HomeMy WebLinkAboutBrundage Estates MDA H-2024-0031 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:---
AND DECISION& ORDER
In the Matter of the Request for a New Development Agreement for Brundage Estates Subdivision
as Required with Annexation of the Property(AZ-13-014,Ord.#14-1594),by Engineering
Solutions.
Case No(s). H-2024-0031
For the City Council Hearing Date of: August 20,2024 (Findings on August 27,2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of August 20, 2024,incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of August 20,2024, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August 20,
2024, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of August 20,2024, 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
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR BRUNDAGE ESTATES MDA H-2024-0031 - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of August 20,2024, 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 new Development Agreement is hereby approved per the
provisions in the Staff Report for the hearing date of August 20, 2024, attached as Exhibit A.
D. Notice of Applicable Time Limits
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 party of the development
agreement. Decision on the development agreement modification is made by the city council in
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. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of August 20,2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR BRUNDAGE ESTATES MDA H-2024-0031 -2-
By action of the City Council at its regular meeting held on the 27th day of August
2024.
COUNCIL PRESIDENT LUKE CAVENER VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 8-27-2024
Attest:
Chris Johnson 8-27-2024
City Clerk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Dated: 8-27-2024
City Clerk's Office
Charlene Way, Assistant City Clerk
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR BRUNDAGE ESTATES MDA H-2024-0031 -3-
EXHIBIT A
COMMUNITY DEVELOPMENT C��fE
DEPARTMENT REPORT
HEARING 8/20/2024 Legend -✓9
DATE: _ @@,
-: Project Location , _•
TO: Mayor&City Council ...Area or impact
= City Limits ��
FROM: Sonya Allen,Associate Planner O Analysis
208-884-5533
sallen@meridiancity.org
APPLICANT: Engineering Solutions ,
SUBJECT: H-2024-0031
Brundage Estates—MDA
LOCATION: 3770 S. Linder Rd., in the west 1/2 of
Section 25,T.3N., R.l W. -- -
I. PROJECT OVERVIEW
A. Summary
Request for a new development agreement for Brundage Estates as required with annexation of the
property(AZ-13-014, Ord. #14-1594).
B. Issues/Waivers
None
C. Recommendation
Staff: Approval with the provisions included below in Section IV.
D. Decision
Council: Approved the MDA request with the stipulation the Applicant submit revised conceptual
elevations as requested by Staff that comply with the minimum design standards in the Architectural
Standards Manual for approval by Staff prior to Council approval of the DA. The conceptual elevations
included in Section VI.F below are not approved—see subsequent Development Agreement for
approved elevations.
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s)/Proposed Use There is currently one single-family home on this rural -
residential/agricultural property AM
Proposed Land Use(s) A total of 366 single-family homes are entitled to develop on this site
Existing Zoning R-4(medium low-density residential) -
Future Land Use Designation LDR(Low-density Residential)&MDR(Medium-density VI.A.3
Residential)
City of Meridian I Department Report I. Project Overview
Table 2: Process Facts
Description Details
Preapplication Meeting date 6/4/2024
Neighborhood Meeting 6/20/2024
Site posting date 8/10/2024
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property was annexed in 2014 with the Victory South annexation,which was a Category B
annexation of approximately 310.08-acres of land by the City of Meridian(AZ-13-014, Ord. #14-1594).
One of the provisions of the Declaration of Consent to Annexation was that the property owner may not
develop(or receive development approval)until such time as the property owners and the City execute a
Development Agreement(DA).
A preliminary plat for Brundage Estates Subdivision was approved in 2016, followed by several time
extensions,the most recent of which is currently in process. The developer is now nearing submittal of a
final plat application,which constitutes"development"; therefore, a DA is requested as required.
The preliminary plat entitles the property to develop with 366 building lots,20 common lots and one (1)
other lot on 136.63-acres of land in the R-4 zoning district as shown in Section VI.0 below.An 8-acre
City park is planned within the development as well as the extension of W. Harris Street,a mid-mile
east/west collector street,from the east boundary of the site to the west to S. Linder Rd. in accord with
ACHD's Master Street Map,which will improve transportation in this area(see landscape plan and
conceptual park master plan in Section VI.D below).
When the preliminary plat was approved, a step-down in density was approved on the southern portion
of the property from medium-to low-density residential to match that on the northern portion of the
property. The proposed development will provide larger lot sizes(i.e. average of 10,193 square feet)than
is typical these days with an overall gross density of 2.68 units per acre,which is consistent with Policy
#2.01.01 in the Comprehensive Plan,which states, "Encourage diverse housing options suitable for
various income levels, household sizes, and lifestyle preferences."The provision of a City park is also
consistent with Policy#4.02.02,which states, "Provide a variety of park types (neighborhood parks,
community parks, regional parks)with a diversity of uses and activities interspersed throughout the
community."
Staff recommends the proposed DA include provisions for future development of this property to
be consistent with the approved preliminary plat,landscape plan and conceptual park master
plan.As conditions of the concurrent time extension application, Staff recommends 10-foot wide
detached sidewalks are provided in lieu of 5-foot sidewalks along S.Linder Rd. and W.Harris St.
for public safety; and internal local and collector streets align with stub streets to this property.
Staff recommends these provisions are also included in the DA.
Conceptual building elevations were approved for future homes within the development with the
preliminary plat application as shown in Section VI.E. These approved elevations incorporate a variety
of field and accent materials including stucco; a large number of windows/glazing; and lap,board&
batten and shake siding with stone accents and architectural elements consisting of corbels to emphasize
roof gables,masonry/stone columns at the entries,trim around windows, etc. A variety of color changes
are incorporated as well for interest and accents.
Because the developer of this subdivision is different from the original developer, alternate elevations
are proposed to be included in the new DA, as shown in Section VI.F below. The proposed elevations
lack the variety in materials, colors,and architectural details and elements shared with the community,
supported by City Council,and memorialized in the original approvals.Many of these of these
City of Meridian I Department Report III. Staff Analysis
elevations do not meet the minimum,baseline standards in the Architectural Standards Manual(ASM)
pertaining to building form, architectural elements and materials, as follows:
Building Form(pp. D-7 &D-8):
• Goal#R3.10—Articulate building forms, including,but not limited to,massing,walls, and roofs,
with appropriately scaled modulations that contribute to the development of visually aesthetic
and well-articulated building designs.Applies to building facades visible from a public street or
public spaces.
R3.1F—Incorporate visually heavier and more massive elements or materials, such as stone or
masonry,primarily at the base of buildings, and lighter elements and materials such as siding,
above. This excludes columns, supports,modulated walls,architectural features, and roof
elements. (Applies to the modern cottage and modern farmhouse elevations)
RESIDENTIAL:SE
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0 Visually heavier material such as stone or masonry should generally be located or begin at the
base of the building,but may continuously(aver any area upwards on the fapde,so long as they
appropriately transition into other materiah,modulation,or roof forms.
• Goal#R3.20—Residential designs should articulate facades into smaller components and break
up monotonous wall planes by integrating horizontal and vertical elements.
R3.2A—Use any combination of material, color,modulation,or other articulation to delineate
and break up wall planes greater than 20-feet by 10-feet or wall planes exceeding 200 total
square feet(whichever is more stringent).Applies to public oriented building facades visible
from a public street or public spaces. (Applies to the modern cottage and modern farmhouse
elevations)
• Goal#R3.40—Modulate and articulate roof forms to create building profile interest and to
reduce the appearance of building mass and scale. Applies to public oriented facades visible
from a public street,public spaces, and pedestrian environments.
R3.4D—Sloped roofs shall have a significant pitch,to be no less than 5/12 (22-1/2 deg).
(possibly applies to prarie and prairie elevations)
R3.4E—Sloped roofs must extend at least 12 inches beyond the face of walls. (Applies to
modern cottage and possibly mid-century modern)
Architectural Elements(pp. D-13 and D-14): (applies to most if not all of the elevations)
• Goal#R4.10—Use architectural elements and detailing to add interest and contribute to an
aesthetic building character. Applies to building facades visible from a public street or public
spaces.
City of Meridian I Department Report III. Staff Analysis
R4.I—Provide detailing that transition or frame facade material changes,and that integrate
architectural elements such as lighting, doorways and windows. Examples include but are not
limited to: cornice work, decorative caps on brick or stone, decorative lintels,porch railing,
transom light, and shutters.
• Goal#R4.20—Strategically locate focal points as key elements within the building design to
enhance architectural character.Applies to building fagades visible from a public street or public
space.
R4.2A-Provide details that emphasize focal elements such as building corners, entries, or
unique features. Detail examples include but are not limited to: quoin or rustication, canopies,
and columns, or using roof lines and modulation to direct views.At least one focal element is
required and must be accented with a contrast in color,texture, or modulation of the wall or roof
plane.
M
k.T
as This single family residential home has a number of added architectural elements including:{A} the envy;{E}stone column bases with caps to anchor the building;and{F}shutters and trim
corbels to emphasite roof gables;10)transom windows to rreate more interest:(Cl stained wood around windows and vents to accent and transition materials.
columns and accents,to frame the entry and front of the house;Q sidelights to emphasize
Materials(pp. D-17, D-18, D-19): (applies to most if not all of the elevations)
• Goal#R5.20—Incorporate material and color changes as integrated details of the building
design;maintain architectural integrity and promote a quality appearance and character.Applies
to building fagades visible from a public street,public space, and pedestrian environments.
R5.2A—Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and
an accent color or unique material. Garage door colors must coincide with this scheme or other
accents.
R5.213—For each wall plane area greater than 20-feet in length or height, and visible from
prescribed areas,incorporate at least two distinct field materials,patterns,or colors in any
combination, for at least 25% of the visible area. Windows or portals with qualifying accent
materials may count toward this requirement,when meeting overall material requirements for
the fagade elevation.
City of Meridian I Department Report III. Staff Analysis
• Goal#R5.30—Use colors that complement building materials and support innovative and good
design practices.Applies to building fagades visible from a public street,public spaces,and
pedestrian environments.
R5.3A—Use of subtle,neutral,or natural tones must be integrated with at least one accent or
field material.
''. MIDENTIAL SR
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as This single-family home contains a number of materials to integrate and relate design elements facade materials wrap around outside corners and are finished off with trim or other transitional
to another.These include:{A}distinct trim colors;{8}board and batten siding in a neutral material.The home also includes a number of roof slopes and ridges coinciding with modull
tion.
field color,to compliment accent colon and stone materials;Q window trim and stone ledges
to integrate windows(01 gutters colored to match trim;and{EJ a stone field material used to
anchor the building and transition into other materials,with ledges,trim,and stone caps-All stone
Staff discussed these concerns with the Applicant prior to application submittal and advised the
Applicant to heighten the design of their elevations; however,the developer preferred to stay with their
established product type.Note:Although single-family detached dwellings are not typically required to
comply with the design standards in the ASM, instead receiving higher level review typical with
annexations and preliminary plats, UDC 11-5B-8B.2 does allow compliance to be required with a DA.
Previous concepts proposed with the preliminary plat were in closer conformance to these standards;
therefore, compliance with the standards was not required.
Staff finds the existing elevations to be of a higher quality of design in terms of the baseline
standards in building form, architectural elements,materials and colors. Therefore, Staff is not in
support of the proposed modification without changes to the elevations to comply with the design
standards noted above. Staff recommends the Applicant make revisions to the elevations to comply
prior to City Council taking action on this application.This may require continuance of the
hearing to a later date if the Applicant is unable to make these changes prior to the Council
hearing.
City of Meridian I Department Report III. Staff Analysis
Further, and which is typical of developments along major roadways,because the rear and/or
sides of homes facing S.Linder Rd.,W.Harris St. and S. Oakbriar Way will be highly visible,
Staff recommends a provision in the DA that requires these elevations to incorporate articulation
through changes in two or more of the following: modulation(e.g.projections,recesses,step-
backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated
architectural elements to break up monotonous wall planes and roof lines.Single-story homes are
exempt from this requirement.
Table 3: Proiect Overview
Description Details
History AZ-13-014 Victory South(Ord.#14-1594);H-2016-0001 (PP Brundage
Estates);A-2018-0231 (1st time extension);TECC-2020-0001 (2nd time
extension);TECC-2022-0001 (3rd time extension);TECC-2024-0002(4th
time extension—currently in process)
Acreage 136.63-acres
B. History and Process
The preliminary plat(H-2016-0001) for this property was approved in 2016. Three (3)previous time
extensions have been approved for this subdivision, a fourth is currently in process.
IV. CITY/AGENCY COMMENTS & CONDITIONS
Staff recommends the Applicant make revisions to the proposed elevations to comply with the design
standards noted above in Section III prior to City Council taking action on this application. This may
require continuance of the hearing to a later date if the Applicant is unable to make these changes prior
to the Council hearing.
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property and shall
be entered into between the City of Meridian,the property owner(s), and the developer. The DA
shall be signed by the property owner and returned to the Planning Division within six(6)months of
the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order
for the subject application.A final plat application shall not be submitted until the DA has been
recorded. The DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,landscape
plan and conceptual park master plan approved with H-2016-0001 and the associated conditions
of approval, including those associated with subsequent time extension applications (i.e. A-
2018-0231, TECC-2020-0001, TECC-2022-0001, TECC-2024-0002).
b. A 10-foot wide detached sidewalk shall be constructed within the required street buffers along S.
Linder Rd. and W. Harris St. as required with TECC-2024-0002.
c. All internal local and collector streets shall align with stub streets to this property.
d. The rear and/or sides of homes facing S. Linder Rd.,W. Harris St. and S. Oakbriar Way 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
City of Meridian I Department Report III. Staff Analysis
other integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from the subject public streets. Single-story homes are exempt from this requirement.
Other Agency comments may be accessed in the proiect file, included in the public record.
V. ACTION
A. Staff:
Staff recommends approval of the proposed MDA application per the analysis in Section III, including
changes to the elevations to comply with the design standards in the ASM, and the recommended
provisions in Section IV above.
A. City Council:
The Meridian City Council heard this item on August 20,2024. At the public hearing,the Council
moved to approve the subject MDA request.
1. Summary of the City Council public hearing:
a. In favor: Becky McKay, Engineering Solutions
b. In opposition: None
c. Commenting:None
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. None
3. Key issue(s)of discussion by City Council:
a. Agreement with Staff that the conceptual elevations need to be revised to comply with the
minimum design standards and the process for such.
4. City Council change(s)to Commission recommendation:
a. Council approved the MDA request with the stipulation the Applicant submit revised conceptual
elevations as requested by Staff that comply with the minimum design standards in the
Architectural Standards Manual for approval by Staff prior to Council approval of the DA. The
elevations included herein are not approved.
City of Meridian I Department Report V. Action
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City of Meridian Department Report VI. Exhibits
C. Approved Preliminary Plat(dated: 1/6/16)
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D. Approved Landscape Plan& Conceptual Park Master Plan
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CONCEPTUAL PARK MASTER PLAN_ M•� _ Paa.
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City of Meridian I Department Report VI. Exhibits
E. Approved Conceptual Building Elevations/Photos
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City of Meridian Department Report VI. Exhibits
F. Proposed Conceptual Building Elevations—NOT APPROVED(See Development Agreement for
approved elevations)
JUNIPER COLLECTION
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City of Meridian Department Report VI. Exhibits
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City of Meridian Department Report VI. Exhibits
G. Service Accessibility Report
PARCEL S1225233910 SERVICE ACCESSIBILITY
Overall Scare: 22 11 th Percentile
Description
Location In City Limits
Extension Sewer Trunkshed mains a 500 ft.from parcel
Floodplain Either not within the 100 yrfloodplain or a 2 acres
Emergency Services Fire Response time a 9 min.
Emergency Services Police Meets response time goals most of the time
Pathways Within 1/4 mile of current pathways
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW
plan)a existing(#of lanes)&road IS in 5 yr work plan
School Walking Proximity From 1/2 to 1 mile walking YELLOW
School Drivability Not within 2 miles driving of existing or future school
Park Walkability No park within walking distance by park type
Report generated on 07-31-2024 by MERIDIA%sallen
City of Meridian I Department Report VI. Exhibits