HomeMy WebLinkAboutPivot Pointe Subdivision H-2024-0029 ADA COUNTY RECORDER Trent Tripple 2025-006125
BOISE IDAHO Pgs=47 NIKOLA OLSON 01/29/2025 01:47 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. KB Home Idaho LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this
28th day of January 20 25 , by and between City of Meridian, a municipal
corporation of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642, and KB Home Idaho LLC, whose address is 1299 N. Orchard Street, Suite
201, Boise, Idaho 83706, hereinafter called OWNER/DEVELOPER.
1. RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of
land in the County of Ada, State of Idaho, described in Exhibit "A," which is
attached hereto and by this reference incorporated herein as if set forth in full,
herein after referred to as the Property; and
1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owner and/or Developer
make a written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-5B-3 of the Unified Development Code("UDC"),which authorizes
development agreements upon the annexation and/or re-zoning of land; and
1.4 WHEREAS, Owner/Developer have submitted an application for annexation
and zoning of 7.98 acres of land with a request for the R-8 (Medium-Density
Residential) zoning district on the property as shown in Exhibit "A"under the
Unified Development Code, which generally describes how the Property will
be developed and what improvements will be made; and
1.5 WHEREAS, Owner/Developer made representations at the public hearings
before Planning and Zoning Commission and the Meridian City Council as to
how the Property will be developed and what improvements will be made; and
1.6 WHEREAS, the record of the proceedings for requested rezoning held before
Planning and Zoning Commission and the City Council includes responses of
government subdivisions providing services within the City of Meridian
planning jurisdiction and includes further testimony and comment; and
1.7 WHEREAS, on the 6tb day of November, 2024, the Meridian City Council
approved certain Findings of Fact and Conclusions of Law and Decision and
DEVELOPMENT AGREEMENT—PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE I OF 7
Order ("Findings"), which have been incorporated into this Agreement and
attached as Exhibit`B"; and
1.8 WHEREAS, the Findings require the Owner/Developer to enter into a
Development Agreement before the City Council takes final action on final
plat; and
1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to
enter into this Agreement and acknowledges that this Agreement was entered
into voluntarily and at its urging and request; and
1.10 WHEREAS, City requires the Owner/Developer to enter into a development
agreement for the purpose of ensuring the Property is developed and the
subsequent use of the Property is in accordance with the terms and conditions
of this Agreement,herein being established as a result of evidence received by
the City in the proceedings for zoning designation from government
subdivisions providing services within the planning jurisdiction and from
affected property owners and to ensure zoning designation is in accordance
with the amended Comprehensive Plan of the City of Meridian on December
19, 2019, Resolution No. 19-2179, and the UDC, Title 11.
NOW, THEREFORE, in consideration of the covenants and conditions set forth
herein, the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and
binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and
phrases herein contained in this section shall be defined and interpreted as herein provided for,unless
the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,
which is a municipal corporation and government subdivision of the state of
Idaho, organized and existing by virtue of law of the State of Idaho, whose
address is 33 East Broadway Avenue, Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to KB Home Idaho LLC,whose
address is 1299 N. Orchard Street, Suite 201, Boise, Idaho 83706, hereinafter
called O"ER/DEVELOPER, the party that owns and is developing said
Property and shall include any subsequent owner(s)/developer(s) of the
Property.
3.3 PROPERTY: means and refers to that certain parcel(s) of Property located
in the County of Ada, City of Meridian as in Exhibit "A" describing a parcel
to bound by this Development Agreement and attached hereto and by this
reference incorporated herein as if set forth at length.
DEVELOPMENT AGREEMENT-PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 2 OF 7
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right
to develop the Property in accordance with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Future development of this site shall be generally consistent with the preliminary
plat, landscape plan, common open space/site amenity exhibit, and conceptual
building elevations included in Section VIII of the Staff Report attached to the
Findings of Fact and Conclusions of Law attached hereto as Exhibit `B" and the
provisions contained herein.
b. Homes on lots that abut W. Pine Avenue, a collector street, will be highly visible;
therefore, the rear and/or side of structures on these lots (i.e., Lots 2, 16, 17, 18,
19, 20, Block 1 and Lot 2, Block 2) should incorporate articulation through
changes in two or more of the following: modulation (e.g., projections, recesses,
step-backs, pop-outs), bays, banding, porches, balconies, material types, or other
integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the subject public street. Single-story structures are
exempt from this requirement.
6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6)
months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null
and void.
7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
7.1 Acts of Default.In the event Owner/Developer,or Owner/Developer's heirs,successors,
assigns, or subsequent owners of the Property or any other person acquiring an
interest in the Property, fail to faithfully comply with all of the terms and conditions
included in this Agreement in connection with the Property, this Agreement may be
terminated by the City upon compliance with the requirements of the Zoning
Ordinance.
7.2 Notice and Cure Period. In the event of Owner/Developer's default of this
agreement, Owner/Developer shall have thirty (30) days from receipt of written
notice from City to initiate commencement of action to correct the breach and cure
the default,which action must be prosecuted with diligence and completed within one
hundred eighty (180) days; provided, however, that in the case of any such default
DEVELOPMENT AGREEMENT-PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 3 OF 7
that cannot with diligence be cured within such one hundred eighty(180) day period,
then the time allowed to cure such failure may be extended for such period as may be
necessary to complete the curing of the same with diligence and continuity.
7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice
from City as described in Section 7.2, City shall, upon satisfaction of the notice and
hearing procedures set forth in Idaho Code section 67-6511A, have the right, but not
a duty, to de-annex all or a portion of the Property, reverse the zoning designations
described herein, and terminate City services to the de-annexed Property, including
water service and/or sewer service. Further, City shall have the right to file an action
at law or in equity to enforce the provisions of this Agreement.Because the covenants,
agreements, conditions, and obligations contained herein are unique to the Property
and integral to City's decision to annex and/or re-zone the Property, City and
Owner/Developer stipulate that specific performance is an appropriate, but not
exclusive, remedy in the event of default. Owner/Developer reserves all rights to
contest whether a default has occurred.
7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall
be governed by and construed in accordance with the laws of the State of Idaho,
including all matters of construction, validity, performance, and enforcement. Any
action brought by any party hereto shall be brought within Ada County, Idaho.
7.5 Delay. In the event the performance of any covenant to be performed hereunder by
either Owner/Developer or City is delayed for causes that are beyond the reasonable
control of the parry responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the time for such
performance shall be extended by the amount of time of such delay.
7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of
the covenants or conditions hereof shall apply solely to the default and defaults
waived and shall neither bar any other rights or remedies of City nor apply to any
subsequent default of any such or other covenants and conditions.
8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion
or the entirety of said development of the Property as required by this Agreement or by City ordinance
or policy, notify the City Engineer and request the City Engineer's inspections and written approval
of such completed improvements or portion thereof in accordance with the terms and conditions of
this Agreement and all other ordinances of the City that apply to said Property.
9. REQUIREMENT FOR RECORDATION: City shall record this Agreement,
including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the
third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by
the City Council. If for any reason after such recordation,the City Council fails to adopt the ordinance
in connection with the annexation and zoning of the Property contemplated hereby, the City shall
execute and record an appropriate instrument of release of this Agreement.
10. ZONING: City shall, following recordation of the duly approved Agreement, enact
a valid and binding ordinance zoning the Property as specified herein.
