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Z - Approved Findings
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER In the Matter of the Request for annexation and preliminary plat,by Laren Bailey, Conger Group. Case No(s). H-2024-0023 For the City Council Hearing Date of. December 17,2024(Findings on January 7,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 17,2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 17, 2024,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of December 17, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 17, 2024,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 17,2024,incorporated by reference. The conditions are concluded to FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SUMMERLIN WEST SUBDIVISION-H-2024-0023) - 1 - be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for annexation and preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 17,2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SUMMERLIN WEST SUBDIVISION-H-2024-0023) -2- City Code Title 11(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 17,2024 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SUMMERLIN WEST SUBDIVISION-H-2024-0023) -3- By action of the City Council at its regular meeting held on the 7th day of January 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 1-7-2025 Attest: Chris Johnson 1-7-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 1-7-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SUMMERLIN WEST SUBDIVISION-H-2024-0023) -4- COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 12/17/2024 Legend DATE: Project Location TO: Mayor& City Council :=_Area of impact �= City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 -Iritter@meridiancity.org ��-- ,r--i 1 � APPLICANT: Laren Bailey, Conger Group -- '- e SUBJECT: H-2024-0023 Summerlin West Subdivision AZ,PP ° LOCATION: Located in the NW'/4 of the SW '/4 of Section 5, Township 2N, Range 1E, parcels: R5147110200, R5147110324, rn R5147110342 and S1405315235 I. PROJECT OVERVIEW A. Summary An annexation with zoning from RUT(Rural Urban Transition)to R-8 (medium density)and R-15 (medium-high density)and a preliminary plat application to allow for the development of a 367-lot subdivision consisting of 337 residential building lots and 28 common lots on 63.17-acres. B. Issues/Waivers • Kuna School District states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary,Fremont Middle School,Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment. • Waiver for Block Face Length per UDC 11-6C-3F for E. Crimson Clover Drive exceeding the maximum requirement of 1,200 feet. • Waiver to keep the Rawson Canal open per UDC 11-3A-6. • Access management and potential impacts due to the close proximity of the private road (E. Cavalli Lane)to the proposed public road(Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution. C. Recommendation Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. D. Decision Approved with Conditions City of Meridian I Department Report 1. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Rural Urban Transition(RUT) - Proposed Land Use(s) Single-Family Residential - Existing Zoning RUT VII.A.2 Proposed Zoning R-8 and R-15 Adopted FLUM Designation Medium Density Residential,Low Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential,Low Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 5/28/2024 Neighborhood Meeting 5/23/2024 Site posting date 10/28/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.G • Comments Received Yes, Staff Report - • Commission Action Required No - • Access S.Locust Grove Road - • Traffic Level of Service E - ITD Comments Received Yes,Letter IV.H Meridian Public Works Wastewater IV.B • Distance to Mainline 900 ft from property line • Impacts or Concerns • Sewer not yet available to site.Closest available sewer is 900 ft from property line • Must provide to and through to R8315200020 Meridian Public Works Water IV.B • Distance to Mainline 890'from existing water main however Hadler Subdivision would bring it within 70'once constructed. • Impacts or Concerns • Engineer to verify if there is a well onsite.If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. • Developer of Rescue Ranch has discuss running a water main down E Cavalli Ln with the City.Work with the developer of Rescue Ranch on water mains location. The City will not allow parallel water lines. So either: A. The water line is constructed in E Cavalli Ln and you tie into it;or B. The main gets constructed in Summerlin Drive and you provide an easement and stub to the property boundary. - Only phase 1 as shown in the phasing plan can be constructed with a single connection to the City's existing water infrastructure.A second connection(looping)is required before additional Phases will be approved. - If a road to the south is required provide a water main stub to the southern boundary. - Main down Locust Grove needs to be 12". City of Meridian Department Report II. Community Metrics School District(s) Kuna School District ' IVY • Capacity of Schools Silver Trail Elementary—At or over capacity - Fremont Middle School—At or over capacity Kuna High School—At or over capacity Swan Falls High School—At or over capacity • Number of Students Enrolled Silver Trail Elementary—At or over capacity - Fremont Middle School—At or over capacity Kuna High School—At or over capacity Swan Falls High School—At or over capacity Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Summerlin West AZ,PP H-2024-0023 (copy this link into a separate browser). Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:IRS 147110200 Date Retrieved:2024/10/22 Parcel Count Parcel Acreage Infill Indicator: 325 1,268 Surrounding Area 56% Not city 1W 699 ® City Limits 989.4 ■ Not City Household Household& Population Growth ■ Households 02020 Population Change:116.2°I° Population ■Growth (Household and Population Change since 2010 Decennial) 1,000 2,000 3,000 4,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family is 0% Ap is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I Proposed Pending I Pending Approved Approved 2000 4000 6000 0 10 20 30 .0 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics 2.00 500 Single-family y T 1.50 (AResidential Parcel Diversity a 1.00 ISM c°� L 0 Parcel Count 0.50 0.67 0 42 m a *Average Acres 0.00 0'11 0 R-2 R-4 R-15 Average Single-family Density by Zoning Average 10.00 9.36 d �'J d- Density6.59 - 5.00 48� 0 2.42 . 1.49 o.00 Dwelling Units I Acre R-2 R-4 R-8 11-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics a Locust Grove Existing Lanes © Planned Lanes m Existing Level of Service Notable r Comments Q (Primary roadway impact) Programmed IFYP Programmed CIP Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Ready Marginal Caution 46 SR C� ` Q ` ' Notes: See VIII.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 and Low Density Residential on the City's Future Land Use Map (FLUM) contained in the Comprehensive Plan. The medium density residential designation allows for dwelling units at gross densities of three (3) to eight(8) 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 low density residential designation allows for dwelling units at gross densities of three (3) dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks, trails, and other appropriate means should enhance the character of the area. 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 density for the 17.274 acres of land for the R-8 zoning district equates to 2.95 du/ac and 6.12 du/ac for the 46.691 acres proposed for R-15 zoning. The applicant states the proposed project has an overall gross density of 5.37 du/ac, meeting the required density range listed above. Stafffinds the proposed preliminary plat and requested R-8 and R-15 zoning districts to be generally consistent with the Future Land Use Map designation for medium and low density residential. 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. Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Therefore, staff recommends the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 2 (lots 2-12), Block 3 (lots 2-20), and Block 4(lots 2-20) of the proposed development as supported by the Comprehensive Plan within the R-15 zoning district. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. 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 six(6) months of the Council granting the annexation for approval by City Council and subsequent recordation. City of Meridian I Department Report III. Staff Analysis Table 4: Pro*ect Overview Description Details History Laredo Estates Subdivision Lots 2 and 3 Phasing Plan 6 Phases Residential Units 336 Single-family detached Open Space 15%required/24.36%and 15.39 acres provided Amenities Swimming pool facility,playground,picnic gazebo,pathways,tot lot, plaza sitting area and dog parks Physical Features Rawson Canal Acreage 63.17 acres Lots 367 lots(337 residential,25 open space and 3 common driveways) Density 6.12 du/acre(R-15)2.95 du/acre(R-8)overall 5.37 du/acre B. History The property resides within Ada County and is zoned RUT. Parcels R5147110200,R5147110324 and R5147110342 were originally part of the Laredo Estates Subdivision Lots 2 and 3. Lot 3 was later subdivided into two lots. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural with one(1) residential property existing. The existing structure will be removed and the existing well and septic system will need to be abandoned as required. 2. Proposed Use Analysis (Comp Plan 2.01.02C, Comp Plan 2.06.01 G, Comp Plan 2.06.02D, UDC 11-2): The applicant is proposing single-family detached homes which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-8 and R-15 zoning districts. Staff is recommending the applicant provide a mix of dwelling types within the residential area such as single family attached, or townhomes as supported by the Comprehensive Plan and the purpose statement of the UDC within the R-15 zoning district. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. The Comprehensive Plan states the location and balance of land uses and densities should efficient and sustainable; enhance community identity;support a multimodal transportation network;provide housing choices near jobs, schools, shops, and parks; minimize conflicts between incompatible uses; and integrate development with existing and planned infrastructure. The Comprehensive Plan was updated to support a diversity of housing types for all income groups. 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 and 11-2A-7 for the R-8 and R-15 zoning districts. City of Meridian I Department Report III. Staff Analysis 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 six(6)phases as depicted in Exhibit VII J,Figure 3. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11- 6C-3. Although the R-8 zoning meets the requirements of three(3) or less dwelling units per acre, it does not meet the intent of the low density residential FLUM designation as outlined in the Comprehensive Plan. Low Density Residential allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks, trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Staffs recommendation is to shift from an R-8 zoning designation to an R-2 or R-4 zoning with larger lot sizes (8,000-12,000 square feet) which aligns with the goal of creating a smoother transition between rural and urban properties. The emphasis on larger estate lots in the transition area serves several important purposes: • Preserving Rural Character:By opting for larger lots, the development can offer a buffer that respects the rural and agricultural heritage of the area, maintaining a sense of openness. • Recognizing Scenic View Sheds and Open Space:Larger lots allow for more open space, which can help preserve key views and create a less dense, more spacious environment. This approach is particularly valuable if the area has scenic or historic value that residents and the community wish to preserve. • Ensuring Compatibility: Transitioning with larger lots prevents a stark contrast between high-density urban properties and lower-density rural areas, helping to avoid potential issues with traffic, noise, and visual impacts for existing rural properties. • Enhancing Quality of Life:Maintaining open spaces and respecting the area's agricultural roots can contribute to a more cohesive community atmosphere, balancing growth with the preservation of the area's heritage. The recommendation supports a balanced growth approach that would be more sensitive to the area's unique character and appeal. Five(5)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. City of Meridian I Department Report III. Staff Analysis Ada County Highway District(ACHD)is requiring the applicant to dedicate additional right-of- way to total 39-feet from the section line of Locust Grove Road abutting the site. The applicant may need to revise their site plan to reflect this requirement. 1. Existing Structure: The current use of the property is agricultural with one (1) residential property and several outbuildings existing. The structures will be removed and the existing well and septic system will be abandoned as required. City utilities are required to be extended to serve the proposed development. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.01B, 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 J/71 G, that depicts 24.36% (or 15.39-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 thirteen (13) amenity points are required to be provided. The amenities proposed are a swimming pool facility,playground,pathways,pickle ball courts, soccer field, dog parks and several open space areas. 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 to provide an amenity from the multi-modal group in order to meet the required standards. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 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 (S. Locust Grove) and a twenty(20)foot wide buffer is required along collector roads (Summerlin Drive prior to Delina Avenue and Barchetta Avenue). ii. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees meeting the criteria above that are removed. iii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green City of Meridian I Department Report III. Staff Analysis stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-11 for stormwater integration. iv. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The applicant is required to provide a landscape strip a minimum offive(5)feet wide shall along each side of the pathway. Designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway,preventing root damage. The minimum width of the landscape strip shall be two (2)feet to allow for maintenance of the pathway. The landscape strips shall be planted with a mix of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is required to add pathway landscaping along the Rawson Canal. 