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HomeMy WebLinkAboutPZ - Staff Report Page 1 HEARING DATE: 9/7/2023 TO: Planning & Zoning Commission FROM: Stacy Hersh, Associate Planner 208-884-5533 SUBJECT: Windrow Neighborhood H-2023-0031 LOCATION: Located at the NEC of S. Linder Road and W. Amity Road in the SW ¼ of Section 25, Township 3N, Range 1W (Parcels #S1225347078, #S1225325700, #S1225336520, #S1225336505). I. PROJECT DESCRIPTION Request for Annexation of approximately 46.133 acres of land from RUT in Ada County to the R-8 zoning district; • Rezone of 19.62 acres from the R-4 zoning district to the R-8 zoning district; • Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on 65.10 acres in the proposed R-8 zoning district; and • Modification of the existing Development Agreement (DA) (H-2015-0019 - Inst. #2016-007443) for the purpose of creating a new DA to develop the proposed residential subdivision (Note: The MDA application requires Council action only). II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage AZ – 46.133 acres; RZ – 19.62; PP – 65.10 acres; Future Land Use Designation Medium Density Residential (MDR, 3-8 du/ac) Existing Land Use(s) County and City residences and several outbuildings Proposed Land Use(s) Detached Single-family Residential Lots (# and type; bldg./common) 292 total lots – 251 residential building lots, 1 existing home, and 40 common lots Phasing Plan (# of phases) Proposed as five (5) phases STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Description Details Page Number of Residential Units 252 single-family units Density Gross – 3.87 du/ac. Open Space (acres, total [%]/buffer/qualified) Approximately 10.39 acres of open space proposed (approximately 16 %) Amenities Four (4) qualifying amenities are proposed, totaling 15.5 amenity points – Large Dog Park, Neighborhood Park with a play structure, climbing dome, seating areas w/shelter, other open green space with picnic areas, and multi-use pathway segments. Physical Features (waterways, hazards, flood plain, hillside) The Calkins Lateral and Carlson Lateral bisect the site Neighborhood meeting date March 30, 2023 History (previous approvals) South Meridian Annexation H-2015-0019, Development Agreement Inst. 2016-007443 B. Community Metrics Description Details Page Ada County Highway District • Staff report (yes/no) Yes • Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local) (Existing and Proposed) Access is proposed via S. Linder Road, an existing arterial along the entire west boundary and via W. Amity Road, an existing arterial street along the entire southern boundary of the property. Stub Street/Interconnectivity/Cross Access No existing stub streets. Applicant is proposing five stub streets with this project; two to the east/west for Street B, one to the east for Street K, one to the east for Street O, and one to the north for Street P. Existing Road Network No Capital Improvements Plan/Integrated Five Year Work Plan Fire Service • Distance to Fire Station 2.2 miles from Fire Station #6 • Fire Response Time The project currently lies outside of the Meridian Fire response time goal of 5 minutes. This project currently falls in an area where we don’t have total response times that meet NFPA 1710 standards or the current city of Meridian adopted standards. Page 3 Description Details Page • Accessibility Proposed project meets all required road widths and turnaround dimensions as presented in the preliminary plat. Any changes shall require Fire Department approval if any roadways or accesses are changed. The shared drives shall have an address sign at each entrance and the roadways shall be maintained 365 days a year for Fire, EMS, and Police responses. The ends of the common driveways shall be signed “No Parking Fire Lane” per Appendix D of the 2018 IFC and ACHD sign standards. A phasing plan was submitted and approved by the Fire Department. Any changes to this plan shall be approved by the Fire Code Official or his designee. Water & Wastewater • Impacts/Concerns See Public Works Site Specific Conditions in Section VIII. C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 III. APPLICANT INFORMATION A. Applicant: Laren Bailey, Conger Group – 4824 W. Fairview Avenue, Boise, ID 83706 B. Property Owner: Open Door Rentals, LLC– 1977 E. Overland Road, Meridian, ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 8/16/2023 Radius notification mailed to properties within 500 feet 8/11/2023 Site Posting 8/25/2023 Nextdoor posting 8/07/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated as Medium Density Residential (MDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The subject property spans a total of 65.10 acres, with 19.967 acres already annexed as Medium- Density Residential (R-4) containing an existing home. The remaining 46.133 is proposed to be annexed with R-8 zoning. Currently, the subject site abuts an R-4 zoning district to the north, while the east, west, and part of the south are occupied by county residential not yet annexed into