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HomeMy WebLinkAboutPZ - Staff Report 10-03 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/3/2024 Legend Ul-`�`� ��� 109 r DATE: Project Location TO: Planning&Zoning Commission ::;Area of Impact �= City Limits FROM: Linda Ritter,Associate Planner O Analysis t L i 208-884-5533 - i-- lritter@meridiancity.org I APPLICANT: Ella Passey,The Land Group SUBJECT: H-2024-0016 Baratza Subdivision—AZ,PP V LOCATION: Located at the southeast corner of N. -� Black Cat Road and W. McMillian Road in the North ''/2 of the NE '/4 of Section T 34,Township 4N.,Range 1 W. Parcels: SO434212920, SO434212922, SO434212957, SO434212965, SO434212971, SO434212975, SO434212976, SO434223150, SO434212923 and SO434212917 I. PROJECT OVERVIEW A. Summary The applicant is proposing to annex, zone and preliminary plat 80.3 acres of land to R-8 and R-15 zoning districts with 377 lots (347 residential, 29 common and 1 right-of-way) on land that is currently zoned RUT. B. Issues/Waivers • Applicant is requesting a waiver for block length on six(6) street segments that exceed the maximum 750-foot block length requirement. • School District states the elementary and high school are over capacity. Pleasant View Elementary School has no room to put another portable or space to create another classroom within the existing building,the children in the area will need to be bused to another school that does not have the capacity. • Increase in traffic for this area with no immediate roadway improvements listed in ACHD's CIP or IFYWP until 2029 or later. C. Recommendation Staff: Staff recommends approval of the requested annexation, zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section V. D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Agriculture - Proposed Land Use(s) Single-Family Residential - Existing/Proposed Zoning RUT VILA.2 Future Land Use Designation Medium Density Residential VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,March 26,2024 Neighborhood Meeting 4/30/2024 Site posting date 9/22/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes, Staff Report - • Commission Action Required No - • Access W.McMillan,N. Grand Lake Way,N.Black Cat Road and - W. Quintale Street • Traffic Level of Service Better than"E" - ITD Comments Received Yes/Letter IV.I Meridian Fire Distance to Station:1;Response Time: 5 minutes IV.0 Meridian Public Works Wastewater Distance to Mainline: Available at the site0;Impacts or IV.B Concerns: See Public Works Specific conditions Meridian Public Works Water Distance to Mainline: Available at the site;Impacts or Concerns: See Public Works specific conditions School District(s) West Ada School District IV.G • Capacity of Schools Pleasant View Elementary: 625 Star Middle School: 1,000 Owyhee High School: 1,800 • Number of Students Enrolled Pleasant View Elementary: 735 - Star Middle School: 996 Owyhee High School: 1,904 See City/Agency Comments and Conditions Section and public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0434212917 Date Retrieved:2024/9/12 Parcel Count Parcel Acreage Infiii Indicator: Z,(j, 605 Surrounding Area 31 % ►vot city 4; ® City Limits ,75 ■ Not City 7.g57_ Household Household& Population Growth ■ Households 02020 Population Change:28.5°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 3% Multi-family 7 3% is 3% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved I Approved 0 500000 1000000 1500000 0 20000 40000 60000 ■ Single-family ® Multi-family Notes: See Additional Notes&Details for Staff Report Maps,Tables, and Charts City of Meridian I Department Report II. Community Metrics 2.00 2,500 Single-family t 2,000 A Residential 1.5o I r_ Parcel Diversity (A1.00 11500 U N 1,000 0Parcel Count 0.50 500 *Average Acres 0.00 $ 0.10 0 R-2 + 3 R-15 Average Single-family Density by Zoning Average 15.00 L Residential - Density 10.00 �10.14 Q 5.00 03.94 05.56 4.96 2.25 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts Figure 2: ACHD Summary Metrics 0 6lackcat Existing Lanes © Planned Lanes �1 Existing Levelof Service Notable r Coma ents Q (Primary roadway impact} Programmed 1FYP © Programmed CIP 0 McMillan Existing Lanes © Planned Lanes �1 r Comments V/ Q (Primary roadway impact) 1 Programmed IFYP © Programmed CIP Notes: See Additional Notes&Details for Staff Report Maps,Tables, and Charts 0. City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution AZ o\`°e �r�a�y �'Py�� \Q`\ �� Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The proposed land use of single-family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 4.32 du/ac,meeting the required density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 and R-15 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The R-15 zoning designation,which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic,multi-generational community where residents can transition through different stages of life(known as aging in place)while remaining in the same neighborhood. This type of zoning in conjunction with other designations should be used to support a diverse housing mix that supports long-term residency and continuity within the community,promoting stability and a sense of place for residents throughout different stages of life. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15),Block 12 (lots 1-12), and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. Table 4: Project Overview Description Details History AZ,PP(H-2021-0074) Phasing Plan Phases: 5 Residential Units 347 Open Space 19.3 acres of qualified Open Space(24%) Amenities Required: 16/Proposed: Physical Features Lemp and Creason Lateral run along the western property line,Lemp Lateral also runs along the northern property line. Acreage 80.3 Lots Building Lots: 347/Common Lots:29 Density Gross:4.32/Net: 5.65 B. History and Process AZ,PP -H-2021-0074 Baratza, formerly known as Jamestown Ranch,requested to annex into the City and subdivide eighty (80)acres of land with R-8 zoning into 294 building lots and 25 common lots. The proposed City of Meridian I Department Report 11I. Staff Analysis development was denied by the City Council on April 19,2022. Council stated the reason for denial was that the proposed annexation is not in the best interest of the City and would be detrimental to the community for the following reasons: • The proposed development would generate additional traffic on W. McMillan Road and N. Black Cat Road. • W. McMillan Road, from N. Black Cat Road to N. Ten Mile, will not be widened to three (3) lanes until 2031 at the earliest. • N. Black Cat Road, from W. Ustick Road to W. McMillian Road, will not be widened to five (5) lanes until 2031 at the earliest. Comments submitted by Ada County Highway District(ACHD) in 2021 and 2024 showing the following: 3. Condition of Area Roadways Roadway Frontage Functional PM Peak Hour PM Peak Hour Existing Plus Classification Traffic Count Level of Service Project McMillan Road 2,628-feet Minor Arterial 335 Better than"D" "F" Black Cat Road 770-feet Minor Arterial 204 Better than"D" NA Traffic Count is based on Vehicles per hour(VPH) Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). *Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). 4. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Ten Mile Road was 4,905 on 01/31/18. • The average daily traffic count for Black Cat Road north of Ustick Road was 4,073 on 06117/21. Recent comments from ACHD staff show the following traffic counts: 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service McMillan Road 2,654-feet Minor Arterial 371 Better than "E" Black Cat Road 1,315-feet Minor Arterial 471 Better than "E" • Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). • Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Black Cat Road was 7,800 on October 18, 2023. • The average daily traffic count for Black Cat Road north of Ustick Road was 9,848 on April 12, 2023. City of Meridian I Department Report III. Staff Analysis Per the ACHD staff report,McMillan Road west of Ten Mile Road is anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds in the PMpeak hour as a 3-lane roadway under 2025 total conditions but meets ACHD's acceptable Level of Service Planning Thresholds in the shoulder hour under 2025 total conditions. Shoulder hour is defined by ACHD as one hour before and one hour after the peak hours during which traffic is rising toward or decreasing from peak, and congested conditions are infrequently occurring. McMillan Road, west of Ten Mile is facing a significant challenge in handling the traffic demand. The Master Street Map limits the road to three lanes, but the projected level of service(LOS)for the area is expected to degrade to an 'T"due to the proposed and entitled developments. A LOS of'T"indicates heavy congestion, with traffic moving very slowly or stopping frequently. While mitigation measures are in place, they may not be sufficient to significantly improve traffic flow, as the road cannot be widened to accommodate the additional volume. A traffic impact study(TIS)was prepared by CR Engineering, Inc. in 2021.A new TIS was not required as the increase in the number lots for Baratza Subdivision was considered minimal. Staff is requiring the plat be revised to ensure adequate right-of-way(100 feet in total)for the future expansion of W. McMillan Road is preserved per the direction of the City Council. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural with two (2) residential properties existing adjacent to WMcMillan Rd. • The 4375 WMcMillan Rd property consists of one home, three outbuildings, one silo, and two grain storage bins. • The 4023 WMcMillan Rd property consists of one home and one outbuilding. All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. Based on the proposed development,ACHD is requiring the applicant to do the following improvements to N. Black Cat Road and W. McMillan Road: • Dedicate fifty(50)feet of right-of-way(ROW)from the centerline of N. Black Cat Road abutting the site • Improve McMillan Road with seventeen (17)feet of pavement and a three (3)foot gravel shoulder, a twelve(12)foot wide gravel irrigation access road, as proposed and a ten (10)foot wide multi-use pathway abutting the site and tie into the existing improvements east of the site. • Construct a dedicated westbound left-turn lane on McMillan Road when Grand Lake Way is constructed to intersect with McMillan Road. Dedicate ROW as necessary to accommodate the left turn lane. • Improve Black Cat Road with seventeen (17)feet ofpavement from centerline, a three (3) foot wide gravel shoulder and a five (5)foot wide concrete sideway, as proposed, located a minimum of forty-seven (47)feet from centerline abutting the site and tie into the existing improvements south of the site. • Other than specifically approved with this application, direct lot access is prohibited to McMillan Road, Black Cat Road and Grand Lake Way and should be noted on the final plat. The Master Street Map identified a new multi-lane roundabout at the intersection of N. Black Cat Road and W.McMillan Road that is offset to the north. The construction of this roundabout has been delayed until 2029. City of Meridian I Department Report III. Staff Analysis Therefore, there are no scheduled immediate improvements to the roadways in this area. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-8 and R-15 zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as medium density. This designation allows for dwelling units at gross densities of three (3) to eight(8)dwelling units per acre. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and thoughtful site design to ensure quality ofplace and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15), Block 12 (lots 1-12), and Block 13 (lots I- 12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zoning districts. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000-4,000 sq. ft., and required street frontages of at least forty(40) feet.The subdivision is proposed to develop in five(5)phases as depicted in Exhibit VII D,Figure 3. The first phase will include all perimeter, arterial roadway frontages with multi-use pathways,the N Grand Lake Way collector, four(4)public street connections, and the primary common area amenity lot. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Seven(7) common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty (20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five (5) foot wide landscaped buffer. D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. 1. Existing structure: The current use of the property is agricultural with two (2) residential properties existing adjacent to W McMillan Road. The 4375 W. McMillan Road property consists of one home, three outbuildings, one silo, and two grain storage bins. The 4023 W. McMillan Rd property consists of one home and one outbuilding.All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. City of Meridian I Department Report 11I. Staff Analysis 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or 12.05-acres) of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VII.F, that depicts 23.76%(or 19.08-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of sixteen (16) amenity points are required to be provided. The amenities proposed are a barn style, open air gathering space with restrooms; open grassy play areas; natural play areas;picnic areas; open space commons shelter; playground; sports field;pedestrian and bicycle circulation; large pond water feature; and meandering pathways are planned within the centralized amenity area. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner's association. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterial roads (N. Black Cat Road and W. McMillian Road) and twenty(20)foot wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from N. Black Cat Road edge of pavement ranging in width from between seventy(70)feet from the south to ninety-seven (97)feet in width at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer.Along W. McMillian Road to the north, there is a buffer shown with a width of one hundred and one(101)feetfrom the edge ofpavement. The Creason Lateral is also located in this buffer; there are landscape strips of at least twenty-five(25)feet in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per thirty-five (35)feet in width; the areas containing laterals are shown to be sod. Buffers of at least thirty(30)feet in width are provided along N. Grand Lakes Way(twenty(20)feet is required). Eight(8)foot wide landscaped parkways are provided along most of the internal local streets.All required buffers must comply with UDC 11-3B-7C. The applicant is proposing no mow grass within the landscape buffer along McMillan Road and Black Cat Road. Staff is requiring the applicant to change this to regular sod as from past experience, once the area has been transferred to the homeowner's association this area will be mowed as the perception will be it looks and feels unmaintained. ii. Parking lot landscaping Per UDC 11-3B-8,the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five (5) foot wide minimum landscape buffer adjacent to parking,loading, or other paved vehicular use areas. The applicant is proposing parking lot landscaping for the parking lot adjacent to the club house. iii. Tree preservation City of Meridian I Department Report III. Staff Analysis Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. The applicant is states there are four(4) trees for removal and will replaced with thirty- one(31) trees equaling the same caliper as those removed. iv. Storm integration 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. v. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Stafffinds the landscape plan shows the applicant meets the requirements of UDC 11-3B- 12 for pathway landscaping. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC H- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Five (5) conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.J. The applicant states the housing products throughout the development are single-family detached units featuring a variety of regionally appropriate designs. Per the applicant, the project site's unique history of agriculture is captured within the site design and building design. The homes are planned as one-and two-story, single- family detached homes. The homes will be designed in a traditional modern farm and ranch theme and will be constructed using a variety of high-quality materials. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing N. Black Cat Road, W. McMillan Road, N. Grand Lake Way, W. Quintale Street, N. Bartok Avenue, and W. Viso Street 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. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City's Architectural Standards Manual. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The fencing plan shows a six (6)foot tall open vision wrought iron fence along the common open space areas and six (6)foot tall solid vinyl privacy fencing along the northern and southern boundaries of the site. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way; the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant is proposing parkways along the internal roadways of the subdivision. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): W. McMillian Road along the property frontage is two (2) lanes with no curb, gutter or sidewalk. N. Black Cat Road is 2 lanes with a five (S)foot detached pathway on the western side(Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Road(N. Grand Lakes Way) towards the northeast side of the property through the property and connecting into Quartet Northeast No. 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Road which aligns to W. Quintale Street, an eastern access which connects to W. Viso Street from the Volterra Heights Subdivision, and an additional southern access which connects to N. Bartok Avenue, also in the Quartet Northeast No. 2. Per the ACHD staff report, due to high water table in this area,permeable pavers may be necessary internal to the site to accommodate high ground water. Permeable pavers are allowed,provided they are designed in accordance with ACHD policy and best management practices. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan.A ten (10)foot wide detached pathway is reflected along W. McMillian Road which is consistent with the alignment shown on the Pathways Master Plan. There is a ten (10)foot wide detached sidewalk along both sides of N. Grand Lakes Way(the internal collector) which connects to the W. McMillian Road pathway. Several micro pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above, to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 3. Pathways (Comp Plan 4.04.O1A, UDC 11-3A-8): A 10-foot wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan. There is also a 10-foot wide detached pathway along one side of N. Grand Lakes Way(the internal collector)which connects to the W. McMillian Road pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. 4. Sidewalks (UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17(except for a ]Oft. wide pathway along one side off. Grand Lakes Way). There is also a S ft. wide detached sidewalk provided along N. Black Cat Road This 5-foot width is consistent with the width of the sidewalk along N. Black Cat Road City of Meridian I Department Report 111. Staff Analysis provided by Quartet Northeast No. 2 to the south as well as the Daphne Square Subdivision to the north. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500) feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750)feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30) dwelling units. The applicant is proposing two (2) dead-end streets that do not exceed the maximum five hundred(500)feet in length. ii. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is proposing seven (7) common driveways that meet the dimensional requirements as outlined in the UDC. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a blockface exceed one thousand two hundred(1,200)feet, unless waived by the City Council. The applicant is requesting a waiver from Council for six(6)streets that exceed the 750 ft block length. The following streets exceed the maximum block length: • Street I, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area (Block 4), increasing the allowable block face to 1,000'. • Street I, Block 1 (776): Requesting a waiver of dimensional standards as we are 26'above the maximum block length. We have increased pedestrian connectivity and traffic calming along this segment by adding a mid-block bulb out and pedestrian crossing to connect with the pathway created for Street I, Block 3. • Street M, Block 14 (778): Requesting a waiver of dimensional standards as we are 28'above the maximum block length. We have four pedestrian crossings at intersections and two traffic calming elements along this segment to improve the flow ofpedestrian and ear traffic. • Quintale St, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. • Quintale St, Block 4 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. City of Meridian Department Report 11I. Staff Analysis • Street F, Block 4 (776): Added two pedestrian pathway connections and four pedestrian crossings to this segment, increasing the allowable block face to 1,000'. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant's narrative, the Lemp Canal adjacent to W. McMillan Road will be piped and an easement(what size easement)granted.All work on the Lemp Canal has been coordinated with the Settlers Irrigation District(how big is the easement). Required irrigation district easements will be granted within a common lot. Irrigation district easements exist for the Lemp Canal and the Creason Lateral adjacent to N. Black Cat Road. These easements exist within a common lot. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. 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. The Applicant's narrative states the pressurized irrigation system for this development will be privately owned and operated by the HOA. The system will utilize a pond as a reservoir with surface water delivery from Settlers Irrigation District. The secondary source for landscape irrigation will be a potable connection with the City of Meridian municipal water system. 