HomeMy WebLinkAboutPZ - Staff Report for 9-19
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
9/19/2024
TO: Planning & Zoning Commission
FROM: Nick Napoli, Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Sabrina Durtschi
SUBJECT: H-2024-0029
Pivot Pointe Subdivision
LOCATION: Generally located south of W. Pine
Avenue and east of N. Black Cat Road in
the north half of the NW ¼ of the SW ¼
of Section 10, T.3N., R.1W. (Parcels:
S1210325555; S1210325410)
I. PROJECT OVERVIEW
A. Summary
Annexation of 7.98 acres of land with R-8 zoning district; and preliminary plat consisting of 41
building lots, and 10 common lots on 7.98 acres of land currently zoned RUT.
B. Issues/Waivers
Staff is recommending the removal of Lot 2, Block 1 to create more integrated open space within
the development. The applicant would like the lot to remain as shown.
C. Recommendation
Staff: Approval with development agreement and conditions
D. Decision
Select: Pending.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Rural Residential/Agriculture -
Proposed Land Use(s) Single family detached dwellings -
Existing/Proposed Zoning Rural Urban Transition Area (RUT) in Ada County/ R-8
(Medium Density Residential)
VII.A.2
Future Land Use Designation Medium Density Residential (MDR) VII.A.3
Table 2: Process Facts
Description Details
Pre-application Meeting date Thursday, June 27, 2024
Neighborhood Meeting 7/17/2024; 9 people attended the meeting
Site posting date 9/4/2024
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District IV.E
• Comments Received Yes -
• Commission Action Required No -
• Access Pine is classified as a collector roadway. Other than the
access specifically approved with this application off of N.
Biltmore Avenue, direct lot access is prohibited to this
roadway and should be noted on the final plat.
-
• Traffic Level of Service Better than “D” -
ITD Comments Received No -
Meridian Fire No comments received -
Meridian Police No comments received -
Meridian Public Works Wastewater Distance to Mainline: Sewer in Pine Avenue; Impacts or
Concerns: No
IV.B
Meridian Public Works Water Distance to Mainline: Water available at site; Impacts or
Concerns: No
IV.B
School District(s) West Ada School District IV.D
• Capacity of Schools Elementary: 700; Middle: 1250; High: 2075 -
• Number of Students Enrolled Elementary: 533; Middle: 957; High: 1833 -
See City/Agency Comments and Conditions Section for all department/agency comments received or see
public record:
(https://weblink.meridiancity.org/WebLink/Browse.aspx?id=353455&dbid=0&repo=MeridianCity) .
City of Meridian | Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Figure 2: Service Impact Summary
24
1,197
750
462
0.59
0.23 0.14 0.10 0
500
1,000
1,500
0.00
0.50
1.00
1.50
2.00
R-2 R-4 R-8 R-15 Parcel CountsLot Sizes (Acres)Single-family
Residential
Parcel Diversity
Parcel Count
Average Acres
1.68
4.32
7.14
10.25
0.00
5.00
10.00
15.00
R-2 R-4 R-8 R-15DU / AcreAverage Single-family Density by Zoning
5.51
Residential Net Density
Dwelling Units / Acre
Average
City of Meridian | Department Report III. Staff Analysis
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The Applicant proposes to annex 7.98 acres of land with an R-8 zoning district. A preliminary
plat and conceptual building elevations were submitted showing how the property is proposed to
be subdivided and developed with 41 single-family residential detached dwelling units at a gross
density of 5.37 units per acre. The proposed use and density of the development is consistent with
the Medium Density Residential (MDR) FLUM designation of 3-8 units per acre.
Single-family detached homes are in the development process to the west and south while to the
south of the railroad, the planned Medium High-Density Residential development consists of
attached, townhouses, and, and multifamily dwellings. Single-family detached dwellings are
listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future
development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district. The property is contiguous to City annexed land to the north and is within the
City’s Area of City Impact boundary. A legal description and exhibit map of the overall
annexation area for the R-8 zoning districts are included in Section VII. The City may require a
development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section
67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions
discussed herein and included in Section IV.