DEVELOPMENT AGREEMENT-PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 4 OF 7
11. SURETY OF PERFORMANCE: The City may also require surety bonds,
irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the
UDC, to insure the installation of required improvements, which the Owner/Developer agree to
provide, if required by the City.
12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued
in any phase in which the improvements have not been installed,completed, and accepted by the City,
or sufficient surety of performance is provided by Owner/Developer to the City in accordance with
Paragraph 11 above.
13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by
all ordinances of the City of Meridian unless otherwise provided by this Agreement.
14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall
be deemed delivered if and when personally delivered or three (3) days after deposit in the United
States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as
follows:
CITY: with copy to:
City Clerk City Attorney
City of Meridian City of Meridian
33 E. Broadway Ave. 33 E. Broadway Avenue
Meridian, Idaho 83642 Meridian, Idaho 83642
OWNER/DEVELOPER:
KB Home Idaho LLC
1299 N. Orchard Street, Suite 201
Boise, Idaho 83706
14.1 A party shall have the right to change its address by delivering to the other
parry a written notification thereof in accordance with the requirements of this section.
15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto
concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as
may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent
jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall
survive any default, termination or forfeiture of this Agreement.
16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time
is strictly of the essence with respect to each and every term, condition and provision hereof, and that
the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default
under this Agreement by the other party so failing to perform.
17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure
to the benefit of the parties' respective heirs, successors, assigns and personal representatives,
including City's corporate authorities and their successors in office. This Agreement shall be binding
on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the
DEVELOPMENT AGREEMENT-PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 5 OF 7
Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions
thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor
owner or owners shall be both benefited and bound by the conditions and restrictions herein
expressed. City agrees,upon written request of Owner and/or Developer, to execute appropriate and
recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion,
had determined that Owner and/or Developer have fully performed their obligations under this
Agreement.
18. INVALID PROVISION: If any provision of this Agreement is held not valid by a
court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement
and the invalidity thereof shall not affect any of the other provisions contained herein.
19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party
shall act reasonably in giving any consent, approval,or taking any other action under this Agreement.
20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to
remove a portion of the Property ("Removed Property") from this Agreement at any time, provided
that the City and the owner of the Removed Property concurrently enter into a modified development
agreement governing the development and use of the Removed Property. The remaining portion of
the Property,which has not been removed from this Agreement as described above, shall continue to
be bound by the terms of this Agreement.
21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action
or other proceeding instituted by any third party (including a governmental entity or official)
challenging the validity of any provision in this Agreement, the parties agree to cooperate in
defending such action or proceeding.
22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements, condition and understandings between Owner/Developer and City relative to the subject
matter hereof, and there are no promises, agreements, conditions or understanding, either oral or
written, express or implied, between Owner/Developer and City, other than as are stated herein.
Except as herein otherwise provided,no subsequent alteration, amendment, change or addition to this
Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or
their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted
ordinance or resolution of City.
22.1 No condition governing the uses and/or conditions governing rezoning of the subject
Property herein provided for can be modified or amended without the approval of the
City Council after the City has conducted public hearing(s) in accordance with the
notice provisions provided for a zoning designation and/or amendment in force at the
time of the proposed amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon
execution of the Mayor and City Clerk.
[end of text; acknowledgements, signatures and Exhibits A and B follow]
DEVELOPMENT AGREEMENT-PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 6 OF 7
ACKNOWLEDGMENTS
IN WITNESS WHEREOF,the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER/DEVELOPER:
KB Home Idaho LLC
By (prin name): Stan Katanic
Its (authority): Division President and signing member of KB Home Idaho LLC
State of t„9 d-n W 6 )
ss:
County of NCkP )
On this day of J V%1�j f\2 20 q ,before me,the undersigned,a Notary Public in and for said
State, personally appeared S�fwv 1(A baniC (name), known or identified to me to be the
Q v e3w,^(�tet YF (signing authority) of KB Home Idaho LLC and the person who signed above and
acknowledged to me that he executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
,`014668aCMrj f�ate first abovigpo fffte
`•�'i ��18nd me Notary Public
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TF()ICfiY OF 1Vli � ATTEST:
By:
Mayor Robert E. Simison 1-28-2025 Chris Johnson, City Clerk 1-28-2025
State of Idaho )
ss
County of Ada )
January
On this 28th day of , 20 25, before me, a Notary Public, personally appeared Robert E.
Sim ison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,
who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me
that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
(SEAL) Notary Public for Idaho 3-28-2028
My Commission Expires:
DEVELOPMENT AGREEMENT—PIVOT POINTE SUBDIVISION(H-2024-0029) PAGE 7 OF 7
EXHIBIT A
Legal Description
Proposed Pivot Pointe Subdivision - Annexation.
A parcel being located in the NW%of the SW%of Section 10, Township 3 North, Range 1 West,
Boise Meridian, Ada County, Idaho, and more particularly described as follows:
Commencing at a Brass Cap monument marking the northwest corner of said NW '/4 of the SW
'/4, from which a Brass Cap monument marking the northeast corner of said NW % of the SW '/4
bears S 89°11'08" E a distance of 1318.58 feet;
Thence along the northerly boundary of said NW % of the SW % S 89'11'08" E a distance of
524.92 feet to the POINT OF BEGINNING;
Thence continuing along said northerly boundary, also being the southerly boundary of
Castlebrook Subdivision No. 2 as shown in Book 89 of Plats on Pages 10346 through 10348,
records of Ada County, Idaho, S 89°11'08" E a distance of 793.66 feet to a point marking the
northeast corner of said NW % of the SW %;
Thence along the easterly boundary of said NW% of the SW'/4, also being the westerly boundary
of Chesterfield Subdivision No. 1 as shown in Book 96 of Plats on Pages 11924 through 11928,
records of Ada County, Idaho, S 0°36'33" W a distance of 418.06 feet to a point;
Thence leaving said boundary N 89°21'28" W a distance of 793.90 feet to a point;
Thence N 0038'33" E a distance of 420.45 feet to the POINT OF BEGINNING.
Said parcel contains 7.64 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
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PROPOSED PIVOT POINTE SUBDIVISION ANNEXATION
LOCATED IN THE NW 1/4 OF THE SW 1/4 OF SECTION 10, TOWNSHIP 3
NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO
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EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW WE Nty
AND DECISION& ORDER
In the Matter of the Request for Annexation and Preliminary Plat of 7.98 acres of land with the R-8
zoning district,by KB Homes.
Case No(s). H-2024-0029
For the City Council Hearing Date of: October 15"', 2024 (Findings on November 6"', 2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of October 151h,2024,incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of October 15"', 2024, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 15',
2024, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of November 61h, 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 I I 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 October 15', 2024, incorporated by reference. The conditions are concluded to be
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 1-
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 October 15", 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 11-6B-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 11-613-713).
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 11-
613-7C).
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 11-513-6.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(Pivot Point—H-2024-0029) -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 § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted,including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-652 1(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 October 15t'',2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -3-
By action of the City Council at its regular meeting held on the 6th day of November
2024.