the City of Meridian. To the south, there is Medium-Density Residential (R-4), which is included as part of the South Meridian Annexation. The subject property is designated as Medium Density Residential on the future land use map consistent with the approved Brundage Estates Subdivision to the north. The Applicant proposes a 251-lot subdivision for single-family residential detached homes and one (1) existing home to remain at a gross density of 3.87 units per acre, which is within the desired density range of the MDR designation. TRANSPORTATION: The Master Street Map (MSM) does not depict any collector streets across this property. South Linder Road along the western boundary of this site is designated as a residential arterial street and is listed in the ACHD CIP to be widened from 2-lanes (one in each direction) with no curb, gutter or sidewalk to 3-lanes between 2036 and 2040. West Amity Road is currently improved with 2 travel lanes (one in each direction) and has no curb, gutter or sidewalk. The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. 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): Page 5 • “Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks” (3.02.01G). City water & sewer are currently available directly adjacent to this site. Public Works has discussed the requirements and outlined the path to receiving services in the Public Works specific conditions in Section VIII.B. Fire Station #6 will be within 2.2 miles of the project and the project will be located in an area where the Fire Department does not have a total of response times that meet the standards or current City of Meridian adopted standards. • “Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents.” (2.01.02D). The proposed medium-density single-family detached homes will contribute to the variety of residential categories in the City by adding a diverse range of housing sizes and price points. • “With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities.” (2.02.01A). The proposed plat depicts a total of 10.39 acres (or 16.0%) of qualified open space, much of which is usable, and quality amenities consisting of a large dog park, neighborhood park (swings, play structure, climbing dome, seating areas, additional pathway), 10’ wide regional pathways, and shade structures with picnic area. A future City park is planned approximately a half mile northeast of the proposed development. Because this site is located in a rural area, there are no sidewalks along S. Linder Rd. or W. Amity Road to provide pedestrian and bicycle access. For this reason, Staff recommends the detached 10-foot wide sidewalk along the project’s entire frontage adjacent to S. Linder Rd. and W. Amity Rd. to be installed with the first phase of development. • “Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs.” (3.08.02B). The Applicant is proposing a segment of pathway along the Calkins Lateral consistent with the Pathways Master Plan. • “Provide options for passive recreational opportunities not typically supplied by parks and facilities such as jogging, walking, and bicycling.” (4.04.01B). The applicant is proposing micro- paths within the large central open space that have efficient access to the proposed regional pathway network around the perimeter of the project creating ample opportunity for these passive recreational elements. • “Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure are provided.” (3.03.03) The proposed development plan is consistent with the City’s vision in terms that medium-density residential uses are proposed; however, only one housing type is proposed rather than a mix of housing types as desired. Public services and infrastructure are proposed to be provided. • “Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling.” (4.04.01A). The extensive pathway system proposed within the Windrow Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Windrow Neighborhood Page 6 will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. • “Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits.” (4.05.03B) The proposed project is in the City’s “fringe” area; therefore, it may not be a priority area for extension of City services and development, because there are still vacant entitled properties to the north yet to be developed. Staff finds the aforementioned analysis and policies in general make the project consistent with the Comprehensive Plan. VI. STAFF ANALYSIS A. ANNEXATION (AZ) : The Applicant proposes to annex 46.133-acres of land with an R-8 zoning district. A legal description and exhibit map for the annexation area is included in Section VIII.A. This property is contiguous to City annexed land to the north and south and within the City’s Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. B. REZONE (RZ): When a portion of the property was annexed into the City of Meridian in 2015 it was zoned R-4 to help delineate that this property would be developed as residential. The Development Agreement that was created as part of this original annexation dictated