaining to traffic on Fairview and desire for improvements on Hickory to
increase traffic flow.
3. Key issue(s) of discussion by Commission:
a. Discussion pertaining to the narking analvsis submitted by the Applicant for this area.
4. Commission change, (s) to Staff recommendation:
a. None
5. Outstandingissue(s) ssue(s) for City Council:
a. None
D. The Meridian City Council heard these items on January 4. 2022, At the public hearing. the
Council moved to approve the subject CPAM. RZ and PP requests.
1
Summary
of the City Council public hearing_
a
In favor: Blaine Womer, Applicant's Representative
b.
In opposition: None
a
Commenting: Dave McDonald
d�
Written testimony: None
e.
Staff presenting application: Sonya Allen
f.
Other Staff commenting on application: None
2
Key
issue(s) of public testimony:
a.
Landscaping along the northwest boundary and maintenance of the utilities in the
easement along that boundary:
b:
Cross- ap rking agreement is not away with development of this 1)ropertu
3-
Key
,.going
issue(s) of discussion by City Council:
a.
Appropriateness of residential development on this site as opposed to the current office
designation:
b:
Concern pertaining to ap ct of imposed development on existing parking issues in this
area.
4.
City
Council change(s) to Commission recommendation:
a
None
— Page 12
1 E IDS IAN�-
APPROVED
DATE 03/02/22
FILE NUMBER:N-zozv W2
Land Use Map — Adopted & Proposed Land Uses
Date: 6/28/2021
O 500 1;000
Feet
Legend
`TMISAP Boundary
Low Density Residential
Medium Density Residential
Med-High Density Residential
High Density Residential
- Commercial
Office
- Industrial
_ Civic
0 Old Town
Mixed Use Neighborhood
Mixed Use Community
- Mixed Use Regional
- Mixed Use Non -Residential
® Mixed Use - Interchange
Low Density Employment
- High Density Employment
Mixed Employment
J MU -Res
L MU-Com
® Lifestyle Center
I-C
eral Industrial
Density
Residential
General Industrial
Page 13
Adopted Land Uses
MU=RG
Proposed Land Uses
MU' -
E IDI� 11
APPROVED
Da_E 03/02/22 1ezone Legal Description and Exhibit Map
%VOODCREST TOWN1101 I S SUBDIVISION
EXIIIBIT'A'
LEGAL. DESCRIPTION
A PARCEL LOCATED IN THE. SOUTHWEST 114 OF TIIE SOUTIIEAST 1-A OF SECTION 5, TOWNSHIP 3
NORFH, RANGE I EAST, BOISE MERIDIAN, ADA COON TY, IDA110. AND ALSO BEING A PORI ION OF
LOT4, BLOCK I OF MALLANE SUBDIVISION, AS SHOWN IN BOOK 37 OF PLATS ON PAGES 9881
THROUGH 9883, RECORDS OF ADA COUNTY, 1DAH0, AND MORN PARTICULARLY DESCRIBI..D AS
FOLLOWS:
COMMENCING AT THE SOUTII 1%4 CORN 1,R OF SAID SLC1'FON 5 AS SHOWN ON SAID PLAT;