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): Three(3) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VITK. The applicant states the homes in the Summerlin West Subdivision will include 337 homes with a mix of different product types, two-story and single-story detached single-family homes. 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 S. Locust Grove Road, S. Barchetta Avenue and the collector portion of Summerlin Drive 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. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. 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 3.07.01C 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 a parkway along Summerlin Drive. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Per UDC 11-3A-3,the intent of these standards is to improve safety by combining and/or limiting access points to collector and arterial streets and ensuring that motorists can safely enter all streets unless waived by City Council. Access to the property is proposed from Summerlin Drive via S. Locust Grove. Secondary access is proposed to be provided via a new north/south collector roadway (Barchetta Avenue) abutting the site's east property line. For Ada County Highway District not to limit the development to 1,000 trips per day or the final platting of 100 building lots until secondary access is provided, the applicant is proposing to construct an emergency access onto Locust Grove Road approximately 430 feet south of Summerlin Drive and in alignment with Ambervale Street. There is an approved stub street as part of the Hadler Subdivision located north of the site. There is an existingprivate road, Cavali Lane, separating this site and Hadler Subdivision that will be required to be closed at the intersection with Locust Grove when the parcels to the east being served by this roadway develop. To allow for the stub street that was approved as part of Hadler Subdivision to be extended in the future and allow for site circulation, the applicant was required to provide a stub street to the site's north property boundary line and in alignment with the stub street approved with Hadler Subdivision. Staff has concerns regarding access management and potential impacts due to the close proximity of the private road(E. Cavalli Lane) to the proposed public road(Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution.A shared access point could potentially reduce traffic congestion and simplify entry/exit points,particularly for larger developments and not leave fifty(50)feet of undeveloped land. See image below. City of Meridian I Department Report III. Staff Analysis I I I FUTURE RADLER SUBDIVISION E CA I I I E.GAVALLI LANE(PRIVATE) RESCUE RANCH IC BLOCK 12 1c ��+ SUBDIVISION E.SUMMERLIN DRIVE----- - IC ti I xromieouaP I 8 BLOCK w BLOCKS 4 2 m�E uvp aw u�iE 10 8C 7 6 i i 3 2 2 3 I MFMAX.RLXO6]E12 iC 6 3 07 �` INIPLATTED I I \ 4 RIR I 11 �_—__E.HILLSGATE STREET__—_� 7 12 i 8 3i `` 6 I 13 ( 2 3 4 5 6 7 8 10 8 S3 7 _ L� l BLOCK 2 _ G B K 7 [[i IC ac 11C 10 32 10 31C17 i6 ii 1AN30 .---- 12—E.PAelRYALE STREET—_—_—_ 13 28 i TOT LO7 �, ii rD The applicant needs to provide a stub street to parcel#R8315200030 to the south of the property. Per ACHD, other than access specifically approved with this application, direct access to Locust Grove is prohibited. 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. Detached ten (10)foot wide sidewalks (multiuse pathway)shall be provided along S. Recreation Avenue and Locust Grove Road frontages. 3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Comprehensive Plan policy 4.04.01A ensure that new development and subdivisions connect to the pathway system. The Master pathway plan requires a 10 foot multi-use pathway along the north side of the Rawson Canal and the west side of Barchetta Avenue. The plat map does not appear to show a sidewalk along Locust Grove Road and only a five(5)foot sidewalk along Barchetta Avenue. The applicant needs to revise the preliminary plat and landscape plans to show the detached ten (10)foot wide sidewalks. 4. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. 5. Private Streets (UDC I1-3F-4): There are no private streets proposed for this development. City of Meridian I Department Report III. Staff Analysis 6. Subdivision Regulations (UDC 11-6): i. 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 five (5) common driveways that meet the dimensional requirements as outlined in the UDC. ii. 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 block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. It appears that several blocks exceed 750 feet, but the applicant has provided a pedestrian connection as allowed by UDC 11-6C-3. However, E. Crimson Clover Drive exceeds the maximum block length of 1,200 feet by 665 feet(1,865 feet). The applicant has requested a waiver from Council for exceeded block length. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. The Ada County Highway District(ACHD)stated a bridge is required to be constructed on Barchetta Avenue over the Rawson Canal as it runs east and west along the site's southern property line. The cost of the construction for the bridge will be shared by the properties to the east once they develop.ACHD is requiring the applicant to provide a road trust deposit prior to the district signing the first final plat for'/ of the widening of the bridge on Locust Grove over the Rawson Canal and a road trust deposit for the crossing on Barchetta Avenue over the Rawson Canal to allow for construction of the bridge in the future. The applicant will need to request a Council waiver to keep the Rawson Canal open. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best City of Meridian I Department Report III. Staff Analysis management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. 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 S. Locust Grove, S. Barchetta Avenue and Summerlin Drive prior to S. Steeple Avenue 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 dwellia�,,type stieh as sin0e family a4aehed-ef tevwhemes within Bleek 2 (lots 2 12) >?leek 3 /1 is 2 20) and Week n (lots 2 20) f the ,l development c�irvpvvecr-crcv cw�srxrcn c-&a 3. The Preliminary Plat included in Section VII, dated 10/10/24,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. e.Revise the i3W Faai3 e shift to r-efleet R2 en ^ , e f r lots 31 71.Bloek 1 and i3r-evide a leeal deser-i- ion. Submit to the Givy fifteen(15) day"r-ier-to the City Getinei dProvide a stub read from E. Suimmer4in Drive to i3afee 3 1-55i 0. e. Revise preliminary plat map to show the right-of-way dedication along S. Locust Grove Road. 4. The Landscape Plan included in Section VII, dated 5/28/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Show the ten(10) foot wide detached sidewalks along the east side frontage of Locust Grove Road and the west side frontage of Barchetta Avenue. b. Add pathway landscaping along the south side of the Rawson Canal. c. Add shrubs/ornamental grasses/perennials to the pathway within Lot 1 C,Block 1 and Lot 11 C,Block 11. City of Meridian I Department Report IV. City/Agency Comments &Conditions 5. Provide an amenity from the multi-modal group in order to meet the required standards per UDC 11-3G-4. 6. The applicant shall comply with the open space exhibit approved as part of this plat application that depicts 24.36%(or 15.39-acres) of qualified open space and exceeds the required amenity points. 7. 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 S. Locust Grove to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 8. 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. 9. 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. 10. 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 11-313-12C. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 17. The Applicant shall comply with all conditions of ACHD. 18. Staffs 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.meridiancit.og WWebLink/Browse.aspx?id=351919&dbid=0&redo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department See public record(copy the link into a separate browser) https://weblink.meridiancity.orz/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y D. Irrigation Districts 1. Boise Project Board of Control See public record(copy the link into a separate browser) https://weblink.meridiancity.orzlWebLink/Browse.aspx?id=351919&dbid=0&repo=Meridia nCi E. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) hggs://weblink.meridianciV.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=Meridian Cit Y F. Kuna School District See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y G. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridianciU.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y H. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y I. Ada County Development Services See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=351919&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; Commission finds annexation of the subject site with an R-8 and R-15 zoning designation is consistent with the Comprehensive Plan Medium Density Residential and Low Density Residential FL UM designation for this property, if the Applicant complies with the provisions in Section IV. City of Meridian I Department Report V. Findings 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission 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; Staff finds that the map amendment will not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The school district states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary, Fremont Middle School, Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment. Unlike West Ada School District, the Kuna School District does not have a lot of options when it comes to busing students to different schools or redrawing the school boundaries. 