that the City would have services available as soon as possible and the first Rezone application would be free of charge. This stipulation regarding a Rezone application was made because the annexation was City initiated and the property had no concept plan or specific development planned at the time of annexation; the City understood future development may not match the existing zoning and gave future applicants the opportunity to propose a different zone with redevelopment of the property. A legal description and exhibit map for the rezone area is also included in Section VIII.A. A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 251 single-family detached dwelling units, one (1) existing residential home is to remain, and 40 common lots at a gross density of 3.87 units per acre (see Sections VIII.B, H). The proposed use and density of the development is consistent with the MDR FLUM designation. C. DEVELOPMENT AGREEMENT MODIFICATION (MDA): The Applicant proposes a modification to the existing Development Agreement (DA) (Inst. #2016-007443) for the purpose of creating a new Development Agreement to develop the proposed residential subdivision. The DA will be tied to the submitted preliminary plat and be required to develop the property per the submitted plans and proposed housing types. Staff finds the proposed project and the requested applications to be generally consistent with the future land use designations within this project site. As a provision of the new DA, Staff recommends the property located at 1100 W. Amity Road no longer be subject to the terms of DA Inst. #2016-007443 (South Meridian H-2015- 0019) and be subject to the terms of the new DA. The Applicant has provided a legal Page 7 description and exhibit map encompassing the entire project boundary that will be governed by the new DA included in Section VIII.B. D. PRELIMINARY PLAT (PP): The proposed preliminary plat consists of 251 building lots, one (1) existing home, and 40 common lots on 65.10-acres in the proposed R-8 zoning district. Proposed lots range in size from 4,725 to 10,000 square feet (s.f.) (or 0.11 to 0.23 acres). The proposed gross density of the subdivision is 3.87 units per acre. The subdivision is proposed to develop in six phases as shown in Section VIII.C. The Applicant is proposing six (6) phases within this development: Phases 1-4 are situated to the west of the Calkins Lateral, while Phases 5-6 are located to the east of the Calkins Lateral. Staff recommends that the main entrance from S. Linder Rd. and the main entrance via W. Amity Rd. be constructed with the first phase of development. Furthermore, the first phase of development should encompass the construction of both the 10’ detached sidewalks and the entire street buffers along the frontage of S. Linder Rd. and W. Amity Road. Staff believes that the construction of the multi-use pathway along the Calkins Lateral should take place during Phase four (4) instead of waiting until Phase Six (6). This modification aims to provide an extra amenity to the neighborhood at an earlier stage. Staff generally supports the phasing plan; however, the Applicant should provide a revised color phasing plan in addition to the proposed fire phasing plan in Section VIII.F prior to the City Council Hearing. Existing Structures/Site Improvements: According to GIS imagery, there are existing homes and other outbuildings adjacent to Linder Road and Amity Road that will be removed upon development of Windrow Neighborhood. An existing home on Lot 1, Block 10 is proposed to remain. No other site improvements are known. All existing structures that do not conform to the setbacks of the district are required to be removed with the first phase of development, as proposed. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed preliminary plat appears to comply with the dimensional standards of the district. Access (UDC 11-3A-3): Two (2) arterial streets (S. Linder Road and W. Amity Road) and one (1) temporary emergency-only access is proposed via S. Linder Rd. and a secondary emergency connection is proposed across the northern end of the Calkins Lateral; one (1) stub street is proposed to the north and west and three (3) stub streets are proposed at the east boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of development is proposed to have two (2) accesses for emergency services; the main entrance from S. Linder Rd. and the main entrance via W. Amity Rd. shall be constructed with the first phase of development. The proposed emergency access plan was approved by the Fire Department in Section VIII.F. As noted above, staff recommends the main entrance from S. Linder Rd. be constructed with the first phase to eliminate the need for the temporary emergency access as proposed by the applicant. Currently, Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site and Linder Road is improved with 2-travel lanes and no curb, butter or sidewalk abutting the site. Linder Road is listed in ACHD’s Capital Improvements Plan (CIP) to be widened to 3- lanes from Victory Road to Amity Road between 2036 and 2040. The intersection of Linder Road and Amity Road is listed on the CIP to be constructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south, 4-lanes on Page 8 the east, and 4-lanes on the west leg between 2036 and 2040. Based on the ACHD Staff report findings concerning the traffic impact study (TIS), the Applicant is advised to construct specific turn lanes at site Access A and site Access B to mitigate traffic concerns. For site Access A on Linder Road, a southbound center left-turn lane and a northbound temporary right-turn lane are recommended per ACHD’s specification. For site Access B on Amity Road, an eastbound center left-turn lane and a westbound temporary right-turn lane are recommended per ACHD’s specifications. These measures should be implemented as alternative mitigation until the roadways are widened. Additionally, ACHD’s Staff comments/recommendations regarding the proposed street sections within this development indicate that Street K and Street O do not conform to ACHD’s District policy. Therefore, the Applicant is required to construct these streets as 33-foot wide street sections. These streets are to be designed in such a way that they stub to adjacent parcels and can be extended in the future (see snapshot of ACHD”s recommendations below). The Applicant should re-design Street A, Street B, Street C, Street J, Street L, Street M, and Street O to be less than 750-feet in length or provide traffic calming design elements approved by ACHD Traffic Services. Staff recommends that the Applicant submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD’s signature on the first final plat. Furthermore, ACHD is requiring the Applicant to have approved plans for the crossing of Calkins Lateral (Street A) prior to the pre-construction meeting and final plat approval. Staff recommends that the Applicant comply with ACHD’s conditions of approval. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face. There are three (3) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement shall be filed with the Ada County Recorder or a note added to the final plat that contains a common driveway, which shall include a requirement for maintenance of a paved surface capable of Page 9 supporting fire vehicles and equipment. An exhibit was submitted with the application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway (See Section VIII.G). If a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway should be depicted on the opposite side of the shared property line from the common driveway. Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Staff concludes that the common driveway exhibit submitted appears to satisfy the UDC code requirements. Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed 750’ in length without an intersecting street or alley unless a pedestrian connection is provided, then the block face may be extended up to 1,000’ in length. In accordance with UDC 11-6C-3F.4, a block face should not exceed 1,200 feet, unless a waiver is granted by the City Council. In certain cases, as specified in section (F)(3) of this regulation, traffic calming measures may be necessary for blocks that surpass 1,000 feet in length. Staff finds that Street A, Street B, Street C, and Street M each include a pedestrian connection that meets the conditions outlined in UDC 11-6C-3F as stated above. Staff has determined that Street L should incorporate a pedestrian connection located within Block 11 that connects to the east to break up the block length. The Applicant has initially proposed a block length of 1,229 feet for Street “J” in Section VIII.H; however, upon verifying the measurement, Staff found that Street “J” actually exceeds a length of 1,800 feet. The Applicant is seeking a Council Waiver for the block length. However, Staff believes in order for the Council to grant the waiver, the Applicant should extend a public street across the northern edge of the Calkins Lateral in the location where the emergency access is proposed. This topic was discussed during the pre-application meeting. The applicant has indicated that the irrigation district wants to limit the number of crossings over the lateral however, staff doesn’t have any written documentation of such a request. Staff recommends that the applicant provide written documentation from the irrigation provider stating that another public street connection is not desired prior to the City Council hearing. Moreover, to help reduce traffic speeds, the design of Street “J” incorporates curves, however, the applicant should still incorporate traffic calming measures as required by ACHD and UDC11-6C-3F. Further, Staff recommends that the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of this road through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. If the applicant doesn’t want to extend the road and install the additional open space and pedestrian bridge as recommended, the block length for street “J” should not exceed 750 feet as required by the UDC. Parking (UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. According to the submitted elevations, each home is proposed with a two-car garage or a three- car garage which presumes a 3 to 5-bedroom home and would require a minimum 20-foot to 3- foot wide driveway for each building lot. In addition, as discussed above, some of the streets within this development are proposed as 27-foot wide street sections which only allow parking on one side of the street instead of both sides as allowed on the standard 33-foot section. The Applicant has submitted a “Parking Plan” that illustrates an additional 428 on-street parking Page 10 spaces (over 1.7 additional parking spaces per home) available for use by the residents (See Section VIII.I). Sidewalks & Pathways (UDC 11-3A-17 & UDC 11-3A-8): 5-foot wide attached and detached sidewalks are proposed along the internal local streets consistent with UDC requirements. The Applicant is also proposing other pedestrian walkways throughout the entire site. According to the Meridian Master Pathways Plan, a 10-foot wide detached multi-use pathway is required along S. Linder Road (a residential arterial), a detached 10-foot wide pathway along W. Amity Road (a residential arterial), and a 10-foot pathway is required along the Calkins Lateral. The Applicant has included the pathways on the plans; however, the pathway widths are not indicated on the plans to determine if they are consistent with the UDC. The Applicant is required to place the multi-use pathways within public access easements adjacent to the public streets unless they are within ACHD right-of-way. Additionally, the common driveways located at the northwest corner and southwest corner of the development should incorporate micro paths adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood. Staff recommends the Applicant revise the plat and landscape plans to include the dimensions of the pathways and micro paths on the plans. The landscape plan does not depict landscaping on each side of the 10-foot multi-use pathway along the Calkins Lateral. Landscaping is required along all pathways in accordance with the standards listed in UDC 11-3B-12C; a landscape strip a minimum of five (5) feet wide shall be provided along each side of the pathway with a mix of trees, shrubs, lawn, and/or other vegetative ground covers. Landscaping (UDC 11-3B): A 25-foot wide street buffer along S. Linder Road, an arterial street, and a 25-foot wide street buffer along W. Amity Street, an arterial street, are required and should be landscaped per the standards in UDC Table 11-3B-7C. All landscape areas should be landscaped per UDC 11-3B-5, general landscaping standards. Lastly, according to the submitted plans, the Applicant is proposing pathways and micro-paths which should be landscaped in accord with UDC 11-3B-12 standards. The Applicant is showing a 25-foot wide common lot along S. Linder Road and a 25-foot wide common lot along W. Amity Road consistent with UDC code requirements. The landscape buffers are depicted with trees in excess of code and include landscape beds with shrubs and other vegetative ground cover, consistent with UDC 11-3B-7. Therefore, Staff finds the proposed street buffers comply with all UDC requirements. In addition, all open space areas are shown with trees, sod, and other landscaping in excess of minimum code requirements. Fencing (UDC 11-3A-7): All fencing is required to comply with the standards listed in UDC 11- 3A-7. According to the submitted landscape plans, the Applicant is proposing 6-foot vinyl privacy fencing along the perimeter of the property and the rear lot lines and a 4-foot or 5-foot tall wrought iron open vision fencing adjacent to any common open space areas. Both fencing types and their proposed locations comply with UDC standards. Qualified Open Space (UDC 11-3G): The proposed project is approximately 65.10 acres in size requiring a minimum amount of open space based on the requested zoning. Per UDC Table 11- 3G-3, the R-8 area requires a minimum of 15% qualified open space. Per the calculations, the minimum amount of qualified open space required is 9.77 acres. According to the submitted plans, the Applicant is proposing 10.39 acres of qualified open space, exceeding the minimum amount required. The proposed 10.39 acres equates to approximately 16% qualified open space. The qualified open space proposed consists of ½ of the arterial street buffer to S. Linder Road, ½ of the arterial street buffer to W. Amity Road, there are several large central open space areas, and several smaller common open space areas located throughout the development. The Page 11 landscape buffers to the adjacent arterial/public streets meet the enhanced buffer requirements outlined in UDC 11-3G-3B.3 to count towards the open space. Previously, these areas automatically qualified towards the minimum open space but this is no longer the case with the latest open space code updates that desires for more than the minimum to be included within the required