COUNCIL PRESIDENT LUKE CAVENER VOTED AYE
COUNCIL VICE PRESIDENT LIZ STRADER VOTED_A)�F
COUNCIL MEMBER DOUG TAYLOR VOTED AYE
COUNCIL MEMBER JOHN OVERTON VOTED AYE
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE
COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Ra ert E. imis 11-6-2024
Attest:
Chris Johns 11- - 4
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
r 11-6-2024
By: � � ��' r�`�`�;',� '�(� ,� Dated:
City Clerk's Office -
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -4-
COMMUNITY DEVELOPMENT C Y L E IDIAN*-,
DEPARTMENT REPORT
HEARING 10/15/2024 Legend
DATE: Project Location
TO: Mayor& City Council Area of impact
= City Limits
FROM: Nick Napoli,Associate Planner 0 Analysis _ @
208-884-5533 r �
nnapoli@meridiancity.org
APPLICANT: Sabrina Durtschi r 7
2 -
SUBJECT: H-2024-0029
Pivot Pointe Subdivision
LOCATION: Generally located south of W. Pine
Avenue and east of N. Black Cat Road in
1 1
the north half of the NW /4 of the SW /4 -----------
of Section 10,T.3N.,R.1 W. (Parcels: '� ���•
S1210325555; S1210325410)
I. PROJECT OVERVIEW
A. Summary
Annexation of 7.98 acres of land with R-8 zoning district; and preliminary plat consisting of 41
building lots, and 10 common lots on 7.98 acres of land currently zoned RUT.
B. Issues/Waivers/Updates
Staff is recommending the removal of Lot 2,Block 1 to create more integrated open space within
the development. The applicant would like the lot to remain as shown.
C. Recommendation
Staff. Approval with development agreement and conditions
Commission: Recommend approval
D. Decision
Council: Approved
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -5-
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Rural Residential/Agriculture -
Proposed Land Use(s) Single family detached dwellings -
Existing/Proposed Zoning Rural Urban Transition Area (RUT) in Ada County/ R- VII.A.2
8 (Medium Density Residential)
Future Land Use Designation Medium Density Residential (MDR) VII.A.3
Table 2: Process Facts
Description Details
Pre-application Meeting date Thursday,June 27, 2024
Neighborhood Meeting 7/17/2024; 9 people attended the meeting
Site posting date 9/30/2024
Table 3: Community Metrics
Agency Element Description Issue Reference
Ada County Highway District IV.E
• Comments Received Yes -
• Commission Action No -
Required
• Access Pine is classified as a collector roadway. Other than the access specifically approved with this application
off of N. Biltmore Avenue, direct lot access is
prohibited to this roadway and should be noted on
the final plat.
• Traffic Level of Service Better than "D" -
ITD Comments Received No I -
Meridian Fire No comments received I -
Meridian Police No comments received -
Meridian Public Works Distance to Mainline: Sewer in Pine Avenue; Impacts IV.B
Wastewater or Concerns: No
Meridian Public Works Water Distance to Mainline: Water available at site; IV.B
Impacts or Concerns: No
School District(s) West Ada School District IV.D
• Capacity of Schools Elementary: 700; Middle: 1250; High: 2075 -
• Number of Students Elementary: 533; Middle: 957; High: 1833 -
Enrolled
See City/Agency Comments and Conditions Section for all department/agency comments
received or see public record:
(https://weblink.meridiancity.org/WebLink/Browse.aspx?id=353455&dbid=0&repo=Meridian C
ity) .
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -6-
Figure 1: One-Mile Radius Existing Condition Metrics
2.00 1,500
Single-family
Residential L 1.50
a � 1,000 ,
Parcel Diversity y 1.00 u°
p Parcel Count v, 0.50 500 L
0.23 0.10 a
•Average Acres �° 0.00 1610'1 0
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15.00
WResidential Net Density
Q 10.00 E 10.25
O p 7.14 5.51
� 5.00
C 4.32
O 1.68
0.00 Dwelling Units / Acre
R-2 R-4 R-8 R-15
Figure 2: Service Impact Summary
-rvi ce I m pact Tool
Ready
Marginal
Caution
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point-H-2024-0029) -7-
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The Applicant proposes to annex 7.98 acres of land with an R-8 zoning district. A
preliminary plat and conceptual building elevations were submitted showing how the
property is proposed to be subdivided and developed with 41 single-family residential
detached dwelling units at a gross density of 5.51 units per acre. The proposed use and
density of the development is consistent with the Medium Density Residential (MDR)
FLUM designation of 3-8 units per acre.
Single-family detached homes are in the development process to the west and south while to the
south of the railroad,the planned Medium High-Density Residential development consists of
attached,townhouses, and, and multifamily dwellings. Single-family detached dwellings are
listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future
development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district. The property is contiguous to City annexed land to the north and is within the
City's Area of City Impact boundary. A legal description and exhibit map of the overall
annexation area for the R-8 zoning districts are included in Section VII. The City may require a
development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section
67-651IA. If this property is annexed, Staff recommends a DA is required with the provisions
discussed herein and included in Section IV.
Table 4: Project Overview
Description Details
History N/A
Phasing Plan 1 phase
Residential Units 41 single family detached units
Open Space 1.15 acres/15.06%
Amenities 2 amenities—Fire Pit and Pathway
Physical Features Kennedy Lateral
Acreage 7.98 acres
Lots 51 total lots; 41 buildable and 10 common
Density 5.51 du/acre/7.15 du/acre
R-8 Dimensional Standards 4,000 square feet; 4,307 square feet
(Required and Proposed)
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject site contains four existing structures: four homes and accessory structures. Prior
to the City Engineer's signature on the final plat,these structures shall be removed.
2. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed plat
complies with the dimensional standards of the district.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -8-
C. Design Standards Analysis
1. Site Design Standards (Comp Plan, UDC 11-3A-19):
Goals 2.01.02D,2.01.01 G,and 2.02.02C emphasize a diversity of housing types throughout
the city to meet the needs,preferences and financial capabilities of Meridian's present and
future residents. Additionally,these goals promote infill development that does not negatively
impact existing developments. The subject site is adjacent to the established R-8
developments (Chesterfield Subdivision No. 1 and Horse Meadows Subdivision)to the east
and west. To the south is county residential land not yet annexed into Meridian,and to the
north is W. Pine Avenue. The preliminary plat and conceptual building elevations were
submitted showing how the property is proposed to be subdivided and developed with 41
single-family residential detached dwelling units at a gross density of 5.51 units per acre(see
Sections VII.G). The proposed use and density of the development are consistent with the
MDR FLUM designation.Additionally,the proposed single-family detached dwellings with a
mix of lot sizes will contribute to the variety of housing options in this area and within the
City as desired.
Single-family detached homes are in the development process to the west and south while to
the south of the railroad,the planned Medium High-Density Residential development consists
of attached,townhouses, and, and multifamily dwellings. Single-family detached dwellings
are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2.
Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for
the R-8 zoning district. The property is contiguous to City annexed land to the north and is
within the City's Area of City Impact boundary. A legal description and exhibit map of the
overall annexation area for the R-8 zoning districts are included in Section VII. The City may
require a development agreement(DA) in conjunction with an annexation pursuant to Idaho
Code section 67-651IA. If this property is annexed, Staff recommends a DA is required with
the provisions discussed herein and included in Section IV.
2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Goals 2.02.00 and 2.02.0113 of the Comprehensive Plan focus on creating safe, attractive, and
well-maintained neighborhoods with ample open space, diverse amenities, and alignment
with community needs and values.
Open Space Requirements (UDC 11-3G-3):
a. Baseline Requirement: For developments zoned R-8 (Medium Density Residential)a
minimum of 15%of the subdivisions area(7.98 acres) shall be qualified open space.
The applicant is proposing 1.15 acres of qualified open space exceeding the 1.12
acres required to meet the minimum standard. However, Staff recommends Lot 2,
Block I is removed to create more integrated open space. The placement of Lot 2,
Block I creates an isolated parcel that abuts open space, a gravel access road, and
street landscape buffers. Additionally, the lot creates possible conflict points when
having to ingress and egress for the property owner. Due to these concerns, staff
finds that UDC 11-3G-3-2b "Open space shall be accessible and well connected
throughout the development"is not being met.
The subdivision features two main open space areas: a linear space along the
Kennedy Lateral and another linear space on Lot 19, Block 1.The common lots 6,
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -9-
12, 22,and 33 do not count as qualified open space but are provided throughout
the development.The Applicant illustrates the lateral as piped underground.
The large central open space area is approximately 45,935 feet in size and is the
largest usable common area within the project.The applicant proposes a gravel
access road and micro-pathway that runs through the open space for pedestrian
connectivity and irrigation district access.The linear open space along the
Kennedy Lateral is approximately 50 feet in width and over 500 feet in length.
This linear open space connects with the Chesterfield No. 1 Subdivision's open
space.This is discussed more in the amenity section below.
Amenity Requirements (UDC 11-3G-4):
For single family subdivisions 1 amenity point is required for each 5 acres of gross land area.
The subject project size of 7.98 acres requires a minimum of two(2)amenity points. The
applicant is proposing the following amenity.
a. An outdoor fire pit worth 1 point.
b. A pathway(does not meet the requirements to qualify for a point)
In order for the pathway to count towards the amenity requirements it shall be paved
and landscape in accord with UDC 11-3A-8 and 11-313-12.0 to connect to N.Biltmore
Avenue and W. Pine Avenue.If the irrigation district does not allow for these
improvements within the easements the applicant shall provide an additional qualifying
amenity equaling one point or more with the final plat application.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 20-foot wide street buffer is required adjacent to Pine, a collector street. This buffer
should be landscaped per the standards listed in UDC 11-313-7C and placed into a
common lot that is at least as wide as the required buffer width;this common lot should
also contain the detached sidewalk required along W.Pine Avenue. Due to the
neighboring subdivision to the east(Chesterfield Subdivision No. 1)having an attached
sidewalk along W. Pine Avenue,the sidewalk on the east of N. Biltmore Avenue with
Pivot Pointe will become attached. The landscape plans appear to show compliance with
these requirements.
ii. Tree preservation
A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees
and methods of mitigation outlined by the City Arborist before any trees are to be
removed as set forth in UDC 11-313-10C.5.
iii. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales should not be within the landscape setbacks along W. Pine Avenue.
iv. Pathway landscaping
Landscaping is required along all pathways with a minimum of 5-feet wide shall be
provided on each side of the pathway with a mix of trees, shrubs,lawn,and/or other
vegetative ground covers per the standards listed in UDC 11-313-12C; the landscape plan
should be revised accordingly.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 10-
4. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
Staff will confirm compliance with these standards at the time of building permit
submittal for each residence.
5. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and
parking areas with existing neighborhoods. In response,the developer has submitted twelve
(12)conceptual building elevations and floor plans that illustrate the appearance of future
homes in the development(see Section VII.H).
The proposed designs include variations of both one-and two-story homes, each featuring a
two-car garage. The elevations showcase a range of architectural styles and design elements,
including lap siding,diverse color accents,varied roof profiles, and different home styles.
Staff review confirms that these elevations adhere to the city's architectural standards and
comply with the required design criteria.
Homes on lots that abut W.Pine Avenue, a collector street,-will be highly visible;therefore,
the rear and/or side of structures on these lots (i.e. Lots 2, 16, 17, 18, 19,20,Block 1 and Lot
2,Block 2) should incorporate articulation through changes in two or more of the following:
modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,
balconies,material types,or other integrated architectural elements to break up monotonous
wall planes and roof lines that are visible from the subject public street. Single-story
structures are exempt from this requirement.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. According to
the submitted landscape plans,the applicant is proposing two types of fencing throughout the
site,vinyl solid fencing and wrought iron semi-privacy fencing.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goals 6.01.01H and 6.01.0213 of the Comprehensive Plan stress the need to minimize the
number of direct access points onto arterial streets. This can be achieved through cross-access
agreements, access management, frontage and backage roads, and enhancing connectivity
through local and collector streets. Additionally,these goals highlight the importance of
incorporating pedestrian access connectors in new developments to link subdivisions and
support neighborhood connectivity within a community pathway system.
The proposed access for the development includes W. Pine Avenue from N. Biltmore Avenue
and W. Quarterhorse Lane from the west. The project relies on the Horse Meadows
Subdivision,which is directly to the west,to reconstruct a portion of W. Quarterhorse Lane
(currently a private road)into a public street. This will provide a secondary public street
access. The existing curb cut on W. Pine Avenue will be removed, and curbing will be
extended across the driveway.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 11 -
Access from W. Pine Avenue via N.Biltmore Avenue must align with N. Biltmore Avenue
on the north side of Pine. However,ACHD has indicated that this alignment does not meet
their policy requirements and will need to be revised before the final plat submission.
Since the final plat for Horse Meadows Subdivision has been submitted but not yet recorded,
there is currently only one access point to the site.
Given that this property and the surrounding areas are designated as R-8 (Medium Density
Residential)on the Future Land Use Map, staff recommends including a stub street to the
south to facilitate future connectivity,in line with UDC 11-3A-3A.2. The proposed
preliminary plat appears to comply with these standards.
2. Pathways (Comp Plan, UDC 11-3A-81):
Goals 4.04.01 and 4.04.02 of the Comp Plan emphasize connecting local pathways from
neighborhoods with regional pathways in commercial/community serving areas.No multi-use
pathways are proposed or required with this development because the master pathways plan
does not show any multi-use pathways adjacent to the subject site. The applicant is proposing
attached sidewalks along all local streets that will connect to the detached sidewalks proposed
along W. Pine Avenue. Additionally,the applicant is proposing a gravel micro-pathway along
the Kennedy Lateral for better connectivity and pedestrian connection to the open spaces.
Staff recommends adding a 5-foot micro-pathway on Lot 19,Block 1 to improve access and
pedestrian connectivity to W. Pine Avenue for the western part of the subdivision.
Additionally, staff recommends the gravel path leading to the Kennedy Lateral is paved and
pathway to count towards the amenity requirements it shall be paved, landscaped,and
extended in accord with UDC 11-3A-8 and 11-3B-12.0 to connect to N. Biltmore Avenue
and W. Pine Avenue. If the irrigation district does not allow for these improvements within
the easements the applicant shall provide an additional qualifying amenity equaling one point
or more with the final plat application license agreement is entered with NMID for use of the
gravel access road. With these additions, staff supports the proposed pathways and their
design.
3. Sidewalks (UDC 11-3A-17):
A detached side walk is proposed along W. Pine Avenue until the development crosses onto
the east side of Biltmore where it becomes attached to connect with Chesterfield Subdivision
No. 1. Five-foot wide attached sidewalks are proposed within the development in accord with
UDC 11-3A-17 standards.