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. A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A- 21. Existing water services are directly adjacent to the project in W. McMillan Road to the north, N. Black Cat Road to the West, stub streets to the south and W. Viso Street to the east. Existing sewer services are directly adjacent to the project in N. Black Cat Road to the west and in W. Viso Street to the east. The utilities proposed for this project are consistent with the City of Meridian Water Master Plan, Wastewater Master Plan and Facilities Plan. City of Meridian I Department Report III. Staff Analysis 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 will not be accepted until the Annexation ordinance and development agreement are 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: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan,and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N. Black Cat Road.,W. McMillian Road and N. Grand Lakes 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. Single-story structures are exempt from this requirement. 2. Provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15),Block 12 (lots 1-12), and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. The Preliminary Plat included in Section VII, dated 5/17/24,is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the final plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Direct lot access to N. Black Cat and McMillan Roads is prohibited. d. The plat shall be revised to ensure adequate right-of-way(100 feet in total) for the future expansion of W. McMillan Road be preserved. 4. The Landscape Plan included in Section VII, dated 8/22/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Work with the Irrigation District to enter an agreement to provide some type of landscaping other than gravel in the common open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be add if negotiated within an agreement with the Irrigation District. b. Remove the no mow grass and add regular turf along Black Cat Road and McMillan Road. c. Add grass in the barrow ditch area along Black Cat Road. City of Meridian I Department Report IV. City/Agency Comments & Conditions 5. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Road and N. Grand Lakes Way to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 8. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 9. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 10. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. 11. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 13. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed gathering barn and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 14. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual. 15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 16. The Applicant shall comply with all conditions of ACHD. 17. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works See public record(copy the link into a separate browser) https:llweblink.meridiancioy.or /WebLink/browse.aspx?id=362279&dbid=O&repo=MeridianCit X C. Meridian Fire Department See public record(copy the link into a separate browser) https:llweblink.meridiancity.orglWebLinklbrowse.aspx?id=362279&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments & Conditions D. Meridian Park's Department See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/browse.aspx?id=362279&dbid=0&repo=Meridian Cit Y E. Irrigation Districts 1. Settler's Irrigation District See public record(copy the link into a separate browser) https://weblink.meridiancity.orQ/WebLinklbrowse.aspx?id=362279&dbid=0&repo=Meridia nCi F. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) hggs://weblink.meridianciV.org/WebLink/browse.aspx?id=362279&dbid=0&repo=Meridian Cit Y G. West Ada School District(WASD) or Other District/School See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/browse.aspx?id=362279&dbid=0&repo=MeridianCit Y H. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridianciU.oLvlWebLinklbrowse.aspx?id=362279&dbid=0&repo=MeridianCit Y I. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/browse.aspx?id=362279&dbid=0&repo=MeridianCit Y 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 annexation of the subject site with an R-8 and R-1 S zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property, if the Applicant complies with the provisions in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; N/A City of Meridian I Department Report V. Findings 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The school district states the proposed development would result in elementary students being bussed to Star or East Meridian area schools due to possible enrollment caps. Portable classrooms may be placed on the property at the Middle or High School. The option of adding a portable is not applicable at Pleasant View Elementary due to space constraints. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. 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; Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds 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; Stafffinds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Stafffinds 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 Stafffinds 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. There are several laterals along the property that will be piped, but are not natural features. According to the landscape plan, there are five (5) trees that require mitigation. The applicant is proposing to provide a total of seventeen (17) trees to replace the trees removed. VI. ACTION A. Staff: Staff recommends approval of the requested annexation,zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section V. B. Commission: Pending City of Meridian I Department Report VI. Action C. City Council: Action Pending. City of Meridian I Department Report VI. Action ' 1 1 a Imnn��ul1i nu aN■ - - _ 111IIIIII•■IllllNglli � IIN rn:III 1 ll -:■■�■��s C:a 11111��.Ilrrilflu «rn,.pl C: r �Ilri -�-Nrs'\��INN r1111 !: •.'