TIIENC[. NORTH 00`2S Y EAST A DISTANCE of 67.14 FEET TO A 5/8 1NCH DIANILTER IRON PIN
MARKING THE SOUTHWEST CORNER OF LOT 3, BLOCK 1 OF SAID MALLANL SUBDIVISION;
THENCE CON-TINUING NORTH OV28'03" L-ASl' ALONG '1'11L' WLST'LRLY LINE OF SAID LOT 3. A
DISTANCE OF 252.95 FEFT TO A 112 INCH DIA;,4FTF.R IRON PIN MARKING TIIE SOUTHWEST CORNER
OF SAID LOT 4 AND'i HL. "CRL'E POINT OF BEGINNING;
TFIENC'E CONTINUING NORTH OV28'03" EAST ALONG THE WESTERLY BOUNDARY OF SAID LOT 4, A
DISTANCE OF 129.73 FEET TO A 5�8 INCH DIAMETER IRON PIN;
THFNCF. NORTH 43019'32" EAST ALONG THE NORTHWESTERLY BOUNDARY OF SAID LOF 4, A
DISTANCE OF 257.72 FEET TO 5/8 INCII DIAMETER IRON PIN;
I HLNCL CONTINUING NORTH 43019'32" EAST ALONG TIIE NORTHEASTERLYPROLONGATION OF
SAID NOTIIVaTSTTRI.Y BOUNDARY, A DIS'I'ANCF OF 34.48 FEhF T'O TFIL CENTER LINE OF NORTI-I
IIICK0RY WAY;
'IIII-NCF. SOU I'll 76'12'56" LASTALONG STUD CENTER 1.INF, A DISTANCE. OF 90.01 FEFTTO THE;
BEGINN1N6 OF ATAINGENI CURVE. CON CAVI: SOUTIWWES LRLY, HAVING A RA1)1US OF 400.00
FF.FT,
TI IF_.NCE SOUTI IEASTERLY,-%LONG SAID CENTER LINE AND SAID 'TANGENT CURVE, 93.24 FEL"F
TFIROUGH A CFNTRA1, ANGL:F, OF 1302 F21" TO A POINT OF INTERSECTION WITH THF, NORTHERLY
PROLONGATION OF THE LASFERLY BOUNDARY OF SAID LOT 4;
Page 14
E IDI� 11
APPROVED
DAT 03/02/22 PAGE I OF 2
BER'H-z0z1-ODez
1IiNCF SOUTH 00°26'44" WFST ALONG SAID PROLONGATION. A DISTANCE OF 33.93 FELT TO A I;`?
SCE `IU6I
CH DIAMETFR IRON PIN MARKING THE NORTIIf AS] CORNER OF STUD LOT 4;
THEN('E SOUTH 00°26'44" %VFS'I ALONG SAID EASTERLY BOUNDARY, A DISTANCE OF 210.08 FEET
IO A 5i8 INCH DIAMETER IRON PIN,
LI li_NC'F. LFAVIN(i SAID EASTERLY BOUNDARY NORTH 89'34'20" WEST, A DISTANC'F. OF 244.66 FEI:"L
TO A 5!8 INCH D1AMLT ER IRON PIN.
TIIENCF SOUTH 00028'04" WEST, A DISTANCE OF 47.00 FFFT TO A 5/8 INCH DIAMETER IRON PIN ON
THE SOUTHERLY BOUNDARY OF SAID LOT 4,
THENCE NORTIT W37'22" WFST ALONG SAID SOtT1IF:RLY BOUNDARY. A DISTANCE OF 129.20 FEET
TO THE TRUE POINT OP BEGINNING.
CONTAINS 2.10 ACRES. MORE OR LESS.
EXHIBIT 'B' ATTAC'HFD HF,RETO AND BYTHIS iIS RI-FFRLNCF N9.ADF; A PART HEREOF
"Y
7732
op'
Page 15
1E IDIAN -
APPROVED
DATE: 03/02/22
FILE NUMBER: - D21-082
'i,rgTE Of
IJN14120 Annexation Description 14121/2O21 1
1: 2.1063 Acres (91752 Sq. Feet), Closure: n00.0000e 0.00 ft. (1/281591 ), Perimeter=1270 ft.
1 n00-2803e 129.73 08 n89.3420w 244.66
2 n43.19329 257.72 09 s002804w 47
3 n43.1932e 34-48 10 n89.3722w 129.2
0 s76.1256e 90 01
5 Rt, r-400.00, delta=013.2121, arc=93.24
5 s00.2644w 33.93
7 s00.2644w 210 08
Page 16
(E IDI� I.�1\ -
APPROVED
DATE 03/02/22
RE NNABER: H-2o21-00e2
wow. whafs below.