4. Subdivision Regulations (UDC 11-6):
i. Dead end streets
Dead end streets and Cul de sacs(N.Axis Avenue and W. Pivot Place)do not extend
further than 500 feet and have less than 30 dwelling units. The applicant has met the
dead-end streets regulations as listed in UDC 11-6C-3.
ii. Common driveways
The common drive shall meet the standards set forth in UDC 11-6C-3. The applicant is
proposing a single common drive which has 4 lots taking access from it. Three(3)lots
are taking access on the south side and one(1)from the north side. Additionally,the
common drive is 31.50 feet wide and does not exceed 150 feet in length. The common
drive meets these standards.
iii. Block face
Block faces are proposed in the development in accord with UDC 11-6C-3. The applicant
is in compliance with this standard
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 12-
E. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
Goal 4.05.01 D of the Comprehensive Plan discusses the importance of improving waterways
throughout the city and residential areas. The Kennedy Lateral runs through the center of the
site. The Nampa Meridian Irrigation District(NMID)requires an easement for the Kennedy
Lateral. The easement for the Kennedy Lateral at this location is a minimum of one hundred
feet(100')total, fifty feet(50') each side. The applicant is proposing to keep the Lateral but
will be tiling it underground to provide larger linear open space.
2. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within
the subdivision as set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the
City's adopted standards, specifications and ordinances. Design and construction
shall follow best management practice as adopted by the City as set forth in UDC 11-
3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be
extended by the developer with development in accord with UDC 11-3A-21 and
Goals 3.03.03G & 3.03.03F. Urban sewer and water infrastructure and curb, gutter,
and sidewalks are required to be provided with development of the subdivision.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat shall not be submitted until the DA and Ordinance is approved
by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6)months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions IF City Council determines annexation is in the best interest of the City:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 13-
a. Future development of this site shall be generally consistent with the preliminary
plat, landscape plan, common open space/site amenity exhibit, and conceptual
building elevations included in Section VIII and the provisions contained herein.
b. Homes on lots that abut W. Pine Avenue, a collector street,-will be highly visible;
therefore, the rear and/or side of structures on these lots (i.e. Lots 2, 16, 17, 18,
19, 20, Block 1 and Lot 2, Block 2) should incorporate articulation through
changes in two or more of the following: modulation(e.g. projections, recesses,
step-backs, pop-outs), bays, banding, porches, balconies, material types, or other
integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the subject public street. Single-story structures are
exempt from this requirement.
2. The final plat shall include the following revisions:
a. Replace the street name for"N. Axis Avenue"with"N. Stronghold Avenue" in
accordance with the Ada County Street Name Review.
b. Replace the street name for"W. Pivot Place"with "W. Meadowpine Court" in
accordance with the Ada County Street Name Review.
c. Graphically depict the ACHD stormwater drainage easements referenced in Note
#6.
d. Depict a paved 5-foot micro pathway through Lot 19, Block 1.
e. Remove-Lot Bivek 1, and ineer-per-ate-thisarea to the eenffnoa open spaee fethe deN�elepmei#.
f. Direct lot access to W. Pine Avenue is prohibited.
g. The applicant shall comply with the common drive exhibit and provide a note on
the final plat that addresses maintenance and access on the specified lots as shown
in exhibit VI.J.
h. Provide a 6-foot open vision fence along Pine Avenue enclosingthe he open space
and coordinate with the Nampa Meridian Irrigation District for fencing in their
easement.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to
be removed in accord with the standards listed in UDC 11-3B-IOC.5. The
Applicant shall coordinate with the City Arborist(Kyle Yorita
kyorita(cD,meridiancit") to determine mitigation requirements prior to removal
of existing trees from the site.
b. Update the landscape plan showing the new location for Lot 2, Block 1.
c. Depict landscaping on each side of the 5-foot micro pathway running along the
Kennedy Lateral.
d. The 5-foot pathway proposed in Lot 3,Blockl shall be paved,landscaped, and extended
in accord with UDC 11-3A-8 and 11-3B-12.0 to connect with N. Biltmore Avenue and
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 14-
W. Pine Avenue. If the irrigation district does not allow for these improvements within
the easements the applicant shall provide an additional qualifying amenity equaling one
point or more with the final plat application.
e. Depict a paved 5-foot micro pathway through Lot 19, Block 1.
f. Pave the gravel path leading to the Kennedy Lateral and enter into a license
agreement with NMID for the use of the gravel access road.
g. Provide a 6-foot open vision fence along Pine Avenue enclosing the open space
and coordinate with the Nampa Meridian Irrigation District for fencing in their
easement.
h. Remove Lotr leek 1, and ineepera4e-this area into the EemmvnvFen space yr
the development.
4. The proposed plat and subsequent development are required to comply with the
dimensional standards listed in UDC Table 11-2a-6 for the R-8 zoning district.
5. Prior to the City Engineer's signature on the final plat, all existing structures that do
not conform to the setbacks of the R-8 zoning district shall be removed.
6. Comply with all subdivision design and improvement standards as set forth in UDC
11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common
driveways, easements, blocks, street buffers, and mailbox placement.
7. Off-street parking is required to be provided in accord with the standards listed in
UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms
per unit.
8. The Applicant shall comply with all ACHD conditions of approval.
9. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
11. The preliminary plat approval shall become null and void if the applicant fails to
either: 1) obtain the City Engineer's signature on a final plat within two years of the
date of the approved findings; or obtain approval of a time extension as set forth in
UDC 11-613-7.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 15-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 16-
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to irmcni Owil be gr-jphically Lfepicled on the p1m for mfimmec purposes 5ubar*an mcwcd
L`aL fttnL kM ikt FLrlrtt d-i-bblr ffte 1*04f WdrkYii-d lgol dcwrLpwit"ditd by m Idaho,
Licrnsrd Pmi'miclrul Lard SLCLr4xr.wi Kh MVI irKlukihr umt+fihc mumm mai*ed
EXIIII31 I Al Ad On iF I'_' s 11"mip w'idi bi:Ldrrq%ar9J dolshe"(itikni:1 LM ILIA'H I fa
nK Lrw%."IN c4fbirr muss be naWd-sjgTwd eod daW In 3 Prafeac i l Land'SiiIrrraor.00
NOT kLi:c*D. AM a aw wL nc.--p61r rcicrcl,M;g mL}dixwlLmL. ALI cas nn iu ltku L k
i�ut�lm iud.ri i6-mI4�d.will3M*med 1Lris,r 1odi:%clopriiiem*Ippm aril
a. The C vLFMawlian trquw"L al.prsSmLrLJ Lmgal.. s}%Lo xiu suppIxU In a yaws r8md
lwnim rrrf,um liW I I-111•r.1 ThrarpA-,anl ih1wW be Fegitir,4 Ir ww Any%kistinp ILIriaC4 gm
wee wa[Lz fOr 7bkL Tx:::'.u= 11a smrLaLL OF WEB MMILL is ocftz4ailahLc.n iriuk-IN I.
ekIMti49riL.r ILI ibc air:: �. :. ..y.lrrn OUR he n:gwNJ.If h xrsgie-lk- c 4L,114 wl l m i,Ldrll drd
Lhe derrh,wr wAl.hr redo t FLm:hL p MML nl�mun Fier LhL rom araq pv to
plinslelrree,i;rwdk'salrip i ''Illsaprlinyl
5 Ail cxistl, I- : 'I. I. ,:'lairrd lrI;gno4•odsbala bo i*+oriC1 sil[rkalurton OW lisal plat
by Lk t I". I: :131 n 1ILAI are asroa sd rt,ITHM l,hill br whieu w s%a11LA1w1n awl
pcwEII)le TVA-JL, -'n-}o:t{I yidre45i31R no tK rn cam plurKg rslih Nl('(-
h. ALI inNgukm d- •L.- cauali.fa1Lrals or Liraim..two Iwi,%c.rl Il.iiu}hl Aocct%ays,LML'elC iJor.
crosung cr leyin,T.1,wum ns1J cmipous w A r nrta beirrr sul•dM&A kball be Qddmgcd firer
Uk I I-]1L+... In pC(I',tr.PiiiLJ'mgh 4VrL MI aplakad[Shell LkA11,011 K,111 idahaCult42-1i0
and 44Y odKY JPVI ir.rblr JAW Or F9VUL31i011
7. Am wAI3 d m r.Ill i"cumLluLm cu bt LLSLd muse bL"ExI%aLr—J,- -J.-.urduig La Idn6o W ell
�iLnLLRK'1 Yrri+1arrlRrdk Riiks ednrlRl�lti`Fp }1 'ldah+!f�4pRren4:'I� '1 '' ::4r MA9V WL The
LiL-Lf IupcF 3 EaLpiLed bhM Wii Beer_a i1:i1,7m LM3 iddh36LI1S Wki-3LL-Y Lh:I m-w ftn6Og krides ur
cbe dt,elli'i,nl4nr.nrd Lf no-kt>'+L divy+'ill ionliftic as h:uLed.ad irm,� .I. ,-s ai„F Lkeir
ahRn&inmrnL.
8 Airy rtkW 04 w4Nk:*)ILLMAL WiLhI II Ihi%PnoLL aNlll lw'r0timIt-e,l 1 L 1 f iLy Ordlim rc4
$gclxxL 9•I•.l;�9�B. l`nrLLaL�f�'ca>tinl 1hsLnct HealLk Carr ahrLr_r�:"`.I' �I L:�:dares and
LLNPrs„ratty 1:r1a}174.i.+,r 1
%I. 5irC0 si$M aTC Iq Ile in phKV.rare Lon 97w,:r iaM w'ner FL Wive sh,uli Lac ariipru,'ei amik a0 aL4'0.
reed bier appr,>'.ed by 1ht Add(WtM4 L111hwjk.a Livered and eke Final Filar rt,r llt;s nbJL4"wn
she11 Er recorded.pnw kFappl%imV fkw hiddiog pcimma.
In A Imer of rrtdn or cash sun n4 In i.Ik ain1Auril of 1 rir.mill i4 iaslu d lop all"ompku,d
fcncinll.IvAscrpinle nmmitics.do.prior ripm1m cn dre fowl TAM
I.ALI mpnAcincab rrii Led wL public hfe-silci}a,J heal L1i sUl bt cwg6ctrA p1 Lur 10 Uecu ssdL3
oflkesing lrin 'rlhwapFm%4dbyLhefn}vfnuinL.'tir.eaa'wntrriuiPuriApvffmwVK4u3nN'
for Bw8i impru%cmLmu in ordu 16 dkV M L Rr khgintO sumLuit oti rbt fiMJ Pw:'6rLL I'Mh us
111w I I-C 1H
12.Apphramt irfdl&FMuh d wo-pay l'uhk Furls do uhnpow-0 pain MLcw'.And LdnstruEtLioLs
im-s kwi fe%:L.M&%,rrn-n4d.1ur11eg the I Lin rMiz4 L plk%[M.1Yw1r w Lhe irrLume 40.1 plan
"p1.,■nal IerL4'r.
I i Ii shall hr thv i[A1,rmiFbihhr Llfih:nrpllsant I,-cwsrrrrihxi all dCYLILVMLnI kamus rcquldr wily
slit.i 'nreirs wuh WuJ>tllliei Act a d Lhe Faw d vuwng.-%i;t. r.
Id Apphrsm,hnll hL nrrp,unrable#LT ajrlLCaliLwl and LL PILamr wrlh my)LTiwn 4114 I'emrihns
ihm may be Tgvircd tr�ikw Arm.(orps of Eng m.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 17-
C. Nampa& Meridian Irrigation District
Chadene Way
F► m: Erika alvera {Eolvera@nmEd.org>
Sent: Monday.August 19,M4 11.11 AM
To: City Clerk
Subject RE=Development Apprication Transmittalls-Pivot Pointe Sub-H-20M.0029
External Sender-Please use Caution with WkS or at Chm*nts,
-------------
Nampa & Meridian Irrigation District (NMID) currently has a Land Use Change Application on file, for the
project mentioned above. NMID will withhold further f omment until our review is complete-
All private laterals and waste ways must be protected. All municipal surface drainage must be retained onsite. If
any surrw-drainageleavesthesite,NMll)must review drair10geplAns.l7eve10pef iniEstCamply wish IdahoC'ude
31-3805-
From:-clerk@meridi aricity.org<slerk@meridiancity-org}
Sent:Thursday,August 1,2024 8:53 AM
To:NMID<NM I DO nmid.org>
Subject;Development Appliryation Transmittals-Pivot Pointe Sub. H-20244)G29
Development Application Transmittal
Link to Pr0`(�Ct A l}lic%ii iou; Pit Pivoi F inw.Subdivigion A T PP F F-2024-002i)
Hearin Date: Se water 19,2024
Assigned Planner: Nick Napoli
7 a wieMr rlpr C'in r+ :tifi rcyiart 1);bfie RfteVnk-R rtor 7rc i, f h f
The above"Link to Project Application"will provide you with any further information on the project.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 18-
D. West Ada School District(WASD)
Exhibit A
West Ada Schaal District
STUDENT GENERATION RATES
West Ada School District;LilASD}uses a Student Generation Rate(SGR)to determine what
Impact future development will have on enrollments.Based on the submitted application
materia'Sr the proposed project will contain 41 single famlly units and ID mull-family units
resulting in approximately 24 school-aged children.The proposed project is within the
following school district boundarlesr currentlyr and approval of the project may affect
en rollrnenn at the followi ng schools,
Z3-24'Email ment Ariihitectural Capacity
Chaparral Elementary School 533 7U0
Meridian Midd le School 957 1250
Meridian High Schaal 1833 2175
rudest Generation Rate 1500 Total Units Estimated Archlteelmral
DEMopmenkAmsZone Sift le Fangly I Multi FWAY Sin leFarol MultiFamll Students Capacity
Chkapaffal ElemeMa Schad 0.58 0-13 all D 24.-D] 700
'Mi5 irddefflatibrl it intli�nd!d of a elef eE�nte�,rathOT than a d6ritivL!�tG01.
HISTORICAL ENROLLMENTS
The fallowing table Includes hkstorlcaI student enrollment data for schools in close proxl Miry to
the proposed development that may be affected by future school boundary changes=
Attendance
Development Area Yana 2023-2024 2022-2022 2021-2022 2020-2021
Chaparral Elementary5chool 533 535 527 361
Reregrine Elementary Schaal 454 426 469 390
Ronderosa El ementary School 434 429 464 405
Meridian MlddleSchool 957 1 1076 1 1195 1t028
Meridian High School 1833 179S 1761 197G
Owhyee High School 181G 1781 14SB
Notes:
+ Attendance data per ldahoDepa.tm Ent ofEduckionI-WfSDASOprbvideshirbmicaIEnra11 men t
data:Mtns:ffvrvrw-West ada.arr;faalsefdi5trirt-data
+ Rrbjerts can he-built in phases and full imparkS not immiadiate.
* Architectural Capacity-the-raparity established at the time a school is designed based on the
nUMber of g4!mral eduration dassrobrrrs in the building_3
'httpc}}www.sde.tdahOgau{finance}
https://www.wesUda.argffiageffacility-plaril
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) - 19-
E. Ada County Highway District(ACHD)
A-16im-4q eri^Il.dry Lor•m
'41rmlg Gdtl.VN:e PM*denT
ACHD J `r9i C.u�m4
Per C,00V..W C1-3r7tlAr.a—.a nvi i
V-I & r5hA Wglrw•C4—MH4-0rw'
Date:July 24.'r.2024
Tx Sahri na DurtsChi,k6 Home
Staff Corrtwt:flat[Pak Planner
PINoJi2[t Derscrl00fii.PaMS Pnlnte
TpipCenefadon: Thi*de e4pment rs e=matefl io gene-rare MY v&nicie tnPS per aay.
39 VilhiCleirl p Per-hour in the P&r p9911(hour.❑owd Qt%the invi ru[u cA Franspar it W r+
ENirwersTrlpCiew-uion Manual,IF edIL+C+,
i
i
Y" irnFriwer"eht.57 A!
: pop
connecting you to M
#�� Y}MPr+7 f�kr.3TT5 Ord�rrc 5rrw�•C,+arf��.1p•H37N4.aFr�76�dr.SCO.F7.3K'TfiSG•��
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -20-
F. Ada County Development Services
ADACOUNTY
0 DEVELOPMENT SERVICE
`uu kL.I-W.N I sTIUU,IHASL IbAW)MJ 711t-7101P PwALIMN120-r19W
' FhYkY.a`IIR N-7.7"
BUTLIDING • C('1'rT"JVNITY PlANNINO • FN GIN EERrNG&S RVEY NG r PERNWTI:M{i.
AupuKl :(I.a
Nick Napali
Mefid,am Ciro Planning Dtparemenl
3?F.11z.mdusy Akenuc N102
mcddiali,rD s�642
RE;H-2024QU29 a Pw%elx PIS I 210525555 dnd S 1210 W4I0+Pnot Poinic SaWiriawn
N1ek.
The('"ol-Mcrwhun hap;requv%Wd feudto:k regarding ale pmpn+ad annulackm w9b ekml pw
ofR4 jModium Lcm Dengir► s prc Rcidcwialr and s liminm plan s for nc� Piu Poiwc
51.IWil ikkkD.wlrKh will cw"i kl of/a 14t1whM KrrkS1c•f#nil l) buvwK on 7-FA-#mm penamlly
lot-mM ou the eml of Blacl; Cat Read and s,wih of Pine Av�mw, gw6likeally on Parcels
8121U123553 aDdSi21UJ12141UL m-ohln the C-ily's Anauf-Ucy InWml.
Ads County is Lrrppmim of lha appIkAtmm dua lkr 111e pwx inllty or the siir lu clusling pubil is
7pmion-r:naf�-.YofdK!A&L C nrk{'rrmrCCIrC�1xi1€Dion 4-hmurj4[vm rCa�4�Cnl�pl�k'k'CwrlirnCllL
to ixcur al urban denmties uilhm Amis of t_-ily Impact whore public L•,7C1.I111CS are
nksilutilr.Jos the Fuiwc Ljrwi t:ic Map of Ihr Mrtadiam L'L1MVtr1rnKnc flan,W adoptgd by
Ada County.dmgnabn tht mtc as Afedimm Drily r esf&r?rfal.winch is pnrnarily lntradcd for
i1ftvir-i.iu1Jr h6i tm rr dk.like%LAArdt W Mg a dartl Nina 1.31111.119 prr acrt,the pruperstd toamg
ofi-4 LMAium Low DeFimty RcMdan ialr is ovmprtible wish the caa wmhmivs plan.
The lak'OIIL of the drvelopmeM also a mpliec Kith many of the goals of the licridian
{miSrrchCrL vo Man.with L11c tlri]IkL L 10 dcjitair ovtr I6A.idf Lhz1 %kw"ore,[xlr.uc- Chr
pnypl}wl ri+ini ludr n firr r� ,. g;rihtr plxc.1•kulrynatk*d h}fiirr!,9.0�r7;�of Lhe�rtridian
(:,nrnprsherr k-o- PLA. wL .i..,I'•,.I I,% A &('LmLolp. Mikh ti1Ck)yd4gm w;a<hlti Unto V;aM be
inmi-Fiorawd inio rw 1: *{i vi kikmr
Punk you fkx II1c'krpk,rlimpri ii.i liri,k ide lloiklim il,wid p44aye feel freelkiemtuo we wilh any
t�L1KSSi{arb,
SmLcdy
�IeSCrG�y,
Yca-r'wagtma
Suwcy Yumngbewk
CommlmiLya Ragioml Plamlrr
Aida C"ounlp Devc6pmcnL Senwey
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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;
The City Council finds the Applicant's request to annex the subject property with R-8 zoning
and develop single-family detached dwellings on the site at a gross density of 5.37units per
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -21 -
acre is consistent with the density desired in the MDR designation for this property; the
preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions
of approval are met.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed map amendment to R-8 and development generally
complies with the purpose statement of the residential districts in that it will contribute to the
range of housing opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The City Council finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed residential uses should be compatible with
adjacent single-family residential homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The City Council finds City services are available to be provided to this development.
Comments were not received from WASD on this application so Staff is unable to determine
impacts to the school district.
5. The annexation(as applicable)is in the best interest of city.
The City Council finds the proposed annexation is in the best interest of the city if revisions
are made to the development plan as recommended.
B. Preliminary Plat and Short Plat(UDC-6B-6)
The City Council finds there are no roadways, bridges or intersections in the general
vicinity that are in the IFYWP or the CIP.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and preliminary plat per the provisions in Section IV in accord with the Findings in
Section V.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -22-
B. Commission:
The Meridian Planning & Zoning Commission heard these items on September 19th, 2024.
At the public hearing, the Commission moved to recommend approval of the subject
Annexation and Preliminary Plat requests.
1. Summary of Commission public hearing_:
a. In favor: Sabrina Durtschi, KB Homes (Applicant)
b. In opposition: None
c. Commenting None
d. Written testimony: Karla Ehlers; Kathy Gallentine;Natalie Purcell
e. Staff presenting application: Nick Napoli
f Other Staff commenting on application: None
2. Key issue(s) of public testimon:
a. Concerns expressed were about the density of the subdivision, traffic and
congestion on the roads, and schools being over capacity.
3. Ke. ids) of discussion by Commission:
a. Lot 2, Block 1 being removed to provide additional open Space.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstanding issue(s)ssue(s) for City Council:
a. None
C. City Council:
The Meridian City Council heard these items on October 15th, 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: Sabrina Durtschi
b. In opposition: Karla Ehlers,Natalie Purcell, and Kathy Gallentine
c. Commenting: None
d. Written testimony: Karla Ehlers,Natalie Purcell, and Kathy Gallentine
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s) of public testimony:
a. Concerns with traffic, school capacity, density, and Fuller Park being
overcrowded
3. Key issue(s) of discussion by City Council:
a. The removal of Lot 2, Block 1 and fencing around the common open space along
Pine Avenue.
4. City Council change(s)to Commission recommendation:
a. City Council was in favor of the applicant's relocation of Lot 2, Block 1.
Additionally, the council required a new condition regarding fencing around the
common open space.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -23-
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -24-
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
Project Location
Area of Impact
4.= City Limits Lc�
Analysis `cax eas'
yr UB1P{F A] �^
J 9T}esad}:8a,�r�gy.4��..
�^4 r
r(�Fw3
923, al.
�q• C � +3
{:� J $ - I�
7 �
A �1
i
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -25-
2. Zoning Map
Legend
-O
l
Project Location 71
Area of Impact ,�Lc�nzrr7
}= City LimitsR2
7 I
OAnalysis 4
RI
t TN-R - C-G-
M1 M-E C-N \
R-S
R-40
------- ---- R-15 RUT
1-L C-C
l I
3. Future Land Use
Legend tIC2 M
Project Location Civil 0
® Area of Impact -
00)
I
}= city Limits Me,ium-Density
® Analysis s enW
LLL
Density -_
Med-H
Residential ig`h � Hi h
--
9
Density
�
�--+
General � -� enly
Indus#vial Residential 4Residential
II k 1
I I:---- •�i7
Mixed Low
Employment--Den I-t —
Employment mu- om
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -26-
4. Planned Development Map
Legend
Project Location I.
Win
T=" City Limits
Planned Parcels
Area of Impact a
= City Limits --
0 Analysis w!
--ff ALHI -
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -27-
B. Subject Site Photos
} � i
y
y'•5.. y
S. A"
4
f -tii
III
1 i
4
I �
i
4
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -28-
C. Service Accessibility Report
Overall Score: 25 17th Percentile
Description
Location 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 most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing (# of lanes)
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)
Either a Regional Park within 1 mile OR a Community
ParkWalkability Park within 1/2 mile OR a Neighborhood Park within GREEN
1/4 mile walking
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -29-
D. Concept Plan (date: 6/25/2024)
Horse Meadows
- - Pivot Pointe
° ® a G— Afexander s Landing
i
o I
ROTA ----I
PART I
i i_ R•c 1 liQiA
MAT
I
4
PIVOT POINTE DEVELOPMENT OVERALL 517E
�sTnq oRtl Ll NeMe
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -30-
E. Landscape Plan (date: 6/10/2024)
I
® uxusnwL auR� ® Q - i.vns�aa�aw -w
I
LIW
__------
_---
_----
_______________ ---_----_---
_---
___
__� e.rm...i. ...w.�� PINE RD. — riei.... �.j..
I
_4-
..�.-
or,2F C7.
W.PIVOTPL
4-- 23 —
I
I1 -P (P -
24
C.
�- - - - --- -- - ----- _r^--- ----- L101
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -31 -
------------------ -------------------------------
.41
14
_ -- -- L1U2
i
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -32-
F. Qualified Open Space Exhibit(date: 10/7/2024)
- - -�--
® {�6
'�• O N V
'�? ® o i
J o
Es
ALEONDER LAUNK
SUOMSION(fWURE)
emra
P1.1
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -33-
G. Preliminary Plat(date: 10/7/2024) �g
PREIIMINRRY PLAT 5HOWM
PIVOT POINTE SUBDIVISION 1
LOCATED 14 THE Nwl/4 OF THE SW 1/4 'yT
OF SZCTVON 10 T-JN-.R.1w.B.M.
ADA COUNTY.MERIDIAN,IOAHO
sir-r
WIN, � �._ E+PYr ] �Ir � '�'!sr t-ess a o
/ Mr � 0 R
!s !f!liFa 1 ga. r�sm. Z"f 9 :¢
9 d j 8', Ste• S..,r r--_V
cawyUML 4
Al am-
WWT
MEADOWS 5(FUTUIS1bN
(NTl1RE) E �� � ••
L
ILI
USINVI[r N -ANtPNG1 � !k _,�� ems". =y!■■■
slleolvlsloN iFutuRE) �Q-��I!`••• �8�@f
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -34-
H. Building Elevations(date: 6/10/2024)
40
Y
y 1.
i
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -35-
I
.e .
a
Moos
40
FINDINGSORDER
(PivotFOR 1
I. Annexation Legal Description& Exhibit Map
Lail 11pscriptiorr
PropooW Pivot Pointe Subdivision -Annexation
A parcel being located n the N.YV Y, of:I•e SVV A wid the SYV N of the IMN'l,of Section 10,
Township 3 North, Range 1 West, Boise Mlerldian, Ada County, Idaho, and more paetieulafty
described as follows:
Comnweing at■Brans-Cap monurneryt marKing the northwest comer of sabd h14V1/.of the SW
%.from wMe r a 8raiss Cap monument rnarkmg me P..wthaast comer of sad NVV'/.CO.thft SNV
beats S 69'11'08'E a distance of 1318.58 fast;
Thence eloq the northerly Wisroary of said NW V.of the SVV X.S 80411,0&' E a disitanoe of
524 92 feet to the POINT OF BEGINNING,
Thence heaving said norlherly boundary N U'38`83' E a dislancw of 18 50 Feet to a point on the
centerline of VV Prue Avenue
Thence along sand centerline S W'11 10& E a astanee of 793.65 feet to a point can tt,e easterly
boundary of sand StilU Yt of the NW Y.
ThenW S 01033'W along said easterly boundary and the FaEterly baundary of said NW M of
the SVV Y, joho being thewrasterly boundary afGhiesierfield Subdivismn W. 1 assilowhrn Mc*
D6 of Plate ran Pages 1192A through 11928. r®oards at Area County. Id®hm a dislante of 436.56
feel to apoint:
Thence leaving said boundafy N 89111 28' 1'V a d lVan ee of 793.90 feet So a w nil
Thence N 0'39'33'E a distance of420 45 feet to the POINT OF BEGINNING.
gab parcel cantarns 7 98 acres and is autyeel to wiy easernmyts exisling or in use
Clinton W-Hansen_PLS
lend Saiutims. PC y )IN%. LA No
op
118
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f TIN
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -37-
PROPOSED PIVOT P INTE SUBDIVISION ANNEXATION
LOCATED IN THE NVV 114 OF THE SVV 114 AND THE SW 114 OF THE NW 114
OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 VVEST. BOI E MERIDIAN,
ADA COUNTY IDAHO
W
S
1/4 9 PINE AVE. Cwi{16— C11+
— 9 Na'38'33"E S8911`08 ff 793,65' 70
524.92' 117 25'
POINT OF PN 4 N.. 9L+Cx CAATT RD Rp.L 5121C
BEGINNING FT
ANNEXATION AREA = 7-M ACRES �
PARCEL 5121432565E
4WO W OUARTERBCR5E LH.
chi
W. WAR1ERHORSE LAW (PRIYATE)
�� ✓'+99'�1'2A"1H 7939Q'
91
11118
"Land Surveying and Consulting
0' 1 W 200, 400' + N,E 1THjT
0 W.\'A rye aeeE�RO OM ID W y�v•a,
J. Common Drive Exhibit:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Pivot Point—H-2024-0029) -38-