�: Or • IIN a. ... llv'- - ..mrL■�■ n• WIN rMEN INn nl:�:�►url fr11 NNNI■�anm ■1■nH* �11 Illltu�` _ Hli##-:�:nnmll • HE �.Inuln�nrHHq _ Hill 1■rrrlNrpf A •. ON■rill • =Z -qh..IIIiiII iri�.. 11 1 rr ==' /■-^s IIIIIf MANQ ! 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0146 H-2020-0004 H-2020-0125 H-2021-0018 H-2021-0080 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0087 H-2023-0016 H-2023-0026 H-2023-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0018 H-2020-0101 H-2021-0056 H-2021-0088 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2020-0047 B. Subject Site Photos M. i M 1 Mre Zi City of Meridian Department Report VII. Exhibits s s � C� •.fir _.- - _ - N t N R City of Meridian Department Report VII. Exhibits 7011 . w u O _ FVI 1 �3 . ,. . Black Cat Road I McMillan Road City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S0434212917 SERVICE ACCESSIBILITY Overall Score: 12 2nd Percentile Lccation Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals some of the time YELLOIV Pathways Within 1/4 mile of current pathways GREEN Transit Not within 114 of current or future transit route RED Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work IRED plan School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Preliminary Plat (date: 8/22/2024) d Baratza Subdivision =aC2 Preliminary Plat I--—CD 7T7TTIT T-It — .::............. .. K ....-.... �....._—u j .:. — .:.... sit. ._-- I I Reiiury Re!-Cher e M- 77 � •'",. 0�9 we m�. �_gam— -- . ..- _ u PP-01 Ih N NiN:.x�P_l r —=-- --_ — _- --r- -- - -- - -- -- PHASE 5 2i PFIASI • II i 1 I t _- I I -PHASE 7 1 FIGURE 3:Phasing Plan City of Meridian I Department Report VII. Exhibits E. Landscape Plan (date: 8/22/2024) N� =Corr r?TTTTTTTTTT F1 0 F `l 1.¢¢ �' .:.� - � - •} - e �� R F C .v f - T � -TT-- I: Lanescavl Piaa-01ar,W. 6. i PP 24 F. Landscape Buffer Detail (date: 5/17/2024) Ni MEIRL ._. roe r��.N Imw xm., (�ruwn er o.e..e:u re..e sea., ��1lxo aeM uxe wayunnnN l�nee9epM.•..— City of Meridian Department Report VII. Exhibits G. Qualified Open Space Exhibit(date: 8/22/2024) Open Space Calculations: THE RINDI oNPENSPACE 1�3A015%) 444A(15%) WellifillLAND QUALIFIED OPEN SPACE PROVIDED: 100AC(23.10%I 3�. p T T IDTAL REOIHRED OPEN SPACE 1204 AC 9 T Open Space Legend: € 6 I NUAEINEC OPEN SPACE NNEDNPENSPACE- + ARUAII aTANOSCAPEBUR81 sD%aPTCluAREA ITT' TI'f1 -— - - - - --- - - L-- ---J -_ - - i e I I I E. .2-9 R'8 -I ; AGENLYCdNMPa15- - _ _ _ — -- a Ds.zzxoza a s i17 7 c r r-r T I mod" �= Open Space EA[blt D 20 Dv�sP�Emroa NMm-3� 17-2� EX-09 i3e City of Meridian Department Report VII. Exhibits H. Amenities Exhibit(date: 5/17/2024) a o� 1 WzO 6N u\ � U n r�n�-yasw.ia.vww.9.�.m rl.in.w.,-.yasm�s m,vw,..9�.m (1•.��.wv.-n�i..�,.a.An,s�m,vwwm�mxm ��wg aa-x�..neoiAm e��wawngu�m ,loom._ W ;' e w Il[THE 1[91 Iffy Rfllf6 OM U•^ v - a�i�womw�m>� �e� ..��..���em la�.9nw���..w��w.vw��M.�.,� Ure dr���.�wa.�.,�,�,em ��j�E!;1 PP-28 City of Meridian I Department Report VII. Exhibits I. Block Face Exhibit(date: 5/17/2024) NAND GROUP �x _. WVJ P,M nwRhV T-N 447w 9 �— R% II 1BB-8 I _ —398.04' zoo- 200' f9099 24 �'� �• i E BL K6 m BLBL11 €�—BLOCK6 q C� _ &OCK4• -- =1 O cm 4 J a�LL mBB1' 43139' ------ 49516 � g W B1DG%9 BLOCK IO 6LOLrc li ,� BOCK 16 N gm �' �` :Imo' 6LOLK 12 BLLLK I3 C7 I—ff. Q Iy BLLLK9 — � 1- 1 a9EK 14 BLOCK I6 1.A mff LEMmM . 1 BB.222024 —_ _ TTT B.M 11180 il9 l b 3 /� B my 4BB aow race BrimL �Pre Plat Effiikil-Block Feee � aid HMterNlBuk', 1'=20P EX-08 City of Meridian Department Report VII. Exhibits J. Common Drive (date: 5/17/2024) W W W I I I y y I R1L7 I B7LS I 137L9 O� a,zm-sF 0255E 3,V-5SF =Q C= I 1 5'516E I 1 � � w I SETBACK I I \N y 1 I I r--------- W W I I I I L--------- WL --- L--------- 1. AG_ y w w v W y y y y / /W y 8ensl WI ENCYCOMMENTS- Drivewa y A 112.07' B1 L° 08.22.2024 9,132-SF w w y y I ! 16, s y 1 I U cu F. W I Bt Ls 1 ! + w W v 3.9735F 1 1 1r }+•y O 8' V y w y y W 12'REAR Ir W w I SHBACKTYP. I 1 1 -- W L——— ----1--� y m y c J c = cz = ts1= T------------i--� y L Common Drive Exhibit-Driveway A ° 20 40 a m If EE � Xgpp. Horizonal Scale:Custom PfOieollo`Inx EX-01 $8 �- Dc 0108wb Cu. .2024 ¢�o I B1 L25 131 L26 I I 01 L27 I C I 3825-SF 3,0255E I I 3,825-SF 1 W C I I I I U w w LU ssIBE 1 I SETBACK .� r---------1 r---- -- -1 Driveway B W y 1. AGENCVCOMMENTs- ` B1 L28 3,9se-sF 111.67' 08.222024 w \ w J 1 1 1 I s m 1 fig' 1� B1L29 n AGHfl�s asasSF r v I •- 1 II '� r —F-------- ---, y y W e}o act+ sLa $ Common Drive Exhibit-Driveway Bmom} az 5 Horizontal Scale,T'=20 gale of k s aer 0.5 aw D517,20i4 232m EX-02 a� ,1 dye City of Meridian I Department Report VII. Exhibits I I l W Z C y I 12'REAR B9 V $ETBACK 6,706-SF yy pCHD I 1 \ a I1 �6 1 l�li�1T� I y � \ y y Driveway C \\ \\ y 1 AGENGYCOMMENTS- BBLB \ \ w y N 144.34'J,982-5F y 08.222024 — -------i i---s -----J L——————————J Q� m y 0 I 5'SIDE I SETBACK E E B9 L9 B9 L10 B9 L11 a I 4,5E-SF I I 4,4165F I I 4,416-5F I (� I I I I I y _ >a g$ Common Drive Exhibit-Driveway C o zo' 40' Q m `y\ Horizontal Scale:1"=2C' Pf 10W:1ZINa EX-03 ��� `� DalE of hSUn�05.17,2D3� ¢�o W y w B1 L40 B1 L41 131 L42 I w 3,4ao-sF 346O-SF 34ao-SF gazz-sF S Q a y l a It I I a I I I H�C7 y I bt: I I ? I I I L------- W r— -----II I I r——— ----7 r-------� I ---��_ /�{r►�1� y I I I L— y L— ———— J L—— ----� L _————— � Driveway D t// / / 1 AGENCY COMMENTS- " cFv" 111&7 L39 / / 08.222024 y _ -- y J y y ' 131 L38 ! ! '� p a 3,549-sF OH') 12,REAR ! es yr .� v� r w y I SETBACK 16, _ y E W s W W L------------f-- A.U.E. W y E 7—— ----- aCommon Drive Exhibit-Driveway D o 2B' aD' CO ES�.. Horizontal Scale:V=20' F.ImIl4S..InaEX-04 DBE of ISSWX 05,172014 2Je City of Meridian I Department Report VII. Exhibits 31 L62 I B1 L63 I I B1 L64 I I 131 L65 I a 3,472-3F I I 3,400.5E I I 3,400 5F I I 3,400.5E I W W W v O O I I I I a I I gal WWW � WW 2Q� L------L -----L L----- L W W \ W W W \ \ J• V W Driveway E 1. AGENCY COMMENTS- R\ 1 L66 m W 111.67' W + W 08.222024 3 o-aa-sF W W + W W J \ 11 1 1 W W o 11 1 1 I W Cu \ 11 1 1 I W c + � B1 L67cc � S 4S i�Ctiiq ESMT 12'REAR I W W J. �" W 4-'a G SETBACK W y W ------------ +L P.U.E.—� —J W W � ---- ------� W W W +N+ c+Y b I s � I � tz � ggas Driveway E Common Drive Exhibit- ° 20 aJ Q Cc Hodzor0al Scale:P=20' P.lpdk:173210 Ex-05 Dale of lssas¢e:05,17.2024 J I I + I W CL W W 1a' I W Lux0 B14 L17 W AC�E$41T,f 3957-SF I H—j / W W 16 1 1� 12'REAR SETBACK W W I——————————— — J W W 71,1T� Driveway F W W W / B14 L16 J R.— W 3,121-5F 111.87' H W 1. AGENCY COMMENTS- W 08222024 � / W i r————— -�—-----------1 1 1 y y y W + W w w W L------------J I d w I WyWyWyWW I I I c4 I I 5'SIDE c� I W W W y J. W W O z SETBACK z' s eW eW . WWW 4- G I I I I � � I W W J W �•� y g I W W Cu e I I I I I y W B14 L14 I I a I i B14 L15 E 5.808 SF 1 s,ssasF 1 W C., +r c _ g CZ Cu Common Drive Exhibit- Driveway F ° 20' 40 G m E Horizontal Scale,1"=20' Pr°leuno"1MM EX-06 DO"suace05.172024 LL�o City of Meridian I Department Report VII. Exhibits ACHO ISMT. \\\\\ a 616L14 6sysF W Z 12'REAR ` 1 16 SETBACK BUE E m � F \ E \ E Driveway G \ \ E 131.22' \ \ E Revisims 3,418-SF \ E E \ � 1, AGENCYCDMMENTS- 08.222024 F---- ———————- r-- ---------� —I --- --------I —W — --------I o U es cz'y� ;=Z O H J2 i � = o B16L10 l_ B16L12 B16L1t a6a-sE 4- cc Ct g 6.965-SF 7,212-5F NOR Common Drive Exhibit- Driveway G D 26 40 a m :9 Horizontal Scale:1'—20' Pmleak 123M EA�O7 a ate of hake 05.17 W LL�o City of Meridian I Department Report VII. Exhibits K. Building Elevations (date: 5/20/2024) Traditional Farmhouse I 1 � 1 City of Meridian Department Report VII. Exhibits Farmhouse Farmhouse 7 i City of Meridian Department Report VII. Exhibits Next Generation Farmhouse 1 . 4441911 Iff I City of Meridian Department Report VII. Exhibits L. Annexation Legal Description& Exhibit Map (date: 5/2/2024) :� OT. THE LAND GROUP May 2,2024 Project No_12320C EXHIBIT`A" BARATZA SUBDIVISION ANNEXATION DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows- Commencing at the Northwest Corner of Section 34 of said Township North,Range 1 West,said point being THE POINT OF SEGINNNING, Thence South 89'35'48'East,2654.01 feet(formerly described as 2653.94'),on the north line of said Section 34 to the North One quarter Cc rner of said Sectio n 34, Thence South oD'43'59"West•,fora distance of 1323.29feet on the north-south midsection line of said Section 34,to the Center-North 1116th Section Corner of said Section 34, Thence North 89'26'10"West,for a distance of 264-7.62 feet on the east-west 1/16th sectio n line of the Northwest Quarter of said Section 34,to the North 1/16th Section Corner common to Sections 33 and 34 of said Township 4 North,Range 1 West Thence North oa'27'23"East,for a distance of 1315.86 feet,�formedy described as 1315_So'a cn the West line of said Section 34 to the P01NT OF BEGINNING_ The above described parcel contains 80.30 acres more or less_ PREPARED Br P N T O A IL 7880 wn 5-2-2024 lE O;VThe Lend Group,Inc. $.W James R.Washburn,PLS 462 East Sham Drivt,Su It&100_Eagle.Idaho 83815 208.939.4041 thelandgrouploo.00111 City of Meridian I Department Report VII. Exhibits LAN PIP I I Is T I �,a I � I - I — �' BARATZASUBOIVISION n. r L�t U aoaoacnes � N I s �— I c Iti =�-- �, T T T T---r I�� JTJ ®R svref AN1.Q0 City of Meridian Department Report VII. Exhibits M. Rezone Legal Description&Exhibit Map (date: 4/19/2024) LEGAL DESCRIPTION ►': ; THE �f Page 1 of 2 LAND mM GROUP Date April 19,2024 Project No.:123200 EXHIBIT A BARATZA SUBDIVISIDN R15 REZONE DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada county,Idaho,being more particularly described as follows: Commencing at the Northwest Comer of Section 34 of said Township 4 North,Range 1 West,said point being the POINT OF BEGINNING; Thence South AT 35'49"East,for a distance of 2654.01 feet on the North line of said Section 34 to the North Quarter Corner of said Section 34; Thence South 00'43'59'west,for a distance of 598.21 feet on the North-South Mid-Section Line of said Section 34; Thence North ST 35'4a'West,for a distance of 5.07 feet to a point of curve; Thence 26.90 feet on the are of a curve to the left,said curve having a radius of IMOrl feet a central angle angle of 15'24'44',a chord bearing of South 82'41'S0"west and a chord length of 26,92 feet, Thence South 74°.SY 28"west,for a distance of 67.83 feet to a point of curve; Thence 161.40 on the are of a curve to the right,said curve having a radius of 600.00 feet,a central angle of 15'24'44',and a chord bearing of South 82'41'S0"West,and a chord length of 160.91 feet; Thence North ST 35'4a'west,for a distance of 3.01.65 feet; Thence South 00'24'12"west,for a distance of 166.40 feet to a point of curve; Thence 97.56 feet on the are of a curve to the right,said curve having a radius of 80000 feet, a central angle of O6'59'14',and a chord bearing of South 03'53'49"West,and a chard length of 97.50 feet; Thence South 07°23'26"West,for a distance of 109.06 feet to a paint of curve; Thence 97.56 feet on the arc of a curve to the left,said curve having a radius of 800.00 feet,a central angle of O6'S9'14',and a chord bearing of-South 03'S3'49"West and a chord length of 97.50 feet; Thence South Otr 24'12"West,for a distance of 72.71 feet; Thence North 89°35'4a'west,for a distance of 617.59 feet; Thence North 00'24'12'East,for a distance of 311.28 feet; Thence North aT 35'4a"west,for a distance of 1164.50 feet to a point of curve; Thence 68.33 on the arc of a curve to the right,said curve having a radius of 43.50 feet,a central angle of 90"W 00",and a chord bearing of North 44'35'48'west and a rhord length of 61.52 feet; Thence North 00'24'12'East,for a dicta nee of 359.5O feet; 462 East Sho-re drive.Suite 100.Eagle.Idaho 93616 208.939.4041 Ihelandgroupina.com City of Meridian I Department Report VII. Exhibits Page 2 of 2 Thence North 8T 35'48"West,for a dlstanee of 242.14 feet to a point on the west IIne of said Seetlon 34; Thence North W 27'21"East,a dlstanee of 474.12 feet on the west IIne of said Seetlon 34 to the POINT OF BEGINNING. The above described pa rcA conta Ins 53.32 acres more or less. PREPARED BY- LAArD Thar Land Group,Inc. 0. 7880 2 5-2.2024 AL lames R.Washburn THE LAND452 EW Shore Drive,Se Ile 166. Eagle,Idaho 83615 2413.10313.4641 melendgroupine.eoro City of Meridian I Department Report VII. Exhibits LEGAL DESCRIPnON i i THE Page 1of2 eegf 9 LAND GROUP Date May 2,2024 Project No.:123200 EXHIBITA BARATZA SUBDIVISION R8 REZONE DESCRIPTION A parcel of land located In the North hlalf of the Northwest Quarter of Section 34,Township 4 North, Range 1 west,Boise Merldlan,[Ity of Merldlan,Ada County,Idaho,being mare particularly descrl bed as follows: Commencing at the Northwest Corner of Section 34 of said Township 4 North,Range 1 west; Thence South 29'35'48"East,for a dlsta nee of 2654.01 feet on the North llne of sa Id Section 34 to the North Quarter Corner of Bald Seetlan 34; Thence South OT 43'S9"west,for a d Isla nee of 598.21 feet on the North-South Mid-Seetlan Llne of sa Id Section 34 to the POINT OF BEGINNING; Thence continuing South 00°43'59"West,for a distance of 72S_O8 feet on the Bald North-South Mld-Section Line to the Center.North if ibth Corner of said Seetlon 34; Thence North 8T 26'10'West,for a distance of 2647.62 feet on the East-West 1/16th Llne of the Northwest Qua rter of sa Id Section 34 to the North 1 f 16 th Corner common to Sections 33 and 34 of sa Id Township 4 North,Range 1 west; Thence North W 27'23'East,for a distance of 945.74 feet on the west II ne of said Seetlan 34; Thence South 8T 15'48'East,for a dl stance of 242.14 feet; Thence South W 24'12'West,for a dlstanee of 35 .50 feet to a paint of curve; Thence 6833 feet on the are of a curve to the left,said curve havl ng a radl us of 43.50 feet,a central a ngl a of W 00'OQ'r a chord bearl ng of South 4-C 35'48'East for a distance of 61.52 feet; Thence South 8T 35'48'East,for a dl stance of 13€450 feet; Thence South W 24'12'West,for a dlstanee of 311.28 feet; Thence South 8T 35'48'East,for a dl stance of 61759 feet; Thence North W 24'12'East,for a distance of 72.71 feet to a pol nt of curve; Thence on the are of a curve to the right,said curve havl ng a radius of 800.00 feet,a central angle of Ofi'59'14'r a chord bea rl ng of north 03°S3'49"east for a dlstanee of 97.50 feet, Thence North 07'23'26'East,for a distance of 109.O6 feet to a point of curve; Thence on the are of a curve to the left,said curve having a radl us of 804.00 feet,a central a ngl e of 06'59'14",a chord bearing of North 03°S3'49"East for a distance of 97.50 feet; Thence North W 24'12'East,for a distance of 166_40 feet; Thence South 8T 35'48'East,for a dl stance of 101_65 feet to a point of curve; Thence 161.40 feet on the a re of a curve to the left,said curve havl ng a radl us of 6W-M feet,a central a ngl a of 15'24'44"r a chord bearl ng of North 82'41'sO'East for a distance of 160.91 feet; Thence North 74'59'28"East,for a distance of 67.83 feet to a point of curve; 452 Eaat Shore Oriwe,SeIte IDD.Eagle,Idaho U615 2413.10313.4641 Melentlgroupine.eoro City of Meridian I Department Report VII. Exhibits Page 2 of 2 Thence 26.90 feet on the art of a curve to the right,sa Id curve having a rad lus of IOOAO feet,a central angle of 15'24'44",a chard hearing of North 82'41'SO'East for a distance of 26.82 feet; Thence South 99'3S'48'East,fnr a dl stance of 5.05 feet to the P0I NT OF 9EGI NNI NG. The above described pa rtel conta Ins 26.99 acres more or less. PREPARED BY: The Land Group. Inc. LA4VD ry T a 680 S•2-2024 +JS�, lames R.Washburn THE LINll 452 Ent Shore Drive,Suite 166_Eagle,Itleho 83615 246.10313.4641 th eland grouprne.eorn GROUP City of Meridian I Department Report VII. Exhibits ---- - ----------- Ifs Il I I � R15 ZONING yE - J BAPATL1511BDIVISION R8 ZONING I .. 7 7 7 __—__7\ 9 r uw.ns pl! I I Su -?nnin IN1.00 City of Meridian Department Report VII. Exhibits VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2< 5.0; R-4<2.0; R-8 < 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data is derived from enterprise application and GIS database, and exported in dynamic reporting. The system references the most recent available from a variety of sources including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information, existing and planned transit, existing and planned roadway improvements, school proximity,park proximity, and other resources. The overall score represents the total points scored using weighted criteria(it is not a ranked order), and the percentile score is relative comparison value of the parcel being considered versus every other parcel in the City(the higher the better). This tool was developed as a City Council prioritized outcome of the 2019 Comprehensive Plan. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps,Tables, and Charts