Cal, before YOU
Development Plan - REVISED
— Page 17
LL«c' R `FS.oc
.;-.E ,T T H t'.E, ,..,_I.I:ION
SITE LAYOUT ANU UNDSIUN EAHIBIf
APPROVED lonceptual Building Elevations — REVISED
DATE 03/02/22
FKENNABEF:-ozv W2
Page 18
FAIRWAY TOWNHOMES (2 UNIT)
E IDIAN -
ll
APPROVED
DAT 03/02/22
�jj %UtjB;R: H 2021 0-
FAIRWAY TOWNHOMES (3-UNIT)
F] F-I FIE,
FAIRWAY TOWNHOMES (3-UNIT)
Page 19
(E IDI� 111
APPROVED
DATE 03/02/22
RE NUMBER H-zo lv W2
B�
ARCNffECTUPF
Page 20
FAIRWAY TOWNHOMES (4-UNIT)
(E IDI� I.�1\ -
APPROVED
DATE 03/02/22
FILE NLNKP.N D21-0W2
AND USE SUMMARY
®®®U®�
O®®®®1m
iminary Plat (dated: 9/7/21
I
WOODCREST TOWNHOMES SUBDMSION
A -EL OF LAUD L7:AJ' K 1HE ,0'TH"'T 'i' IF 1HE WUTHV� r 1/1 T SE70OW s
11HP I nUIH. �+N.SE ' FIST, 206E EAOK,
[RY 'T uplDKa. ass —IT, IGWo
sOTO,ew. za1,
VICINITY MAP
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ND'J]CiEST T"'NHONES Su0:1N5101.
COVER SFIEEf
Page 21
`(E IDI� IAN,A-
APPROVED
DATE: 03/02/22
FILE Nt MBEk H-20214IM2
Plan (dated: 11/4/2021
r--/
,LANDSCAPE PLAN
LANDSCAPE NOTES ._...r
_ e VINYL FENCE PANEL
_
• •
(5) PERENNIAL 8 GROUNDCOVER W
PLANTING
TREE PROTECTION NOTES:
2 VINV F NCE • 3' HT TRAN ITION
6 SHRUB PLANTING r
TREE MITIGATION NOTES:
TREE TRANSPLANT NOTES: n DURA EDGE STEEL _, �,
_ �EDGIN
�, :�.e......,....yW. BED CUT EDGE
Page 22
LANDSCAPELEGEND
PLANT SCHEDULE
• _
oua �3
Z
�._
O.
0
CALLOUT LEGEND
E
p -
04
El
o
D] B
z U
la
aooa
aZ
LANDSCAPE SET SHEET INDEX
THIS SHEET LI 0 LANDSCAPE PLAN C
SEE SHEET 12.0 FOR LANDSCAPE NOTES AND DETAILS.
SEE SHEET L3.0 FOR IRRIGATION NOTES 8 DETAILS
SEE SHEET L3.1 FOR IRRIGATION CONTROL DETAILS L1.0
SEE SHEET L3 2 FOR DRIP IRRIGATION DETAILS
n DECIDUOUS TREE PLANTING
8 TREE PROTECTION DETAIL
L2.0
1 E IDS IAN�-
APPROVED L/AGENCY COMMENTS & CONDITIONS
03/02/22
DATL DIVISION
FILE NUMBER: H-2021 oW
hearing,City Couneil
remove the office building and replace it with common open spaee with quality landscaping that
incorporates the following� Staff Feeommends the eoneeptual development plan is r-evised
development, pedestrian pathways along the south and east sides of the
and a gazebo with a seating aFea whieh ean be shaFed between the r-esideatial And
1. 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 conceptual development
plan preliminary_plat and building elevations included in Section VIII and the provisions
contained herein.
b. Future development shall comply with the design standards listed in the Architectural Standards
Manual. An application for Design Review shall be submitted and approved for the single-
family attached and townhouse structures prior to submittal of building permit applications.
c. Direct lot access via Hickory Way is prohibited except for the private street common lot.
d. The proposed development shall incorporate high quality architectural design and materials and
thoughtful site design to ensure quality of place and also incorporate connectivity with adjacent
uses and area pathways, attractive landscaping and a project identity consistent with the Medium
High -Density Residential Future Land Use Map designation in the Comprehensive Plan.
e. The subject property shall be subdivided prior to submittal of a reAifi .. *e of Zoning
Co p':. nee and Design Review ew building permit application(s) for the site.
f. The Applicant shall work with the property owner to the east to extend the private street to
Hickory Way if possible in order to better facilitate emergency access to the site for wayfinding
purposes. Note: The private street is required to connect to the collector street (i.e. N. Hickory
Way); the connection requires approval from ACHD. If not possible to connect, the Applicant
shall submit an application for alternative compliance to UDC 11-3F-4A.2.
2. The final plat shall include the following revisions:
a. A separate common lot shall be provided from the private street lot (i.e. Lot 15, Block 1) for the
property along the east boundary; m elude the ve#ien-aleffg4he east >.., tin
met.
b. Note #8: "Lot 15, Block 1 is prepesod as a private roadway that shall provide access to all lots in
the subdivision and shall be owned and operMed maintained by the home owner's association."
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Depict a pathway from the sidewalk along the private street on the west end of the site through
the common area to the parking area at the southeast corner of the site.
b. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B-12C.
Page 23
1 E IDS IAN,_
APPROVED
DATE: 03/02/22
FILE NUMBEk H-2 I2 W2
A private street application slime was submitted and tentativelygpproved by the Director for the
proposed private street; compliance with the standards for such listed in UDC 11-3F-4 is required.
The Applicant has one (1) year to complete the tasks listed in UDC 11-3F-3B in order to obtain final
approval of the private street. Upon completion of these tasks, the Applicant shall submit
documention to the Planning Division verifying completion and the Director will issue a letter
stating the private street has been approved. No building permit shall be issued for any structure
using a private street for access to a public street until the private street has been approved per
UDC 11-H-313.5.
5. "No Parking Fire Lane" signs are required to be installed the entire length of the private street in
accord with ACHD standards; if a curb exists next to the drive aisle, it shall be painted red per UDC
l l-3F-4B.2d.
6. Gates shall be provided at each end of the private street in accord with UDC 11-3F-5D and shall
comply with the standards listed in UDC 11-3F-4A.4 and be approved by the Fire Marshall, unless
otherwise approved through Alternative Compliance in accord with UDC 11-3F-413.3 as set forth in
I TDC 1 1-5R-5 _
7. Submit a detail of the proposed gazebo on Lot 16, Block 1 with the final plat application.
8. A Design Review application shall be submitted for all of the structures in the development and
approved prior to submittal of application(s) for building permits. The elevations submitted shall
comply with the design standards in the Architectural Standards Manual and the provisions in the
Development Agreement.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1.1 No Permanent structures (buildings, carports, trash receptacle walls, fences, infiltration trenches,
lightpoles, etc.) can be built within the utility easement.
1.2 Do not have water and/or sewer services crossing private lots.
1.3 The existing sewer is not shown correctly. Missing existing manhole and shown as extending
further into the property then existing sewer actually goes.
1.4 There is an existing 8" sewer stub from existing manhole that looks like it will not be used. If
this is the case the existing stub must be abandoned at the manhole per City Requirements.
1.5 Ensure that infiltration trenches are located so that sewer services do no pass through them.
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.
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
Page 24
1 E IDIAN —
APPROVED
DATE: 03/02/22
FILE HtUBER: H-MIW
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 I I" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. 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 addressed 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.
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.
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IDS IAy_
APPROVED
DATE: 03/02/22
FILE NUMBER H-MIY D82
16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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 887-221 L.
C. FIRE DEPARTMENT
1. Roadways: When required by the Fire Marshall, "No Parking Fire Lane" signs shall be used per
appendix D of the 2018 IFC. No other signs shall be approved:
Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28'
inside and 48' outside, per International Fire Code Section 503.2.4.
Roadways: All common driveways and alleys shall be maintained at all times for access by fire,
police and EMS at all times of the year.
D. POLICE DEPARTMENT
No comments at this time.
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`(E IDI� IAN,A-
APPROVED AMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
oar 03/02/22 tt s://weblink.meridianci .or /WebLink/Doc View. as x?id=228988&dbid=0&re o=Meridi
FILE NUMBER:H-MIW
F. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
https: //weblink. meridiancioy. orb/WebLink/DocView. aspx?id=228242&dbid=0&repo=MeridianCitE
G. WEST ADA SCHOOL DISTRICT (WASD)
https: //weblink. meridiancioy. org/WebLink/DocView. aspx?id=229685&dbid=0&repo=Meridian City
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
h yps: //weblink. meridianciU. orb/WebLink/DocView. aspx?id=228193&dbid=0&repo=Meridian City
X. FINDINGS
A. Comprehensive Plan Map Amendment
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 amendment to the Comprehensive Plan, the
Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
The City Council finds that the proposed infill development will provide a transiton in uses from
single-family residential to commercial uses to the south and contribute to the diversity in housing
types in this area as desired.
2. The proposed amendment provides an improved guide to future growth and development of the city.
The City Council finds that the proposal to change the FL UM designation from Commercial to
MHDR will allow a transition in uses between existing medium density residential homes and
commercial uses and will provide an improved guide to future growth and development of the City.
3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the
Comprehensive Plan.
The City Council finds that the proposed amendment is consistent with the Goals, Objectives, and
Policies of the Comprehensive Plan as noted in Section V.
4. The proposed amendment is consistent with the Unified Development Code.
The City Council finds that the proposed amendment is consistent with the Unified Development
Code.
5. The amendment will be compatible with existing and planned surrounding land uses.
The City Council finds the proposed amendment will be compatible with abutting existing residential
uses and existing commercial land uses in the near vicinity.
6. The proposed amendment will not burden existing and planned service capabilities.
The City Council finds that the proposed amendment will not burden existing and planned service
capabilities in this portion of the city. Sewer and water services are available to be extended to this
site.
7. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows
sufficient area to mitigate any anticipated impact associated with the development of the area.
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1 E IDIAN -
APPROVED
DATE: 03/02/22
FILE HtNBER: H-MIW
The City Council finds the proposed map amendment provides a logical juxtaposition of uses and
sufficient area to mitigate any development impacts to adjacent properties.
The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, the City Council finds that the
proposed amendment is in the best interest of the City.
B. Annexation and/or Rezone (UDC 11-5B-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 City Council finds the Applicant's request to rezone the subject property with R-15 zoning and
develop single-family attached and townhouse dwellings on the site at a gross density of 9.64 units
per acre is consistent with the proposed MHDR FLUM designation for this property. (See section V
above for more information)
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
The City Council finds the proposed map amendment to R-15 and development generally complies
with the purpose statement of the residential districts in that it will contribute to the range of
housing opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
The City Council finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed residential uses should be compatible with adjacent single-family
residential homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
The City Council finds City services are available to be provided to this development.
5. The annexation (as applicable) is in the best interest of city.
This findings is not applicable as a rezone, not an annexation, is proposed.
C. 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 followingfgso(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)
The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the Development Agreement provisions and conditions of approval in Section IX.
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1 E IDS IAN,4-
APPROVED
DATE: 03/02/22
FILE NUMBEk H-2 I2 W2
Public services are available or can be made available ad are adequate to accommodate the proposed
development,
The City Council finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the citcapital
improvement program;
The City Council finds there are no roadways, brides or intersections in the general vicinity that
are in the IFYWP or the CIP.
4. There is public financial capabili , of supporting services for the proposed development,
The City Council finds there is public financial capability ofsupporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health, safety
or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
The City Council is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
D. Private Street (UDC 11-3F-5)
1. The design of the private street meets the requirements of this article.
The Director finds the proposed private street complies with the design and construction standards
listed in UDC I1-3F-4 if the Applicant complies with the conditions of approval in Section IX.
2. Granting approval of the private street would not cause damage, hazard, or nuisance, or other
detriment to persons, property, or uses in the vicinity; and
The Director finds approval of the private street will not cause damage, hazard, or nuisance, or
other detriment to persons, property, or uses in the vicinity.
3. The use and location of the private street shall not conflict with the comprehensive plan and/or the
regional transportation plan.
The Director finds the location and use of the private street will not conflict with the comprehensive
plan and/or the regional transportation plan.
4. The proposed residential development (if applicable) is a mew or gated development.
The Director finds the proposed development shall be a ,gated development in order to comply with
this finding
Page 29