buffers in order to count towards the overall qualified open space for a project. The Applicant appears to comply with all four (4) points outlined in code (See Section VIII. D & E). Additionally, the parkways depicted on the Open Space Exhibit as qualifying open space appears to meet the three (3) points outlined in code (See Section VIII. D & E ). The centralized open space area on Lot 14, Block 12 depicts playground equipment with shelter, a climbing dome, seating areas, all connected to the surrounding local streets via 5-foot wide sidewalks. The centralized open space on Lot 6, Block 5 and Lot 3, Block 9 depict, large open grass areas, picnic shelter, and internal pathways. Overall, Staff supports the proposed open space and their locations being centralized within the development for fairly equitable access on both sides of the Calkins Lateral with the fire access available from the north and the pedestrian bridge access from the south over the Lateral. As mentioned above, Staff recommends the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of Street “J” through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. Amenities (UDC 11-3G): UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The project size of 65.10 acres requires a minimum of 13 amenity points (1 point for every 5 acres). According to the submitted plans and narrative, the Applicant is proposing the following qualifying amenities: playground park (includes play structure, climbing dome, climbing rocks, swings, passive open spaces, and seating areas) in Phase 6, fenced dog park (includes seating benches, dog waste facility, micro-pathway) in Phase 1, Picnic shelter on Lot 6, Block 5 and on Lot 3, Block 9 in Phase 2 and Phase 5, and three segments of 10’ wide multi-use pathways equaling approximately 4,000 linear feet each in length in Phases 1 and 6. According to UDC Table 11-3G-4, the proposed amenities total 15.5 amenity points and exceed the minimum amenity point requirements for a project of this size. Staff has concerns regarding the amenities provided across different phases within the development. As mentioned above, Staff recommends that the 10’ pathway along the Calkins Lateral should be constructed with Phase Four (4) instead of waiting until Phase Six (6). To address the issue of timing, Staff recommends that Lot 10, Block 8 in Phase 4 should include another qualifying amenity for the northern portion of the neighborhood, ensuring that residents are not waiting until Phase 6 for the proposed playground on the eastern side of the lateral. Additionally, in the interest of enhancing the enjoyment of open space areas, Staff finds the picnic areas on Lot 6, Block 5, and Lot 3, Block 9 should be equipped with tables and benches with the proposed shade structures in accordance with UDC 11-3G-4. Staff’s recommendations are aimed at ensuring Page 12 there are adequate amenities within each phase. A detail of the amenities should be submitted with the final plat application for the phases in which they are located. Waterways (UDC 11-3A-6): According to GIS imagery, the Calkins Lateral bisects the site and continues to northern boundary and the Carlson Lateral bisects the eastern parcel of the proposed development. The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway as allowed by UDC 11-3A-6B.2. It is presumed that the Carlson Lateral is being tiled and relocated as part of the construction of this development. The Applicant is required to comply with UDC 11-3A-6 and ensure this irrigation facility bisecting the eastern property is tiled or relocated. Staff recommends that the Applicant graphically depict the relocation of the easement on the plat prior to the City Council hearing. Furthermore, irrigation easements wider than ten (10) feet shall be included in a common lot that is a minimum of twenty (20) feet wide and outside of a fenced area, unless otherwise waived by City Council in accord with UDC 11-3A-6. Utilities (UDC 11-3A-21): The Applicant is proposing and is required to extend necessary public utilities for the proposed project. Public Works has reviewed the subject applications for compliance with their standards and finds them to be in general compliance, see the specific conditions outlined in Section VIII.B of this report. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): The Applicant submitted conceptual building elevations for the proposed homes. Note that detached single- family homes do not require Design Review approval prior to building permit submittal. The submitted elevations depict varying roof profiles and colors with the same or similar field materials of lap siding and stone accents for the detached home. Overall, Staff finds the submitted elevations to comply with the minimum standards but hopes future elevations depict more variation in finish materials to help delineate the building facades along public streets. VII. DECISION A. Staff: Staff recommends approval of the requested annexation, rezone, preliminary plat and development agreement modification applications with the requirement of a new DA per the conditions of approval in Section IX and the Findings in Section X of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 13 VIII. EXHIBITS A. Annexation and Rezone Legal Descriptions and Exhibit Maps Page 14 Page 15 Page 16 Page 17 Page 18 B. Windrow DA Boundary Legal Description and Exhibit Map Page 19 Page 20 Page 21 C. Preliminary Plat (dated: 5/23/2023) Page 22 Page 23 Page 24 C. Landscape Plans (date: 5/25/2023) Page 25 Page 26 Page 27 Page 28 D. Open Space Exhibit: Page 29 E. Fire Phasing Plan: Page 30 F. Common Drive Exhibits: Page 31 Page 32 Page 33 G. Block Length Exhibit Page 34 H. Parking Plan Page 35 I. Conceptual Building Elevations & Floorplans Page 36 Page 37 Page 38 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation and rezone of this property. Prior to approval of the annexation and rezone ordinance, a DA shall be entered into between the City of Meridian and the property owner(s)/developer at the time of ordinance adoption. A final plat will not be accepted until the DA is executed and the AZ and RZ ordinance is approved by City Council. 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 and rezone. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be substantially consistent with the approved plat, landscape plan, phasing plan, common drive exhibits, and conceptual building elevations included in Section VIII and the provisions contained herein. b. The property located at 1100 W. Amity Road shall no longer be subject to the terms of DA Inst. #2016-007443 (South Meridian H-2015-0019). c. The 10’ detached sidewalks and the street buffers along S. Linder Rd. and W. Amity Rd. shall be constructed with the first phase of development; the 10’ multiuse pathway and associated landscaping along the Calkins Lateral shall be constructed with the fourth phase. d. The existing home and outbuildings on the property being annexed shall be removed with the first phase of development, as proposed. f. The existing home on Lot 1, Block 10 shall be required to connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. g. The rear and/or sides of homes visible from S. Linder Road and W. Amity road (Lots 12-19, Block 3; Lots 5-6, Block 7; Lots 8-18, Block 7; Lots 2-22, Block 2; Lots 2-10, Block 1) shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. Preliminary Plat Conditions: 2. The preliminary plat included in Section VII.B, dated May 23, 2023, shall be revised 15 days prior to the City Council hearing as follows: a. Revise the plat to include 10-foot sidewalks along the Linder and Amity frontages. b. Add a plat note stating that direct lot access to S. Linder Road and W. Amity Road is prohibited. c. Revise the plat to illustrate Street K and Street O as 33-foot wide street sections in accordance with ACHD’s District policy. Page 39 d. Consistent with ACHD conditions of approval and UDC 11-6C-3F, provide traffic calming measures along Street A, Street B, Street C, Street J, Street L, Street M, and Street O to help mitigate its long and straight design or revise the plat to redesign the roadways. e. The Applicant shall submit a revised phasing plan (in color) as follows: • Include the construction of both 10-foot detached sidewalks and the entire street buffers along the frontage of S. Linder Rd. and W. Amity Rd with the first phase. • Construct the 10-foot multi-use pathway and associated landscaping with the third phase. • The S. Linder Rd. entrance shall be constructed with the first phase in lieu of the temporary emergency access. Update the proposed fire phasing plan to align with staff’s recommended changes to the phasing plan. • Extend a public street across the northern edge of the Calkins Lateral in the location where the emergency access is proposed AND add an additional micropath and pedestrian bridge over the Calkins Lateral from the north side of road J through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. A detail of the pedestrian bridge shall be submitted with phase 3 of the final plat. If the irrigation district doesn’t want another public street and/or pedestrian bridge over the lateral, the applicant shall provide written documentation stating such. • If the applicant doesn’t want to extend the road and install the additional open space and pedestrian bridge, the block length for road J shall not exceed 750 feet in accord with UDC 11-6C-3F1. f. The existing home shall obtain a new address upon development of this project consistent with the development of the new local street. g. If the Carlson Lateral easement is wider than ten (10) feet, it shall be included in a common lot that is a minimum of twenty (20) feet wide and outside of a fenced area, unless otherwise waived by City Council in accord with UDC 11-3A-6. 3. The landscape plan included in Section VII.C, dated July 29, 2022, shall be revised 15 days prior to the City Council Hearing as follows: a. A detail for each of the amenities shall be depicted on the plan or submitted separately. b. Landscaping shall be depicted on either side of pathways. Landscaping is required along all pathways in accordance with the standards listed in UDC 11-3B-12C; a landscape strip a minimum of five (5) feet wide shall be provided along each side of the pathway with a mix of trees, shrubs, lawn, and/or other vegetative ground covers. c. The common driveways abutting Lot 11, Block 3 and Lot 19, Block 7 located at the northwest corner and southwest corner of the development shall incorporate micro paths adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood. d. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-10C.5. The Applicant shall coordinate with the City Arborist (Kyle Yorita kyorita@meridiancity.org) to determine mitigation requirements prior to removal of existing trees from the site. f. The picnic areas on Lot 6, Block 5, and Lot 3, Block 9 shall be equipped with tables and benches with the proposed shade structures in accordance with UDC 11-3G-4. Page 40 g. That Lot 10, Block 8 in phase 4 shall include another qualifying amenity serving the northern portion of the neighborhood. h. Street “L” shall incorporate a pedestrian connection located within Block 11 due to the block length. i. Make the necessary revisions to the landscape plans to match the plat revisions noted above in IX.2. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 6. The Applicant shall comply with all ACHD conditions of approval. 7. The Applicant shall ensure the irrigation ditch (Carlson Lateral) bisecting the property is tiled and/or relocated consistent with UDC 11-3A-6 standards. The Calkins Lateral can remain open if granted approval by City Council. 8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15, UDC 11-3B-6 and MCC 9-1-28. 9. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 10. A perpetual ingress/egress easement shall be filed with the Ada County Recorder or a note added to the final plat that contains the common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 11. Prior to the City Engineer’s signature on each final plat, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division and recorded for the multi-use pathway along Calkins Lateral. 12. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 13. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2) obtain approval of a time extension as set forth in UDC 11-6B-7. B. PUBLIC WORKS https://weblink.meridiancity.org/WebLink/DocView.aspx?id=303089&dbid=0&repo=MeridianC ity&cr=1 C. FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=300782&dbid=0&repo=MeridianC ity Page 41 D. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301758&dbid=0&repo=MeridianC ity E. BOISE PROJECT BOARD OF CONTROL (BPBC) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301690&dbid=0&repo=MeridianC ity F. MERIDIAN PATHWAYS – CONDITIONS https://weblink.meridiancity.org/WebLink/DocView.aspx?id=303090&dbid=0&repo=MeridianC ity G. BOISE KUNA IRRIGATION DISTRICT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=300883&dbid=0&repo=MeridianC ity&cr=1 H. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301382&dbid=0&repo=MeridianC ity I. VALLEY REGIONAL TRANSIT (VRT) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301026&dbid=0&repo=MeridianC ity J. COMPASS https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301760&dbid=0&repo=MeridianC ity&cr=1 K. NAMPA & MERIDIAN IRRIGATION DISTRICT (MNID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=302018&dbid=0&repo=MeridianC ity L. IDAHO TRANSPORTATION DEPARTMENT (ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=303608&dbid=0&repo=MeridianC ity&cr=1 M. NEW YORK IRRIGATION DISTRICT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=303544&dbid=0&repo=MeridianC ity N. SCHOOL IMPACT TABLE https://weblink.meridiancity.org/WebLink/DocView.aspx?id=305128&dbid=0&repo=MeridianC ity O. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=305825&dbid=0&repo=MeridianC ity X. FINDINGS A. Annexation and Rezone (UDC 11-5B-3E) Page 42 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; Staff finds the proposed zoning map amendment to annex the property into the City of Meridian and rezone apportion of the property with the R-8 zoning district with the proposed preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment and the request for the development complies with the regulations outlined in the requested R-8 zoning district and is consistent with the purpose statement of the requested zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare should all conditions of approval be met. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation (as applicable) is in the best interest of city. Staff finds the annexation and rezone is in the best interest of the City. B. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in general compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information.) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. Page 43 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section IX for more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving.