HomeMy WebLinkAboutPZ - Staff Report for 9-5
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
9/5/2024
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Brighton Corporation
SUBJECT: H-2024-0014
Apex Farr –MDA, PP, RZ
(aka Pinnacle)
LOCATION: West side of S. Locust Grove Rd., north
of E. Lake Hazel Rd. and east of S.
Meridian Rd., in the NW 1/4 and the east
1/2 of Section 31, T.3N., R.1E.
I. PROJECT OVERVIEW
A. Summary
The Applicant has submitted applications for the following:
• Development Agreement modification (MDA) to remove the property annexed with South
Meridian - Arbor Ridge (H-2015-0019, Inst. #2016-007071) and portions of the property
annexed with Shafer View Terrace (H-2020-0117, Inst. #2021-102396) and Apex (H-2020-
0066 Inst. #2020-178120) from the existing agreements to include in a new agreement and
update the overall conceptual development plan for the site and other provisions as applicable;
• Rezone (RZ) of 38.69-acres of land from R-2 to R-8 (0.76-acre), R-15 to C-C (6.66-acres) and
R-4 to R-8 (31.27-acres); and
• Preliminary Plat (PP) consisting of 381 single-family residential building lots, 6 commercial
building lots and 60 common lots on 131.89-acres of land in the R-8, R-15 and C-C zoning
districts.
B. Issues
• Block 12 exceeds the maximum block face length allowed in UDC 11-6C-3F for residential
districts along W. Precipice Dr. and along W. Vertex Dr.
The Applicant requests a Council waiver to the block face standard for both of these block
faces due to the block design being constrained by site conditions that include a large
waterway/irrigation facility (i.e. the Farr Lateral) along the northern boundary and steep slopes
ranging from 7-12% within a portion of the area. Traffic calming is proposed in the form of a
29-foot wide street section for W. Precipice Dr. along the Farr Lateral and bulb outs and choke
points. (See Section III.E.6 for more information.)
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
• A 25-foot wide buffer is required in the C-C zoning district on Lots 1, 5 and 6, Block 23 to the
abutting residential uses along the west boundary as set forth in UDC Table 11-2B-3.
Landscaping and fencing (if the use can’t be adequately buffered by landscaping) is required
within the buffer in accord with the standards listed in UDC 11-3B-9C.
The Applicant requests City Council approval of no buffer in this area on the commercial
property with the provision of a 15-foot wide common area mew on the residential property,
which will include landscaping and a sidewalk. The Applicant asserts the mew will act as a
buffer that still provides connectivity to the adjoining uses and walkability to the adjoining
commercial uses to the east in accord with the MU-C FLUM designation. Staff recommends if
Council is amendable to the Applicant’s request that the common area mew is increased
to a minimum of 20-feet wide consistent with the linear open space standards in UDC 11-
3G-3B.1e and includes landscaping in accord with the standards for landscape buffers to
adjoining uses listed in UDC 11-3B-9C. If Council grants the request, a reduction to the buffer
width does not affect building setbacks; all commercial structures shall be set back from the
property line a minimum of the buffer width (i.e. 25-feet) required in the C-C zoning district.
(See Section III.D.3.iii for more information.)
As an alternative to the Applicant’s request, which would require no buffer on the C-C
zoned property, Staff recommends a public street is provided between the residential and
commercial portions of Block 23 and an alley is provided for access to the residential units
rather than a private street. The addition of a public street will provide a named street for
addressing the east-facing units, provide for on-street parking for guests of the residential
units and provide a transition/separation between land uses (see concept plan in Section
III.E.1).
C. Recommendation
Staff: Staff recommends approval of the proposed MDA, RZ and PP requests with the provisions
included below in Section IV.
D. Decision
Pending
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Rural residential/agricultural -
Proposed Land Use(s) Single-family residential detached dwellings -
Existing/Proposed Zoning Existing: R-2 (Low-density Residential), R-4 (Medium-
low Density Residential), R-8 (Medium-density
Residential) and R-15 (Medium-high Density Residential).
Proposed: R-8 (Medium-density Residential), R-15
(Medium-high Density Residential), C-C (Community
Business)
VII.A.2
Existing Future Land Use
Designations
LDR (Low Density Residential), MDR (Medium Density
Residential) and MU-C (Mixed Use – Community) with a
school designation
VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 4/9/2024 PREAPP-2023-0164
Neighborhood Meeting 2/15/2024
Site posting date 8/23/2024
City of Meridian | Department Report II. Community Metrics
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District
• Comments Received Yes
• Commission Action Required No
• Access Various access points
• Traffic Level of Service Better than “E”
Traffic Impact Study (Y/N) No
ITD Comments Received No
Meridian Fire Distance to Station:1+/- mile to Station #7; Response
Time: see comments
Meridian Police No comments received
Meridian Public Works Wastewater Distance to Mainline: Sewer is available at site; Impacts or
Concerns: Flow is committed – see site specific conditions
Meridian Public Works Water Distance to Mainline: Water is available at site in pressure
zone 5 – project is consistent with water master plan;
Impacts or Concerns: See Public Works comments
See City/Agency Comments and Conditions Section for all department/agency and the public record for
comments received on this application.