Table 4: Project Overview
Description Details
History N/A
Phasing Plan 1 phase
Residential Units 41 single family detached units
Open Space 1.15 acres/ 15.06%
Amenities 2 amenities – Fire Pit and Pathway
Physical Features Kennedy Lateral
Acreage 7.98 acres
Lots 51 total lots; 41 buildable and 10 common
Density 5.37 du/acre/ 7.15 du/acre
R-8 Dimensional Standards
(Required and Proposed)
4,000 square feet; 4,307 square feet
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject site contains four existing structures: four homes and accessory structures. Prior
to the City Engineer’s signature on the final plat, these structures shall be removed.
2. 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 plat
complies with the dimensional standards of the district.
City of Meridian | Department Report III. Staff Analysis
C. Design Standards Analysis
1. Site Design Standards (Comp Plan, UDC 11-3A-19):
Goals 2.01.02D, 2.01.01G, and 2.02.02C emphasize a diversity of housing types throughout
the city to meet the needs, preferences and financial capabilities of Meridian’s present and
future residents. Additionally, these goals promote infill development that does not negatively
impact existing developments. The subject site is adjacent to the established R-8
developments (Chesterfield Subdivision No. 1 and Horse Meadows Subdivision) to the east
and west. To the south is county residential land not yet annexed into Meridian, and to the
north is W. Pine Avenue. The preliminary plat and conceptual building elevations were
submitted showing how the property is proposed to be subdivided and developed with 41
single-family residential detached dwelling units at a gross density of 5.37 units per acre (see
Sections VII.G). The proposed use and density of the development are consistent with the
MDR FLUM designation. Additionally, the proposed single-family detached dwellings with a
mix of lot sizes will contribute to the variety of housing options in this area and within the
City as desired.
Single-family detached homes are in the development process to the west and south while to
the south of the railroad, the planned Medium High-Density Residential development consists
of attached, townhouses, and, and multifamily dwellings. Single-family detached dwellings
are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2.
Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for
the R-8 zoning district. The property is contiguous to City annexed land to the north and is
within the City’s Area of City Impact boundary. A legal description and exhibit map of the
overall annexation area for the R-8 zoning districts are included in Section VII. The City may
require a development agreement (DA) in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with
the provisions discussed herein and included in Section IV.
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
Goals 2.02.00 and 2.02.01B of the Comprehensive Plan focus on creating safe, attractive, and
well-maintained neighborhoods with ample open space, diverse amenities, and alignment
with community needs and values.
Open Space Requirements (UDC 11-3G-3):
a. Baseline Requirement: For developments zoned R-8 (Medium Density Residential) a
minimum of 15% of the subdivisions area (7.98 acres) shall be qualified open space.
The applicant is proposing 1.15 acres of qualified open space exceeding the 1.12
acres required to meet the minimum standard. However, Staff recommends Lot 2,
Block 1 is removed to create more integrated open space. The placement of Lot 2,
Block 1 creates an isolated parcel that abuts open space, a gravel access road, and
street landscape buffers. Additionally, the lot creates possible conflict points when
having to ingress and egress for the property owner. Due to these concerns, staff
finds that UDC 11-3G-3-2b “Open space shall be accessible and well connected
throughout the development” is not being met.
The subdivision features two main open space areas: a linear space along the
Kennedy Lateral and another linear space on Lot 19, Block 1. The common lots 6,
12, 22, and 33 do not count as qualified open space but are provided throughout the
development. The Applicant illustrates the lateral as piped underground. The large
central open space area is approximately 45,935 feet in size and is the largest usable
City of Meridian | Department Report III. Staff Analysis
common area within the project. The applicant proposes a gravel access road and
micro-pathway that runs through the open space for pedestrian connectivity and
irrigation district access. The linear open space along the Kennedy Lateral is
approximately 50 feet in width and over 500 feet in length. This linear open space
connects with the Chesterfield No. 1 Subdivision’s open space. This is discussed
more in the amenity section below.