5. The annexation(as applicable)is in the best interest of city. Commission finds 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-613-6) 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; Commission finds 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; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Sewer is approximately 900 feet from the property line and the property owner must provide sewer to and through parcel R8315200020. The water mainline is approximately 890 feet away from the property. The development of the Hadler Subdivision will bring the water main line within 70 feet of the property. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds 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; Commission finds there is public financial capability of supporting services for the proposed development. City of Meridian I Department Report V. Findings 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Commission finds the development is preserving the Rawsom Canal by keeping it open as a natural feature. VI. ACTION A. Staff: Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on November 19,2024. At the public hearing,the Commission moved to recommend approval of the subject annexation and preliminM plat requests. 1. Summary of Commission public hearin. a. In favor: Hethe Clark representingt he applicant, b. In opposition: None c. Commenting. Tony and Jeanie Mayer,Anna B Canning,David Crawford,Jason ReddX representing Kuna School District d. Written testimony: Tony and Jeanie Mayer,Anna B Canning,Laren Bailey,Robert Bruno e. Staff presenting application: Linda Ritter f Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony a. Cavalli Lane,Kuna School District student capacity,were the neighborhood meeting requirements met 3. Key issue(s)of discussion by Commission: a. Cavalli Lane,Kuna School District student capacity,were the neighborhood meeting requirements met 4. Commission change(s)to Staff recommendation: a. Deleted conditions 2 and 3d 5. Outstandingissue(s)for City Council: a. None C. City Council: The Meridian City Council heard these items on December 17,2024. At the public hearing.the Council moved to approve the subject annexation and preliminary plat requests. 1. Summary of the City Council public hearing: a. In favor: Hethe Clark representing the applicant b. In opposition:None c. Commenting:None d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: Bill Parson 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. Kuna School District student capacity and enrollment issues City of Meridian I Department Report VI. Action 4. City Council change(s)to Commission recommendation. a. Deleted condition 3c. City of Meridian I Department Report VI. Action ' 1 1 •. Locationct. .. Fall LAKE HAZEL _ Analysis 1-;�- • Legend MEN • � �r �%i1i11•i=�1 Project • • • �nnull�nl•' 1 111111g11-nm Area mpac Analysis RUT C-C L-AKE HAZEL , a o rr � 12u1 nll 1��•���J , COL-UMBRA ■ ;_� `� � � II�1 1■ ■ --- II„IIIIIrr ■ Ilnl�N�;••rpnri 111111� �e �^rd'iih�tihh'�I �■■ �- h 3. Future Land Use Legend i� Project Location Area of Impact q,, ® � } O Analysis r Med-High Density'':: 1 Civic, Residential Me�ium gpw Density Residential � r r . r r r B r e r Low Density ` o Residential ' D I I 4. Planned Development Map Legend ._ '_ ME ®® Project Location �® Area of Impact ®®99 C ®® T City Limits __ _ _ 1 HUI E — Planned Parcels ; t,LL oAnalysis r 1 1 Jf I 1 1 1 1 —I� e D � City of Meridian Department Report VII. Exhibits 5. Map Notes Nearby Recent Preliminary Plats (within last 5-years) H-2021-0020 H-2021-0062 H-2022-0036 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0123 H-2020-0009 H-2020-0057 H-2020-0127 H-2021-0087 H-2021-0086 H-2018-0043 H-2017-0129 H-2020-0056 H-2022-0036 H-2022-0064 H-2023-0047 H-2023-0050 H-2024-0014 B. Subject Site Photos AMW Air. t o,e 7-717 "- City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL RS147110200 SERVICE ACCESSIBILITY Overall Scare: 8 2nd Percentile Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains 500-2.000 ft. from parcel YELLObV Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response time RED Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route L RED Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work ED plan School Walking Proximity Not within 1 mile walking a ED School Drivability Not within 2 miles driving of existing or future school F,ED Either a Regional Park within 1 mile OR a Community ParkWalkability Parkwithin 1/2 mile OR a Neighborhood Parkwithin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits D. Annexation Legal Description& Exhibit Map A Description for Annexation Summed in Subdivision June 12,2024 All of Lots 2 and 3, Block 1, Laredo Estates Subdivision as filed in Book 59 of Plats at Pages 5500 and 5501, records of Ad a County, Idaho and unplatted portions of the Southwest 114 of Section 5,Township 7 North, Range 1 East, Boise-Meridian,Ada County, Idaho more particularly described as follows- Commencing at the Section corner common to Sections 5,B, 7 and 8,T.2N., R.1 E„ B.M.,from which the 114 corner common to said Sections 5 and 6 bears,North 00 04'42'West, 2655.92 feet;thence on the west boundary line of said Section 5, North OQ°04'42"West, 973.33 feet to the POINT OF Bt=GINN[N , thence continuing, North OO°O4'42"West 1,138.85 feet to the westerly prolongation of the southerly boundary line of Rescue Ranch Subdivision as filed in Book 106 of Plats at Pages 14734 through 14736, records of Ada County, Idaho; thence leWrrg sold west boundary line on said southerly boundary line and the westerly prolongation thereof the following seven(7)courses and distanaes- South 89°52'36"East,696.77 feet; South 68°53'16"East, 332.83 feet, South 31°38'd0"East, 154.12 feet; South 64034'41"East, 290.51 feat; South 48'18'53"East, 155.34 feet; North 00'04'42"west, 536.82 feet; South 89`52'36"East, 1,192.35 feet to the Southeast corner of said fescue Ranctti Subdivision; thence on the north-south centerline of said Section 5, South OO°OO'59"West, 1.081.82 feet to the Northeast corner of Tamarack Ridge Subdivision.as filed in Book 59 of Plats at Pages 5672 and 5673, records of Ada County, Idaho; thence leaving said north-south centerline on the northerly boundary line of said Tamarack Ridge Subdivision the following seven(7)courses and �� t4+Vp - distances: North 61 W'52'1Wast, 361.44 feet; � � �� 4WD South 82W31"West, 182.68 feet; ox North BV56'01"West, 362.91 feet; �y cpj: p� Me Page 1 of 2 City of Meridian I Department Report VII. Exhibits 314.02 feet on the we of a curve to the left having a radius of�67.40 feet, a central angle of 67'1703", and a long chord which bears South 7962527" West, 296.28 feet; South 45°4656"West, $29.67 feet; South 57°2+4'55"West, W,12 feet; South 67°2T'28"West, 176.39 feet to the Northwest corner of said Tamarack Midge Subdivision,coincident with the Northeast comer of Lot 4, dock I of said Laredo Estates Subdivision; thence learning the northerly boundary of said Tamarack midge Subdivision on the northerly boundary line of said Lot 4 and the westerly prolongation thereof the following three(3)courses and distances: North 87°28'39"West, 78.ODfee; N orth 59°2339"West,474.00 feet; North 51"21'39"West, 214.44 feet to the POINT OF BEGINNING, Containing E33.9135 acres, more or less. End of Description. L A A+4 � \1kCJEHSC/ 1177 O p F k * * 1oicCN�A Page 2 of 2 City of Meridian Departirient Report VII. Exhibits ss � AD Amu - Z �f Anck Aa § S&9'S2'% r �SB9'52'313'E @ — ��% . ���£ ■ & # @ k . A ./ ¥ § § ` §. a % J ±61 Acre./§ w m / ® POW Of A Begonning k $ i) . Ridge Ar �2 a¥ 3C LB 10 j 2 I Line a We �\ \ | kTV& * ,, . ■¥� \ u SJI'36'40"E11 S.b & _ L2 »e "% 155 _- -- - . iA 5.7 5.8 Columbia R to 2 ,9 ,�2A L a 55w , ,2 5 21:7'28'w 17■,3, y 0 5 R «w MOD, rL 7 I§ 7 �L�7 7"% 2 4 � 0 1 Curve Tuble me a_ L"m Radius 0L.1t. Chord Berg CMM Lg a 2z A 6,fD S 2 , 2a Scale; 01002& kD 60 UhU! Df-u.i for _ IDAHO Annexatlon 22-_ SURVEY mmm ' bdfl - No, GROUP, L C AN &Lt. 2 — 3, Nk & L � Et— l am _gym �. k. _ a_ as _ 5. T- ee B W. _ �* m_ _ City of Mell*pI Department Report Vttxƒi! E. Preliminary Plat(date: 10/10/2024) all o �lill�li�11l1!!,llal�ll����19p9 ;���lpil� �lil i iEJill 1111'i R --------------------- 3 IF II r�. aM F f � 6.f. e 1I;i'i jlli jl�ll ipg5'I€i��s� i I pi�l^;"'�� 11�I iI H lil 9 i;1 lio Hal Ill, li it i'pISI �i �iy�l Hilin Ill l•11., ji II liial° ���I ��� C C '�il s .! 1 Ili lilii� i�11a9 .� of Ifiii ii i 4 a .I SUMM[RLIMSUBMISIDN � _ u•p� �c�w�uc 01 caeis�run rm� City of Meridian I Department Report VII. Exhibits F. Landscape Plan(date: 6/10/2024) 1 -- 9 - - - AM I - , ,7• -I a i - I I! i f� S U M M E R L I N SUBDIVISION �I o MAY]8,]011 JE�:':E'.EELTB 1. MERIDIAN, ID PRELIMINARY PLAT LANDSCAPE PLAN -E ® r ' cam: . S U M M E R L I N SUBDIVISION I'a MER„DIAN, ID PRELIMINARY PLAT LANDSCAPE PLAN ...,.., .n..,,.... ,-.:....:_ City of Meridian I Department Report VII. Exhibits �alllllllllllllllll��Oq 1111111111 � � a �111llllllllllld � � d III ON � Q Bill se 0� o� ao a� s0 as w � 0 � � aao � 1 11;j� � �11111�111 wr- � '. wwwwww�w�w� wa_wwl wwl H. Block Length `i -------._._._._._f WC--- a --------------- — — — — — — — — — —►�R— -------i I I 1 f Ig 1 .1 19 ---- 1 i � lam_ f ` " . e= .1 ! f l I � l I f I I F a a wucNTr.�ven. 1 y�E ror�e on�ww eum�ra� m 3umKRUM S{lYW mom aK na ""io anxrcw�.uc 15! 1� e�an un�mw�ar �1•:�-:e::s::sa:::, City of Meridian I Department Report VII. Exhibits I. Common Driveways _ F�RTri IL 8111iIImII N KHWJW a -•S- M1 l\\ M rw r - c, I I 1 � 1 I � � 9111.CYING I 17' T I _#-':: ORIENTATION I ' 1Y t7 ' 13 p3 O 3' ' ` LOC6K 5 L--------- ---J r 4 I I I ,F 29'- SULDING 117 L_ _J L— �•l:ta: ORIENTATION 1 L—___--___ ___J CRIVEWAY{TYP_ BIILdNG 1 77 ONENTAMN . 4. ----------- ----+ 1 BUILDING it ORIENTATION lg A�i fY? ;�2VY- 10 I 7Y �aT BUILDING ORIENTADDN '„ 10111124,�4 $i BACKUNE(TYP.] t �fIN P• ` +0 sa u 40 SCALE:1:40 SUhAMERIN SUBDIVISION D' ZY11.INNOVATONS ne�o ora�a �■ rm r�iu »uwr� � F�R�4N.OA16 sax wra rw sz i�im¢onns ■uaA�r�rn suu us[rr 4 GC,1�N YM DFfVEWAY EXHIBIT osc so-o- vi m c 9Q1YG !I OfY City of Meridian I Department Report VII. Exhibits FIRTH IL SUYIiIIIIIIIILIN UI - _ -- - - - - --E-SUMMERLIN DRIVE I I I I I BULLING OENTATION RI I I 2 Z S I ;, � 1 34 L----- ------------J BLOCK 1 I } I I } # I i } # ram---- - _� 8G I 7 INI j '7 m I I a I M + 1 I I I -4 1 1 4 I 1 1 I I I sunDwr-, 1 I I I I I I ORIENTATION i i -j L J L _ J r• r r _ 12' 1 Y7 -}- BUILDING ,J T•{ RIVEWAY 1 ORIENTATION � �-} 1 6NILL91alRTfiSTREFf I BUILDING I ORIENTATOR *~"L, r----a _ ------- .I r 1 ORIENTATION _ V �,t TR 5 L----- ---- ------� 7`RL�+1 SETBACK LINE FW.) 11 IO A U 40 fIN P UMMERIM SUBDIVISION COQCIVIL INNDVATIDNS rRBFl39 CJXAL{ L........... XG XC.X XG B IERVAN.LAWO . ° rwu m ar R DRNEYMY ElHI91T �� ocozo_ is m s¢r�n oun City of Meridian Department Report VII. Exhibits I e FAkTH 4 * - ! I { v xT i� Q I '+ SETRACK LINE[TIP.] R, t + I " I BUILDING I 17 + f:,*f' dRENTATION � y L:_____,___ ___,_J r..r-. - .- "" . *i • °b r----------- ----1 i F.CRIMSON CLOVER DRIVE I 12 - - - - IIuIDING CWENTATION j 6RIVEWAY{TYP" &C rq 9ulDIN6 ORIENTATION a I I I L-,___::___- I I I I I T 7 I I 71 I I 72 I � ~� 9LII.QINC � I i � I -tr F_=- OREFIfATION I } I S I - ~ a I I 7~ a I t_______________aa__a_ _ -� I I I I 1 I I I j I 17 t I I } I k I 73+G I a I I j IRRIGATION POND � - -•fir;�-{" '• I �111!62 "y 50 'Y 3 di IA 21 4 6 40 Jr s SGW F:IAO SUMMERIN SUBDIVISION CIVI L IN N OVATI D N S Q ra rese on,u C Lerl xeee x¢ r�IL: »ou a�wa.y xWRIAMADAHO 'e DRP&YMY EMENr t,c�suo- rl vcilio ��orn City of Meridian Department Report VII. Exhibits c64 lioeix; r-- --� r--- ---, r——————————— ———i v 12 3' 1 i i3 1 ` r BUILDING _ Y7- :_ ORIENTATION &L a 4 r___________ _ ___i a aw I m i cc o i i8 1 1s 1 I I I BUILOHG I x ORIENTATION I ' F -,Y r— — .-- 17 ' V ORNEWAY(T1lP. .s+ BUILDING 117 t._ -?".:':i ORIENTATION IF6 CLODUCROFT 3TRkIT L__________ ie -1 ~F BUILDING r 92 ORIENTATION + W W ' 19 I q ISRr BUILDING r 17 ORIENTATION M I • 5ETIJACK LINE(iYP. 7 � I I - _ )01)1124 0 0f Z 40 xo a au SUMMERIN SUBDIVISION IICIVIL INNOVATIONS y raoresa onA�e �ewc neew wo ay 1� s,c1•rtwa.q e C GR1YhN �Gx CFUVEWAr 00,191T iroo6G� Fr City of Meridian Department Report VII. Exhibits :`4--------------- I 1 I I 12' 1 BUILDING Fi ; -Y �� 3 133M ORIENYAYKIM F I L --—------ BLOCK, # 9 # ; ; 1 9 # Ile 12 Y R ;;:21Y d I 1 1 G I BUILDING -t I 1 1 I M ORIENTATION 1 12 I r' i _i 20',• rt� __ BURUING - ; $ ORIENTATION + L_ — _ RIVEY4AY(TYP.J ECLOUDCROFirSTRIif IT 1 7 - 2R• BUILDING 1 „ ORIENTATION R 1 — .-•r : r- ------------- rF BUILDING _ 1 r, ORIENTATION Y SETBACK LINE(TYP.) I .i II Y 1 $ 1 DI SAZ e 1 R62 I ao 20 (1 41) S ME:I M a CIVIL INNOVATIDNS T� 1 � 'T ■R ZS DYaL{ L EM.HCIR XG pY,la; ]�011 Cii18q FAREMX 13AMtl� -.- F�CK jii ri Nii MSi�mY e — 4 uerana nw CANEWAVE)HIINT �� acc sum o1 ME mama City of Meridian I Department Report VII. Exhibits J. Phasing Plan _._._._----______— .g R_e____•--____ Li � M ......................................... JI _------__ ;�R y�g ..r.w on�ur.� euntiFmn -0 Ge @$UMMERLIM$UiGIYI$IpM J VA � aw. nm oxoawxrrx�v.n: 4' OV9IAL mug%V1 -L"--~--"�`�'•�'�• __� nar-ice.+ x..r.R.rw� a a E _.— City of Meridian I Department Report VII. Exhibits K. Building Elevations (date: 6/17/2024) Elevations Si LP "Wd 11A , City of Meridian Department Report VII. Exhibits L. Open Space Amenities A. Large Central Park(Block 6, Lot 1)-This five` acre park will UUnLain the followirp,facilities= Pool Facil itV Two Pickleball Courts + Fenced Dog Park + Dog Waste Facility Playground Climbing Rock i Seating Benches Attractive Landscaping i Two large lawn areas r. Pedestrian Pathway Aw City of Meridian Department Report VII. Exhibits B. Dog Parks(Block 2, Lot8)and jBlock 7, Lot 17) + Fenced Dog Park • Waste Station * Seating Areas • Attractive landscaping C. Pathways-The Surnrnerlin Neighbor hood will include the lul low inF, pedu Lr iari pathways: 1O'Wide Regional Pathway-1,682 LF -- R- D. Othoer open green areas- several other open spaces will have the fallowing amenities: r Shade structures Large open grass areas * Internal Pathways + Picnic Area + Attractive Landscaping City of Meridian I 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. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. 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. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts D. 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