Figure 1: One-Mile Radius Existing Condition Metrics
City of Meridian | Department Report III. Staff Analysis
Figure 2: Service Impact Summary
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. History
The subject property, except for the R-2 zoned portion, was annexed in 2015 with an R-4 zoning district
as part of the South Meridian Category A annexation, which included multiple properties and property
owners (H-2015-0019). A “placeholder” R-4 zoning district was approved with individual Development
Agreements (DA’s) for each property owner [i.e. Arbor Ridge (Inst. #2016-007071), Brighton
Investments LLC (Inst. #2016-007072), SCS Brighton LLC (Inst. #2016-007073), Murgoitio Limited
Partnership (Inst. # Inst. #2016-007074)], which require modification of the agreements prior to
development of the property to approve any proposed development plan.
In 2020, a modification to the existing DA’s for Brighton Investments LLC (Inst. #2016-007072), SCS
Brighton LLC (Inst. #2016-007073) and Murgoitio Limited Partnership (Inst. # Inst. #2016-007074 was
approved, which replaced those agreements with one (1) new agreement (Apex H-2020-0066, DA Inst.
City of Meridian | Department Report III. Staff Analysis
#2020-178120). A rezone (Apex H-2020-0066) was approved for much of the subject property from
the R-4 to the R-8 and R-15 districts. The Arbor Ridge R-4 zoned property along the northern boundary
was under different ownership at that time and was not included in the rezone but is part of the subject
rezone application. A preliminary plat (H-2020-0056) was also approved for Apex Northwest
Subdivision, which included the R-15 zoned portion of the subject property at the southeast corner. The
conceptual Master Plan included in the DA depicts “future development” with no specific development
plan for the areas not included in the preliminary plat with a general street layout on the land southwest
of the Williams gas pipeline and a future school at the northwest corner of Locust Grove and
Crescendo.
In 2021, the R-2 zoned portion of the property was annexed with a DA (Inst. #2021-102396) and
included in Shafer View Terrace Subdivision as Lot 1, Block 5 (H-2020-0117, FP-2021-0056). This lot
was depicted as a future phase with no specific development plan.
A preliminary plat (H-2021-0087) was approved in 2021 for Apex West Subdivision, which included
Lot 1, Block 5, Shafer View Terrace Subdivision and a portion of the subject property. A portion of this
property is included in the subject preliminary plat; the remainder will be part of Apex West.
Table 4: Project Overview
Description Details
History H-2015-0019 (AZ South Meridian: Arbor Ridge DA Inst. #2016-007071,
Brighton Investments LLC DA Inst. #2016-007072, SCS Brighton LLC
DA Inst. #2016-007073, Murgoitio Limited Partnership DA Inst. # Inst.
#2016-007074); H-2020-0056 (Apex Northwest – PP), H-2020-0066
[Apex MDA, RZ (replaced all earlier DA’s) – Inst. #2020-178120]; Shafer
View Terrace (H-2020-0117, DA Inst. #2021-102396); Apex West (H-
2021-0087); Apex NW Pool PBA-2024-0006 – ROS #14520).
Phasing Plan 7
Physical Features The McBirney Lateral runs east/west through this site, the Watkins Drain
runs north/south through the northwest portion of this site , the Carlson
Lateral runs along the northern boundary of the site and the Farr Lateral
runs along the northern boundary of the site. The Williams Northwest gas
pipeline also bisects this site.
There is a significant grade on the northern portion of the site south of the
Farr Lateral (it’s higher in that area and slopes to the south).
Acreage 131.89-acres
Lots 381 single-family residential building lots, 6 commercial building lots and
60 common lots
B. General Overview
Development Agreement Modification:
The subject property is currently subject to three (3) different DA’s (i.e. South Meridian - Arbor Ridge
(H-2015-0019, Inst. #2016-007071); Shafer View Terrace (H-2020-0117, Inst. #2021-102396); and
Apex (H-2020-0066 Inst. #2020-178120). A Development Agreement modification is proposed to
include these properties in one (1) new agreement; these properties will no longer be subject to the
previous DA’s. (See legal description and exhibit map of property subject to the new DA in Section
VII.C below.)
An updated conceptual master plan, shown in Section VII.K below, is proposed to be included in the
DA for the overall area subject to the DA. Note: The future school previously planned at the northwest
corner of Locust Grove and Crescendo was shifted to the south side of Lake Hazel, east of Locust
Grove; a public school is planned on the east side of Locust Grove Rd. in the future.
City of Meridian | Department Report III. Staff Analysis
Rezone:
A rezone of 38.69-acres of land is proposed from R-2 to R-8 (0.76-acre), R-15 to C-C (6.66-acres) and
R-4 to R-8 (31.27-acres). (See legal descriptions and exhibit maps for property proposed to be rezoned
in Section VII.D below.)
The area proposed to be rezoned to R-8 is designated Medium Density Residential (MDR) on the
Comprehensive Plan Future Land Use Map (FLUM), except for a 0.76-acre portion which is designated
Low Density Residential (LDR). The area proposed to be zoned C-C is designated Mixed Use –
Community (MU-C). The proposed development plan is consistent with the Comprehensive Plan
FLUM designations.
Preliminary Plat:
The Preliminary Plat consists of 381 single-family residential building lots, 6 commercial building lots
and 60 common lots on 131.89-acres of land in the proposed R-8, R-15 and C-C zoning districts and is
a re-subdivision of a portion of Lot 1, Block 5, Shafer View Terrace Subdivision. The plat is proposed
to develop in seven (7) final plat phases as shown on the phasing plan. (See preliminary plat and
phasing plan in Section VII.E below.) Note: The remainder of Lot 1, Block 5 of Shafer View Terrace
Subdivision that’s not part of the subject plat will be included in the Apex West final plat (H-2021-
0087).
The minimum lot size proposed is 4,180 square feet (s.f.) with an average lot size of 8,021 s.f. A gross
density of 2.84 units per acre with a net density of 5.43 units per acre is proposed, which is consistent
with the density desired in the MDR FLUM designation.
A mix of front-loaded and alley-loaded units in a variety of different lot sizes are proposed with larger
lots along the northern boundary to provide a transition between the rural lots to the north of the Farr
Lateral.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are some existing structures on the site that are required to be removed prior to City
Engineer signature on the final plat phase in which they are located.
There are several site constraints that effect the design and layout of this project, as follows (see
map below for reference):
• The Carlson Lateral runs along the northern boundary of the site
• The Farr Lateral runs along the northeastern boundary of the site at the highest elevation of
the project.
• The McBirney Lateral will be piped and is located in the southeast portion of the project.
• The Watkins Drain runs through the northwest quadrant.
• The Williams Northwest Gas Pipeline bisects this site within a 75-foot wide easement.
• There is an existing sewer trunk line on the northwest corner of the property in a 25-foot
wide easement.
• There are slopes between 7 and 12% within the area shown in red on the map below.
City of Meridian | Department Report III. Staff Analysis
2. Proposed Use Analysis (UDC 11-2):
Single-family residential detached dwellings are principally permitted in the R-8 and R-15 zoning
districts, per UDC Table 11-2A-2.
Commercial uses are allowed in the C-C zoning district as listed in UDC Table 11-2B-2.
3. Dimensional Standards (UDC 11-2):
See UDC Table 11-2A-6 and 11-2A-7 for the dimensional standards of the R-8 and R-15 zoning
districts, respectively; and,
UDC Table 11-2B-3 for the dimensional standards of the C-C zoning district.
4. Specific Use Standards (UDC 11-4-3):
There are no specific use standards that apply for single-family detached dwellings.
UDC Table 11-2B-2 notes if specific use standards listed in UDC 11-4-3 are applicable to certain
uses in the C-C zoning district.
City of Meridian | Department Report III. Staff Analysis
D. Design Standards Analysis
1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Future development of the C-C zoned area should comply with the structure and site design
standards listed in UDC 11-3A-19; review for compliance with these standards will take place with
future development applications.
The proposed development should create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices in accord with
Comprehensive Plan Policy #3.07.01A.
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-4-3-27):
The residential portion of the development is required to comply with the open space and site
amenity standards listed in UDC 11-3G-3 and 11-3G-4.
A minimum of 15% (or 18.93-acres based on 126.2-acres of residential area) qualified open space
is required to be provided in the R-8 and R-15 zoning districts; a total of 36.1-acres (or 29.1%) is
proposed that meets the quality standards listed in UDC 11-3G-3A.2. Qualified open space consists
of open grassy areas exceeding 5,000 square feet in area, an education garden, linear open space,
street buffers along arterial and collector streets, parkways and stormwater detention facilities.
When counting street buffers along arterial and collector streets, the buffers need to comply with
the enhanced buffer requirements in UDC 11-3G-3B.3. Parkways along local residential streets are
required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space.
Stormwater detention facilities are required to meet the standards in UDC 11-3G-3B.5 when
counted toward open space.
Amenities totaling a minimum of 26 points from each category are required to be provided based
on the area of the development (i.e. 131.89-acres).
An open space exhibit was submitted as shown in Section VII.I.
Site amenities totaling 30 points (pts.) are proposed from each category as follows:
• Quality of Life: two (2) fitness courses (2 pts. each = 4 pts.), a dog park (2 pts.), two (2)
education gardens (1 pt. each = 2 pts.).
Per UDC 11-3G-3C, the fitness course is required to have a minimum of six (6)
stations permanently installed; and the dog park is required to have bags for dog
waste disposal, a double entrance gate, bench(es) and fencing to enclose a minimum of
5,000 square feet and secured open space for an off-leash dog park.
• Recreation Activity Area: swimming pool with changing facilities & restrooms (6 pts.), (2)
tot lots/natural play areas (1 pt. each = 2 pts.).
Per UDC 11-3G-3D, the swimming pool is required to be constructed in ground and
meet all Building Code requirements; the tot lots are required to have commercial
grade play equipment scaled and designed for the use and safety of younger children
and benches for seating shall be nearby.
• Pedestrian or Bicycle Circulation System: 0.37-mile of pathway aligned with linear open
space (1 pt.) and 1.61-miles of multi-use pathway (12 pts.).
The proposed pathways are not required sidewalk adjacent to public right-of-way. The
multi-use pathway will connect to planned pedestrian or bicycle routes outside the
development in accord with the Pathways Master Plan. All pathways will be designed and
constructed in accord with adopted City standards.
• Multi-modal: bicycle repair station (1 pt.)
City of Meridian | Department Report III. Staff Analysis
The bicycle repair station is required to be a fixed installation with tools and an air
pump per UDC 11-3G-4F.2.
The proposed common open space and site amenities meet and exceed UDC standards for such.
i. Landscaping is required to be provided in common open space areas in accord with the
standards listed in UDC 11-3G-5B.
The proposed development is consistent with Comprehensive Plan Policy #2.02.00, which states,
Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and
generous amenities that provide varied lifestyle choices.
3. Landscaping (Comp Plan, UDC 11-3B):
Attractive landscaping and pedestrian friendly design is required within new developments in
accord with Comprehensive Plan Policy #5.01.02G.
Landscaping is required to be provided within the development in accord with the standards listed
in UDC 11-3B.
i. Landscape buffers along streets
A 25-foot wide street buffer is required along S. Locust Grove Rd., an arterial street; 20-foot
wide street buffers are required along all collector streets (i.e. E. Crescendo St., S. Sublimity
Ave., E. Quartz Creek St., Apex Way and Elevated Way); and a 10-foot wide street buffer is
required along local streets (i.e. E. Phenomenal St.) in the C-C district.
Landscaping is required within the street buffers in accord with the standards listed in UDC 11-
3B-7C. All street buffers are required to be in a common lot or on a permanent dedicated
buffer easement, maintained by the property owner, homeowner’s association or business
owner’s association per UDC 11-3B-7C.2a and should be depicted on the plat.
A 4-foot tall berm is proposed within the street buffer along S. Locust Grove Rd.
ii. Parking lot landscaping
Internal parking lot landscaping is required with future development of the C-C zoned lots in
accord with the standards listed in UDC 11-3B-8C.
iii. Landscape buffers to adjoining uses
A 25-foot wide buffer is required in the C-C zoning district on Lots 1, 5 and 6, Block 23 to the
abutting residential uses along the west boundary as set forth in UDC Table 11-2B-3.
Landscaping and fencing (if the use can’t be adequately buffered by landscaping) is required
within the buffer in accord with the standards listed in UDC 11-3B-9C.
The Applicant requests City Council approval of no buffer in this area with the provision
of a 15-foot wide common area mew on the residential portion, which will include
landscaping and a sidewalk as shown in the exhibit below. The Applicant asserts the mew
will act as a buffer that still provides connectivity to the adjoining uses and walkability to
the adjoining commercial uses to the east in accord with the MU-C FLUM designation.
Staff recommends if Council is amendable to the Applicant’s request that the common
area mew is increased to a minimum of 20-feet wide consistent with the linear open space
standards in UDC 11-3G-3B.1e and includes landscaping in accord with the standards for
landscape buffers to adjoining uses listed in UDC 11-3B-9C. If Council grants the request,
a reduction to the buffer width shall not affect building setbacks; all structures shall be
set back from the property line a minimum of the buffer width (i.e. 25-feet) required in
the C-C zoning district.
As an alternative to the Applicant’s request, which would require no buffer on the C-C
zoned property, Staff recommends a public street is provided between the residential and
City of Meridian | Department Report III. Staff Analysis
commercial portions of Block 23 and an alley is provided for access to the residential units
rather than a private street. The addition of a public street will provide a named street for
addressing the east-facing units, provide for on-street parking for guests of the residential
units and provide a transition/separation between land uses. See concept layout below in
Section III.E.1.
iv. Tree preservation
Existing trees 4-inch caliper or greater that are removed from the site during development may
require mitigation (see UDC 11-3B-10 for more information). Include mitigation information
on the landscape plan that demonstrates compliance with the standards in UDC 11-3B-
10.C.5.
v. Storm integration
Stormwater integration is required in accord with the standards listed in UDC 11-3B-11C.
A Geotechnical Investigation report was submitted with this application.
vi. Pathway landscaping
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-
12C.
4. Parking (UDC 11-3C):
Off-street parking is required to be provided with all development in accord with UDC standards.
i. Residential parking analysis
Off-street parking is required to be provided for all single-family residential units in accord
with the standards for such listed in UDC Table 11-3C-6.
ii. Nonresidential parking analysis
Off-street parking is required to be provided for non-residential uses in the commercial district
in accord with the standards listed in UDC 11-3C-6B.
iii. Bicycle parking analysis
City of Meridian | Department Report III. Staff Analysis
A minimum of one (1) bicycle parking is required to be provided for every 25 proposed vehicle
parking spaces or portion thereof, except for single-family residences, per UDC 11-3C-6G.
Bicycle parking facilities should comply with the standards listed in UDC 11-3C-5C.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Several conceptual building elevations were submitted for the proposed residential development,
included in Section VII.L below. A mix of single-story and 2-story homes are proposed that include
a variety of siding styles with masonry accents in a variety of colors and design elements/features
with varying roof profiles and wall modulation that demonstrate the high quality of development
proposed.
Design review is not required for single-family detached structures. However, because the
rear and/or sides of homes facing S. Locust Grove Rd. and internal collector streets will be
highly visible, Staff recommends a DA provision requiring those elevations 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 adjacent public streets. Single-story homes are exempt from this requirement.
Conceptual elevations weren’t submitted for the commercial portion of the development.
Administrative design review is required for those structures as well as the swimming pool and
associated structure in the residential portion of the development in accord with the design
standards in the Architectural Standards Manual.
Staff is of the opinion the proposed conceptual building elevations are in accord with
Comprehensive Plan Policy #5.01.02L: “Support beautiful and high-quality development that
reinforces neighborhood character and sustainability.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-6 for
fencing along waterways and 11-3A-7.
7. Parkways (UDC 11-3A-17):
All parkways should comply with the standards for such listed in UDC 11-3A-17.
E. Transportation Analysis
A Traffic Impact Study (TIS) was not submitted for this development as ACHD did not require one.
Capital Improvements Plan (CIP)/Integrated Five Year Work Plan (IFYWP):
Condition of Area Roadways (Traffic Count is based on Vehicles per Hour (VPH):
City of Meridian | Department Report III. Staff Analysis
Collector streets are required to be constructed with development in accord with ACHD’s Master Street
Map (MSM) and/or as required by ACHD. The following streets are required to be constructed as
collector streets: E. Crescendo St., E. Quartz Creek St., Apex Way and Elevated Way.
Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
1. Access is proposed via the extension of E. Quartz Creek St., E. Tranton St. and E. Liberator Ct. at
the project’s west boundary; and from S. Locust Grove Rd. via S. Apex Way and E. Crescendo St.
An emergency access is proposed at the north boundary via S. Margaret Ave.
Stub streets are proposed for future extension and interconnectivity with adjacent development and
future development in Apex/Pinnacle. An east/west and north/south collector street is required to be
provided through the development per ACHD’s Master Street Map (MSM). A collector street is
stubbed to the north, which will extend to E. Amity Rd. with future development; and S. Apex Way
will extend to S. Locust Grove Rd. as a collector street in accord with the MSM.
Cross-access/ingress-egress easements should be provided between all of the commercial lots (i.e.
Lots 1-6, Block 23) either by recorded easement or as a note on the final plat in accord with UDC
11-3A-3A.2.
The north/south drive depicted on the plat that provides access to the residential lots in Block
23 should be realigned to reflect the updated design shown on the landscape plan. Staff is not
in favor of the proposed layout of this block with the residential units abutting the parking lot
for the commercial area with only 15-feet in between consisting of landscaping and a
pathway. Accordingly, Staff recommends the access drive for the residential units is
constructed as an alley and a north/south public street is provided between the residential and
the commercial lots for addressing purposes for the east-facing residential units, for on-street
parking for the residential units and as a transition/separation between land uses. The
following is the existing layout and a concept layout showing Staff’s recommended changes:
Existing Layout: Recommended layout:
City of Meridian | Department Report III. Staff Analysis
Local and collector street connectivity is proposed within the development in accord with
Comprehensive Plan Policy #6.01.02B, “Reduce the number of existing access points onto arterial
streets by using methods such as cross-access agreements, access management, and
frontage/backage roads, and promoting local and collector street connectivity.”
2. Multiuse Pathways (UDC 11-3A-5):
Multi-use pathways are required to be provided with development in accord with the Pathways
Master Plan as required by the Park’s Department. Per the plan, a 10-foot wide multi-use
pathway is required within the Williams gas pipeline easement and should extend as a
detached pathway along the north side of E. Crescendo St. to the detached pathway along S.
Locust Grove Rd. A 10-foot wide detached multi-use pathway is also required along the west
side of S. Elevated Way to create a pedestrian connection between the proposed park amenity
and the existing pathway to the south in Apex West subdivision.
A pathways plan is included in Section VII.J that depicts all pathways proposed within the
development.
A 14-foot wide public use easement is required for the multi-use pathways required by the
Pathways Master Plan where they lie outside of public right-of-way and should be submitted
to the Planning Division and recorded prior to City Engineer signature on the final plat. The
easement and recorded instrument number should be depicted on the plat.
3. Pathways (Comp Plan, UDC 11-3A-8):
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8.
A pathways plan is included in Section VII.J that depicts all pathways proposed within the
development.
4. Sidewalks (UDC 11-3A-17):
All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17.
A sidewalk is not proposed along the northern boundary of the site adjacent to the Farr Lateral on
the northeast side of W. Precipice Dr. due to the grade difference between the waterway and the
street (the lateral is higher). The UDC requires sidewalks to be provided on both sides of public
streets and does not include a provision for a waiver; therefore, Staff recommends changes to
the development plan to provide a sidewalk along the northeast side of W. Precipice Dr.
Staff recommends a DA provision requiring 10-foot wide detached sidewalks/pathways to be
provided along S. Locust Grove Rd., an arterial street, all internal collector streets and those
abutting this site in lieu of on-street bike lanes for public safety.
5. Private Streets (UDC 11-3F-4):
All private streets constructed within the subdivision should comply with the standards listed in
UDC 11-3F-4. Private streets are proposed for access and addressing for the residential lots in
Blocks 2 and 23. A separate application is required to be submitted for approval of the private
streets and should be submitted concurrently with the final plat application.
Because the proposed private streets will result in several building lots having frontage on
both public and private named streets in Blocks 2 and 23, which will likely create confusion
for emergency responders, Staff is not in favor of the proposed layout of these blocks. Staff
has recommended changes to the layout of Block 23, which will alleviate this issue, as
discussed in Section III.E.1 above. Staff recommends the Applicant make changes to the
layout of lots in Block 2 to comply with ACHD’s requirements for public alleys so that these
lots only have frontage on one (1) named street.
City of Meridian | Department Report III. Staff Analysis
6. Subdivision Regulations (UDC 11-6):
Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is
required.
Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed alleys appear
to comply with these standards.
Common driveways are required to comply with the standards listed in UDC 11-6C-3D.
• Common driveways should serve a maximum of four (4) units; in no case should more than
three (3) dwelling units be located on one (1) side of the driveway. The common driveway
in Block 12 serving Lots 72-75 exceeds the maximum number of dwelling units that
may be served on one (1) side of the driveway. The plat should be revised to remove
one (1) of these lots to comply with the standard; or, an alternative compliance
request/application may be submitted to UDC 11-6C-3D.1 to be allowed four (4)
driveways on one (1) side of the common driveway in accord with UDC 11-6C-3D.9.
• Solid fencing adjacent to common driveways is prohibited, unless separated by a
minimum five-foot wide landscaped buffer planted with shrubs, lawn or other
vegetative groundcover – construction of this buffer is the responsibility of the
developer and not the adjacent homeowner.
• Perpetual ingress/egress is required either by a recorded easement or as a note on a
recorded final plat. The easement or plat note shall include a requirement for
maintenance of a paved surface capable of supporting fire vehicles and equipment.
In residential districts, block faces should not be more than 750-feet in length without an
intersecting street or alley, except where a pedestrian connection is provided, then the maximum
block face may be extended up to 1,000-feet in length. The City Council may approve a block face
up to 1,200-feet in length where the block design is constrained by site conditions which include
steep slopes in excess of 10% or a large waterway/irrigation facility. In no case shall a block face
exceed 1,200-feet, unless waived by City Council. Where appropriate, traffic calming may be
required for blocks in excess of 1,000 feet.
• The face of Block 12 along W. Precipice Dr. is approximately 2,500-feet. Two (2)
pedestrian connections are proposed within the block that provides pedestrian access
between streets. The Farr Lateral runs along the north side of W. Precipice Dr. at the
highest point of the development.
• The face of Block 12 along W. Vertex Dr. is approximately 1,500-feet. One (1) pedestrian
connection is proposed within the block that provides pedestrian access between streets.
The Applicant requests a Council waiver to the block face standard for both of these
block faces based on the above-noted site constraints in addition to those noted in Section
III.C1 above. Traffic calming is proposed in the form of a 29-foot wide street section for
W. Precipice Dr. along the Farr Lateral
and bulb outs and choke points at pedestrian crossings as shown below. Note: The
proposed reduced street section will only allow parking on one side of the street.
City of Meridian | Department Report III. Staff Analysis
F. Services Analysis
See Service Accessibility Report in Section VII.B below.
1. Waterways (Comp Plan, UDC 11-3A-6):
All waterways, except natural waterways, are required to be piped unless used as a water amenity
or linear open space, in which case they may be left open as set forth in UDC 11-3A-6.
The McBirney Lateral runs east/west through this site within a 25-foot wide easement from
centerline both directions and the Farr Lateral runs mostly off-site along the northeast boundary of
the site within a 30-foot wide easement from centerline both directions. Both of these facilities are
under the jurisdiction of the Boise Project Board of Control (BPBC). The Board does not allow
landscaping, including trees and/or shrubs (other than gravel) within their easements – all fences,
gates, pathways, and pressurized irrigation lines are required to be located just off the edge of the
easements and the easements must be left a flat drivable surface.
The Watkins Drain runs north/south through the northwest portion of this site and the Carlson
Lateral runs along the northern boundary of the site.
2. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as set
forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards, specifications
and ordinances; design and construction shall follow Best Management Practice as adopted by the
City per UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
Water service is available at the site. Main lines are required to be extended to and through the
subject property with development. The developer should coordinate main size and routing with the
Public Works Dept. and execute standard forms of easements for any mains that are required to
provide service.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
Sanitary sewer service is available at the site. Main lines are required to be extended to and through
the subject property with development. The developer should coordinate main size and routing with
the Public Works Dept. and execute standard forms of easements for any mains that are required to
provide service.
5. Topography
There is a significant grade on the northeastern portion of the site south of the Farr Lateral (it’s
higher in that area and slopes to the southwest).
6. Hazards
The Williams Northwest gas pipeline bisects this site and lies within a 75-foot wide easement.
Future development is required to comply with the Williams Pipeline Developer’s Handbook.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A new Development Agreement (DA) shall be required as a provision of the MDA and RZ
applications. The previous DA’s [i.e. South Meridian - Arbor Ridge (H-2015-0019, Inst. #2016-
007071); Shafer View Terrace (H-2020-0117, Inst. #2021-102396); and Apex (H-2020-0066 Inst.
#2020-178120)] shall no longer be in effect for the subject property.
Prior to approval of the rezone ordinance, a new DA shall be entered into between the City of
Meridian, the property owner at the time of rezone ordinance adoption, and the developer. A final
plat application shall not be submitted until the rezone is finalized. 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 Rezone
and MDA request. The new DA shall incorporate the following provisions:
i. Future development of the subject property shall be generally consistent with the conceptual
development plan, preliminary plat, landscape plan, open space and site amenity exhibit
included below in Section VII, the conditions contained herein and the standards in the Unified
Development Code (UDC).
ii. The subject property shall be subdivided prior to submittal of any building permit applications
for the residential portion of the development and prior to issuance of any Certificates of
Occupancies within the commercial portion of the development.
iii. A 10-foot wide multi-use pathway shall be constructed within the Williams Northwest gas
pipeline easement in accord with the Pathways Master Plan.
iv. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e.
E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and
within the street buffer along S. Locust Grove Rd., an arterial street in lieu of on-street bicycle
lanes.
v. Future development shall comply with the Williams Pipeline Developer’s Handbook.
vi. The rear and/or sides of 2-story homes facing S. Locust Grove Rd. and the collector streets (i.e.
E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated 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 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.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
2. The final plat shall include the following revisions:
i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide
street buffers along all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz
Creek St., Apex Way and Elevated Way); and a 10-foot wide street buffer is required along the
local street (i.e. E. Phenomenal St.) in the C-C district.
ii. All street buffers shall be depicted in a common lot or on a permanent dedicated buffer
easement in accord with UDC 11-3B-7C.2a.
iii. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e.
E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and
within the street buffer along S. Locust Grove Rd., an arterial street, in lieu of on-street bicycle
lanes.
iv. A 14-foot wide public use easement shall be depicted on the final plat for the multi-use
pathways required by the Park’s Dept. per the Pathways Master Plan where they lie outside of
public right-of-way. The easement shall be submitted to the Planning Division and recorded
prior to City Engineer signature on the final plat and the recorded instrument number shall be
included on the plat.
v. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum
five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as
set forth in UDC 11-6C-3D.5; include a buffer if fencing is proposed.
vi. For all common driveways, a perpetual ingress/egress easement shall be depicted on the plat
and a note shall be included for requirement of maintenance of a paved surface capable of
supporting fire vehicles and equipment in accord with UDC 11-6C-3CD.8.
vii. Depict cross-access/ingress-egress easements between all of the commercial lots (i.e. Lots 1-6,
Block 23) in accord with UDC 11-3A-3A.2.
viii. Reconfigure Block 12 to comply with the block face standards listed in UDC 11-6C-3F, unless
otherwise waived by City Council. The Applicant requests City Council waive the block face
standards on both sides of Block 12 that face W. Precipice Dr. and W. Vertex Dr.
ix. Revise the alignment of the north/south drive that provides access to the residential lots in
Block 23 to reflect the updated layout shown on the landscape plan.
x. Remove Lot 24, Block 2 to enlarge the mew area and to reflect the updated layout shown on the
landscape plan.
xi. Depict a north/south public street between the residential lots and the commercial lots in Block
23 with parking on at least one (1) side of the street.
xii. Revise the layout of the lots in Block 2 to comply with ACHD’s requirements for public alleys
so that these lots only have frontage on one (1) named street.
xiii. Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC 11-3A-17D.
xiv. Depict traffic calming (i.e. a reduced 29-foot wide street section for W. Precipice Dr., bulb-outs
and choke points) within the development as shown on the exhibit in Section VII.E as allowed
by ACHD.
3. The landscape plan shall include the following revisions:
i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide
street buffers along all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz
City of Meridian | Department Report IV. City/Agency Comments & Conditions
Creek St., Apex Way and Elevated Way); and a 10-foot wide street buffer along E. Phenomenal
St., a local street, in the C-C district, in accord with UDC Tables 11-2A-6, 11-2A-7 and 11-2B-
3.
ii. All required street buffers shall be landscaped in accord with the standards listed in UDC 11-
3B-7C. The arterial and collector street buffers shall comply with the enhanced buffer
requirements listed in UDC 11-3G-3B.3 because they were counted toward open space
requirements.
iii. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-
3B.4 when counted toward open space requirements as proposed.
iv. Stormwater detention facilities shall comply with the standards in UDC 11-3G-3B.5 when
counted toward open space requirements as proposed.
v. Include mitigation information on the landscape plan that demonstrates compliance with the
standards in UDC 11-3B-10.C.5.
vi. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e.
E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and
within the street buffer along S. Locust Grove Rd., an arterial street, in lieu of on-street bicycle
lanes.
vii. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum
five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as
set forth in UDC 11-6C-3D.5; if fencing is proposed, depict a buffer. Construction of this buffer
is the responsibility of the developer and not the adjacent homeowner.
viii. Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC 11-3A-17D.
ix. Depict a north/south public street between the residential lots and the commercial lots in Block
23 with parking on at least one (1) side of the street.
x. Depict landscaping in common open space areas in accord with the standards listed in UDC 11-
3G-5B.
xi. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B-12C.
4. The fitness course shall to have a minimum of six (6) stations permanently installed in accord with
UDC 11-3G-3C.6.
5. The dog park shall have bags for dog waste disposal, a double entrance gate, bench(es) and fencing
to enclose a minimum of 5,000 square feet and secured open space for an off-leash dog park in
accord with UDC 11-3G-3C.9.
6. The swimming pool shall be constructed in ground and meet all Building Code requirements in
accord with UDC 11-3G-3D.1.
7. The tot lots shall have commercial grade play equipment scaled and designed for the use and safety
of younger children and benches for seating shall be nearby in accord with UDC 11-3G-3D.3.
8. The bicycle repair station is required to be a fixed installation with tools and an air pump per UDC
11-3G-4F.2.
9. Either apply for alternative compliance to UDC 11-6C-3D.1 to be allowed four (4) driveways on
one (1) side of the common driveway for Lots 72-75, Block 12; or, remove one (1) lot in this
location to comply with the standard.
City of Meridian | Department Report 0. Other Agency comments may be accessed in
the project file, included in the public record.
10. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public pedestrian
easement shall be submitted to the Planning Division, approved by City Council and recorded for
the multi-use pathway along the Williams Northwest gas pipeline and any other pathways required
by the Park’s Department in accord with the Pathways Master Plan that are outside of public right-
of-way. Include the recorded instrument number of the easement(s) along with a depiction of the
easement(s) on the final plat.
11. All private streets constructed within the subdivision shall comply with the standards listed in UDC
11-3F-4. A separate application is required to be submitted for approval of private street(s) and
shall be submitted concurrently with the final plat application.
12. All waterways, except natural waterways, are required to be piped unless used as a water amenity
or linear open space, in which case they may be left open as set forth in UDC 11-3A-6.
13. Off-street parking is required to be provided for all single-family residential units in accord with the
standards for such listed in UDC Table 11-3C-6; and for non-residential uses in the commercial
district in accord with UDC 11-3C-6B. Bicycle parking is required for non-residential uses as set
forth in UDC 11-3C-6G; bicycle parking facilities shall comply with the standards listed in UDC
11-3C-5C.
14. A 25-foot wide buffer to residential uses shall be provided with development of the commercial lots
(i.e. Lots 1, 5 and 6, Block 23). The Applicant requests City Council approval of no buffer in this
area on the C-C zoned property with the provision of a 15-foot wide common mew on the
residential portion, which will include landscaping and a sidewalk. If Council grants the request, a
reduction to the buffer width shall not affect building setbacks; all structures shall be set back from
the property line a minimum of the buffer width required in the applicable zoning district.
15. The existing structures on the site shall be removed prior to City Engineer signature on the final plat
phase in which they are located.
16. Administrative design review shall be required for future commercial structures on Lots 1-6, Block
23 and the swimming pool and associated structure in accord with the design standards in the
Architectural Standards Manual.
17. All waterways, except natural waterways, intersecting, crossing or lying within the area being
development are required to be piped unless used as a water amenity or linear open space, in which
case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in
accord with the standards listed in UDC 11-3A-6C.
18. Permanent addresses cannot be assigned until Ada County has approved the proposed street names.
Other Agency comments may be accessed in the project file, included in the public record.
V. FINDINGS
A. Rezone (UDC 11-5B-3E)
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 map amendment and development plan complies with the applicable
provisions of the Comprehensive Plan.
City of Meridian | Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the proposed amendment complies with the regulations outlined for the proposed
districts, including the purpose statement.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds the proposed map amendment should not be materially detrimental to the public health,
safety and welfare.
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 map amendment should not result in an adverse impact on the delivery of
services by any political subdivision providing public services within the City including, but not
limited to, school districts.
5. The annexation (as applicable) is in the best interest of city.
This finding is not applicable as the proposed request is for a rezone, not annexation.
B. Preliminary Plat (UDC-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-
making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Staff finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent
with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Staff finds public services are available to the site and will be adequate to accommodate the
proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds there are no scheduled public improvements adjacent to or on this site.
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.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff 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.
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
City of Meridian | Department Report VI. Action
VI. ACTION
A. Staff:
Staff recommends approval of the proposed MDA, RZ and PP requests with the provisions included
above in Section IV. Council should consider and take action on the waivers requested by the
Applicant pertaining to block face and buffer to residential uses.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian | Department Report VII. Exhibits
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
C. Legal Description & Exhibit Map for Boundary of Proposed New Development Agreement
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
D. Rezone Legal Descriptions & Exhibit Maps
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
E. Preliminary Plat (date: 5/1/2024) & Phasing Plan
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
Phasing Plan:
Traffic Calming – Bulb Outs and Choke Points:
City of Meridian | Department Report VII. Exhibits
F. Common Driveway Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
G. Private Street Areas 1 and 2
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
H. Landscape Plan
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
Fencing Plan:
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
I. Open Space & Site Amenities Exhibit (dated: May 2024)
City of Meridian | Department Report VII. Exhibits
J. Pathway Exhibit
City of Meridian | Department Report VII. Exhibits
K. Overall Conceptual Development Plan
City of Meridian | Department Report VII. Exhibits
L. Conceptual Building Elevations for Residential Units