Amenity Requirements (UDC 11-3G-4):
For single family subdivisions 1 amenity point is required for each 5 acres of gross land area.
The subject project size of 7.98 acres requires a minimum of two (2) amenity points. The
applicant is proposing the following amenity.
a. An outdoor fire pit worth 1 point.
b. A pathway (does not meet the requirements to qualify for a point)
In order for the pathway to count towards the amenity requirements it shall be paved
and landscape in accord with UDC 11-3A-8 and 11-3B-12.C to connect to N. Biltmore
Avenue and W. Pine Avenue. If the irrigation district does not allow for these
improvements within the easements the applicant shall provide an additional qualifying
amenity equaling one point or more with the final plat application.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 20-foot wide street buffer is required adjacent to Pine, a collector street. This buffer
should be landscaped per the standards listed in UDC 11-3B-7C and placed into a
common lot that is at least as wide as the required buffer width; this common lot should
also contain the detached sidewalk required along W. Pine Avenue. Due to the
neighboring subdivision to the east (Chesterfield Subdivision No. 1) having an attached
sidewalk along W. Pine Avenue, the sidewalk on the east of N. Biltmore Avenue with
Pivot Pointe will become attached. The landscape plans appear to show compliance with
these requirements.
ii. Tree preservation
A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees
and methods of mitigation outlined by the City Arborist before any trees are to be
removed as set forth in UDC 11-3B-10C.5.
iii. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales should not be within the landscape setbacks along W. Pine Avenue.
iv. Pathway landscaping
Landscaping is required along all pathways with a minimum of 5-feet wide shall be
provided on each side of the pathway with a mix of trees, shrubs, lawn, and/or other
vegetative ground covers per the standards listed in UDC 11-3B-12C; the landscape plan
should be revised accordingly.
4. Parking (UDC 11-3C):
i. Residential parking analysis
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.
City of Meridian | Department Report III. Staff Analysis
Staff will confirm compliance with these standards at the time of building permit
submittal for each residence.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen, beautify, and integrate commercial, multifamily, and
parking areas with existing neighborhoods. In response, the developer has submitted twelve
(12) conceptual building elevations and floor plans that illustrate the appearance of future
homes in the development (see Section VII.H).
The proposed designs include variations of both one- and two-story homes, each featuring a
two-car garage. The elevations showcase a range of architectural styles and design elements,
including lap siding, diverse color accents, varied roof profiles, and different home styles.
Staff review confirms that these elevations adhere to the city’s architectural standards and
comply with the required design criteria.
Homes on lots that abut W. Pine Avenue, a collector street, will be highly visible; therefore,
the rear and/or side of structures on these lots (i.e. Lots 2, 16, 17, 18, 19, 20, Block 1 and Lot
2, Block 2) should 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.
6. Fencing (UDC 11-3A-6, 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 two types of fencing throughout the
site, vinyl solid fencing and wrought iron semi-privacy fencing.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the
number of direct access points onto arterial streets. This can be achieved through cross-access
agreements, access management, frontage and backage roads, and enhancing connectivity
through local and collector streets. Additionally, these goals highlight the importance of
incorporating pedestrian access connectors in new developments to link subdivisions and
support neighborhood connectivity within a community pathway system.
The proposed access for the development includes W. Pine Avenue from N. Biltmore Avenue
and W. Quarterhorse Lane from the west. The project relies on the Horse Meadows
Subdivision, which is directly to the west, to reconstruct a portion of W. Quarterhorse Lane
(currently a private road) into a public street. This will provide a secondary public street
access. The existing curb cut on W. Pine Avenue will be removed, and curbing will be
extended across the driveway.
Access from W. Pine Avenue via N. Biltmore Avenue must align with N. Biltmore Avenue
on the north side of Pine. However, ACHD has indicated that this alignment does not meet
their policy requirements and will need to be revised before the final plat submission.
Since the final plat for Horse Meadows Subdivision has been submitted but not yet recorded,
there is currently only one access point to the site.
Given that this property and the surrounding areas are designated as R-8 (Medium Density
Residential) on the Future Land Use Map, staff recommends including a stub street to the
City of Meridian | Department Report III. Staff Analysis
south to facilitate future connectivity, in line with UDC 11-3A-3A.2. The proposed
preliminary plat appears to comply with these standards.
2. Pathways (Comp Plan, UDC 11-3A-8):
Goals 4.04.01 and 4.04.02 of the Comp Plan emphasize connecting local pathways from
neighborhoods with regional pathways in commercial/community serving areas. No multi-use
pathways are proposed or required with this development because the master pathways plan
does not show any multi-use pathways adjacent to the subject site. The applicant is proposing
attached sidewalks along all local streets that will connect to the detached sidewalks proposed
along W. Pine Avenue. Additionally, the applicant is proposing a gravel micro-pathway along
the Kennedy Lateral for better connectivity and pedestrian connection to the open spaces.
Staff recommends adding a 5-foot micro-pathway on Lot 19, Block 1 to improve access and
pedestrian connectivity to W. Pine Avenue for the western part of the subdivision.
Additionally, staff recommends the gravel path leading to the Kennedy Lateral is paved and
pathway to count towards the amenity requirements it shall be paved, landscaped, and
extended in accord with UDC 11-3A-8 and 11-3B-12.C to connect to N. Biltmore Avenue
and W. Pine Avenue. If the irrigation district does not allow for these improvements within
the easements the applicant shall provide an additional qualifying amenity equaling one point
or more with the final plat application license agreement is entered with NMID for use of the
gravel access road. With these additions, staff supports the proposed pathways and their
design.
3. Sidewalks (UDC 11-3A-17):
A detached side walk is proposed along W. Pine Avenue until the development crosses onto
the east side of Biltmore where it becomes attached to connect with Chesterfield Subdivision
No. 1. Five-foot wide attached sidewalks are proposed within the development in accord with
UDC 11-3A-17 standards.
4. Subdivision Regulations (UDC 11-6):
i. Dead end streets
Dead end streets and Cul de sacs (N. Axis Avenue and W. Pivot Place) do not extend
further than 500 feet and have less than 30 dwelling units. The applicant has met the
dead-end streets regulations as listed in UDC 11-6C-3.
ii. Common driveways
The common drive shall meet the standards set forth in UDC 11-6C-3. The applicant is
proposing a single common drive which has 4 lots taking access from it. Three (3) lots
are taking access on the south side and one (1) from the north side. Additionally, the
common drive is 31.50 feet wide and does not exceed 150 feet in length. The common
drive meets these standards.
iii. Block face
Block faces are proposed in the development in accord with UDC 11-6C-3. The applicant
is in compliance with this standard
E. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
Goal 4.05.01D of the Comprehensive Plan discusses the importance of improving waterways
throughout the city and residential areas. The Kennedy Lateral runs through the center of the
site. The Nampa Meridian Irrigation District (NMID) requires an easement for the Kennedy
Lateral. The easement for the Kennedy Lateral at this location is a minimum of one hundred
City of Meridian | Department Report IV. City/Agency Comments & Conditions
feet (100’) total, fifty feet (50’) each side. The applicant is proposing to keep the Lateral but
will be tiling it underground to provide larger linear open space.
2. Pressurized Irrigation (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.
3. 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.
4. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G &
3.03.03F. Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development of the subdivision.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat shall not be submitted until the DA and 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. The DA
shall, at minimum, incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan, common open space/site amenity exhibit, and conceptual building
elevations included in Section VIII and the provisions contained herein.
b. Homes on lots that abut W. Pine Avenue, a collector street, will be highly visible;
therefore, the rear and/or side of structures on these lots (i.e. Lots 2, 16, 17, 18, 19, 20,
Block 1 and Lot 2, Block 2) should 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.
2. The final plat shall include the following revisions:
a. Replace the street name for “N. Axis Avenue” with “N. Stronghold Avenue” in
accordance with the Ada County Street Name Review.
b. Replace the street name for “W. Pivot Place” with “W. Meadowpine Court” in
accordance with the Ada County Street Name Review.
c. Graphically depict the ACHD stormwater drainage easements referenced in Note #6.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
d. Depict a paved 5-foot micro pathway through Lot 19, Block 1.
e. Remove Lot 2, Block 1, and incorporate this area into the common open space for the
development.
f. Direct lot access to W. Pine Avenue is prohibited.
g. The applicant shall comply with the common drive exhibit and provide a note on the final
plat that addresses maintenance and access on the specified lots as shown in exhibit VI.J.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. 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.
b. Depict landscaping on each side of the 5-foot micro pathway running along the Kennedy
Lateral.
c. The 5-foot pathway proposed in Lot 3, Block1 shall be paved, landscaped, and extended
in accord with UDC 11-3A-8 and 11-3B-12.C to connect with N. Biltmore Avenue and
W. Pine Avenue. If the irrigation district does not allow for these improvements within
the easements the applicant shall provide an additional qualifying amenity equaling one
point or more with the final plat application.
d. Depict a paved 5-foot micro pathway through Lot 19, Block 1.
e. Pave the gravel path leading to the Kennedy Lateral and enter into a license agreement
with NMID for use of the gravel access road.
f. Remove Lot 2, Block 1, and incorporate this area into the common open space for the
development.
4. 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.
5. Prior to the City Engineer’s signature on the final plat, all existing structures that do not
conform to the setbacks of the R-8 zoning district shall be removed.
6. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
7. 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.
8. The Applicant shall comply with all ACHD conditions of approval.
9. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
11. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer’s signature on a final plat within two years of the date of the
approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
B. Meridian Public Works
City of Meridian | Department Report IV. City/Agency Comments & Conditions
City of Meridian | Department Report IV. City/Agency Comments & Conditions
C. Nampa & Meridian Irrigation District
City of Meridian | Department Report IV. City/Agency Comments & Conditions
D. West Ada School District (WASD)
City of Meridian | Department Report IV. City/Agency Comments & Conditions
E. Ada County Highway District (ACHD)
City of Meridian | Department Report V. Findings
F. Ada County Development Services
V. FINDINGS
A. Annexation and/or 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 Applicant’s request to annex the subject property with R-8 zoning and develop
single-family detached dwellings on the site at a gross density of 5.37units per acre is
consistent with the density desired in the MDR designation for this property; the preliminary
City of Meridian | Department Report V. Findings
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 district,
specifically the purpose statement;
Staff finds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed residential uses should be compatible with adjacent single-
family residential homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Staff finds City services are available to be provided to this development. Comments were not
received from WASD on this application so Staff is unable to determine impacts to the school
district.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the city if revisions are made to
the development plan as recommended.
B. Preliminary Plat and Short 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 generally in conformance with the UDC and the
Comprehensive Plan.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Staff finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds there are no roadways, bridges or intersections in the general vicinity that are in
the IFYWP or the CIP.
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.
City of Meridian | Department Report VI. Action
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.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and preliminary plat per the provisions in Section IV in accord with the Findings in
Section V.
B. Commission:
Pending
C. City Council:
Action 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. Subject Site Photos
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Concept Plan (date: 6/25/2024)
City of Meridian | Department Report VII. Exhibits
E. Landscape Plan (date: 6/10/2024)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
F. Qualified Open Space Exhibit (date: 4/10/2024)
City of Meridian | Department Report VII. Exhibits
G. Preliminary Plat (date: 6/6/2024)
City of Meridian | Department Report VII. Exhibits
H. Building Elevations (date: 6/10/2024)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
I. Annexation Legal Description & Exhibit Map
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
J. Common Drive Exhibit: