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HomeMy WebLinkAboutPZ - Staff Report fore 3-6 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--- DEPARTMENT REPORT HEARING 3/6/2025 Legend DATE: Project Location TO: Planning&Zoning Commission :::Area of Impact City Limits FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org _ APPLICANT: Brighton Corporation'` SUBJECT: H-2024-0037 Pollard North—MDA,PP,RZ LOCATION: Generally located approximately 1/4 mile i north of W. Chinden Blvd. at the north m �R end of N. Levi Ave. on the north side ofkk __ W. Waverton Dr., in the south 1/2 of ' Section 21,TAN.,R.1W. (Parcel #SO421438475). The Planning&Zoning Commission heard this project on December 5th and issued a recommendation of denial to City Council on the original development plan and their opinion the proposed rezone creates too much density for the area & the transition to lower density development to the north is not enough. Following the Commission hearing, the Applicant submitted revised plans to address some of the concerns raised by neighboring residents and the Commission. The revised plans include a reduction of 20 building lots (an 11.3% decrease) resulting in a decrease in density from 8.06 to 7.95 units per acre; an increase in the width of the lots along the northern boundary between Pollard Ln. &Schwenkfelder Ave.from a minimum of 50 feet to 60 feet; and replacement of some internal single-family attached/paired units with detached units and open space resulting in an increase of 3.4%in qualified open space, and additional pedestrian pathways (see original vs. revised layout below in Section VII.J). The project is also now proposed to develop in two (2)phases rather than one(1). City Council heard this project on January 14, 2025.Due to substantial changes to the plat and zoning request from the original submittal, Council remanded the project back to the Commission for review and an updated recommendation to City Council. The staff report has been updated to reflect these changes and the project has also been re-noticed for the new public hearing. I. PROJECT OVERVIEW A. Summary The Applicant requests a modification to the existing development agreement(Inst. #2019-060655)for a new agreement for the residential portion of the development with an updated development plan; rezone of 21.95 14.90-acres of land from the R-8 to the TN R-15 zoning district; and a preliminary plat for 4-77 157 building lots and 2-6 2132 common lots on 19.76-acres of land in the TN R-8 and R- 15 zoning districts. City of Meridian I Department Report B. Issues/Waivers Request for Couneil approval of eyaended block faces beyond the maximum length st.,,,,1.,r i the TN the faee-of Sleeks-1,2, 3 4 and c ..1,.ne 107 Flat ReekSt. ki i�x7�c4et4oa Dr •,1.;,.k all r-aage4fem 620 to 875 feet i le t Per &DG 11 6G a>; G,,.,,,ed Staff eommentsi A waivep4o4he T-N R standards isn't neeessafy if+ey4sions are made to the pb-ja:12 1„( ,l t ♦' l,l b .ld � B 1 1 � � C-9rri —a�3e�cacrncirwiarcccivirceuicr-vc-ccaacaz'r"rmvcicTco ch2-EthlittiatHf$Evirmivi'rv"�cl� si3aee afea to the nef4h in Alden Ridge Sub.; andeefineetionsthro,, 1, Blooks 23 None C. Recommendation Staff. Approval with the provisions included below in Section IV. Commission: Denial due to the following reasons: 1)the proposed rezone would create too much density for the area; and the transition to lower density development to the north is not enough. Council: Due to substantial changes to the plat and zoning request from the original submittal,Council remanded the project back to the Commission for review and an updated recommendation. D. Decision Council: Pending 11. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Single-family residential detached&attached dwellings - Existing Zoning R-8 (Medium-density Residential) VII.A.2 Proposed Zoning T_14 _R R-15 (T-r-aditio ..l Neig1.1.,.,4eod Medium High- Densi Residential)(14.90-acres).A portion of the existing R-8 zone will remain (7.05-acres Existing Future Land Use Map Medium Density Residential(MDR) VII.A.3 Designation Table 2: Process Facts Description Details Preapplication Meeting date 7/15/2024 PREAPP-2024-0061 Neighborhood Meeting 7/22/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No • Access N.Levi Ln.,a collector street,and N.Black Cat Rd.,an arterial street,via W.Chinden Blvd. Traffic Level of Service AL NA(ACHD doesn't set LOS thresholds for local streets) City of Meridian I Department Report Traffic Impact Study(Y/N) No ITD Comments Received Yes(no significant impact to the state highway system) Meridian Fire No comments received Meridian Police No comments received Meridian Public Works Wastewater Distance to Mainline: Sewer is available at site;Impacts or Concerns: see site specific conditions Meridian Public Works Water Distance to Mainline:Water provided by Veolia;Impacts or Concerns:None See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. Figure 1: One-Mile Radius Existing Condition Metrics 2.0u 1,500 Single-family a") 1.50 Residential b 1,000 Parcel Diversity a 1.00 I]Parcel Count t! 0.50 ® 500 U *Average Acres c 0.00 ��0 00—�0 0 O:oi,—�tv"�9A� 0 a J R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average � 10.00 O 9.28 _ � _ntial _ Density 5.00 O 5. 8 3.78 • 1.36 O 4.76 o.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview Development Agreement Modification: The Applicant requests a modification to the existing development agreement(Inst. #2019-060655)for a new agreement for the proposed development with an updated development plan. This property will no longer be subject to the existing DA. A legal description and exhibit map for the property to be included in the new DA is included below in Section VII.C. The current approved development plan for this area, shown below, consists of 74 building lots for conventional single-family residential homes, independent living units for 55 and older, and an 88-bed assisted living facility. City of Meridian I Department Report The updated development plan(i.e.preliminary plat), shown below, is for 44W 157 building lots and-26 -3 32 common lots for the development of(47-42)front-loaded"conventional" single-family detached dwellings and alley-loaded"carriage lane" (38 45) single-family detached and(92 70) attached"duet" dwellings. Conceptual building elevations for these dwellings are included below in Section VII.I. Larger lots are proposed along the north and east sides of the development as a transition to adjacent lots of a similar width for compatibility. a;a�n�� o 0 0 0- ov o o vo po 0 0 0 © om ® o o mo 00 © o o pom o © ga o 0 0 0 0 © o °. �i,,=s„ e��.= o®oo©000� ©o©00000 � ; i o Ia g$ a a ee n i H R:,,fie,:e:: �111[s�zm �Stz 1111 Rezone: A rezone of 21.95 14.90-acres of land from the R-8 to the TN R-15 zoning district is proposed as shown in the legal description and associated exhibit in Section VII.D below. The rezone of a portion of the property to TN-R R-15 allows more lots to develop on the property as there is no minimum lie or street frontage requirement in the TN-R R-15 district and a lesser building setback is allowed as opposed to that in the R-8 district.Note:If the rezone is not approved, the plat will need to be revised, and the number of buildable lots will be sinificantly reduced to comfy with the minimum dimensional standards of the R-8 district. The rezone area is designated Medium Density Residential(MDR)on the Future Lane Use Map (FLUM)included in the Comprehensive Plan. The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The T-N n distfiet requires rot density of 6 dwelling tmits per-aer-e. The proposed use and development plan with a gross density of 8-06 7.95 units per acre and net density of 14.23 13.33 units per acre is consistent with the MDR FLUM designation ...7 the'PAT D dis -iet Preliminary Plat: A preliminary plat consisting of 4-7-7 157 building lots and 2-6 29 32 common lots on 19.76-acres of land is proposed in the TN R-8 and R-15 zoning districts. The plat is proposed to develop in one two(4- 2) final plat phases,with the eastern portion developingfrst,per the phasing-plan included in Section VIIC. City of Meridian I Department Report The minimum lot size proposed in the R-8 district is 4,350 square feet(s.f.)with an average lot size of 4,805 s.£;the minimum lot size in the R-15 district is 2,238 s.£with an average lot size of 3-,OQ 3-,2- S 2,801 s.f. The proposed development is consistent with Comprehensive Plan Goal#3.07.01A which states, "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." Table 4: Project Overview Description Details History H-2019-0021 (Pollard Subdivision AZ,PP -DA Inst.#2019-060655); TED-2021-0003 (2-year time extension on preliminary plat);TECC-2023- 0001 (1-year time extension on preliminary plat) Phasing Plan 47 2 phases Physical Features There are no waterways or other physical features of importance on this site;the property is relatively flat. Acreage 19.76-acres Lots 4-77 157 single-family residential building lots and-2-6-29 32 common lots B. History The subject property is part of a larger area annexed in 2019 and included in a development agreement and preliminary plat for Pollard Subdivision. C. Site Development and Use Analysis I. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached and attached dwellings are principally permitted uses in the-TN- R R-8 and R-15 zoning districts,per UDC Table 11-2D-2 11-2A-2. 3. Dimensional Standards (UDC 11-2): See UDC Tables 11-2D 3 11-2A-6 and 11-2A-7 for standards applicable in all traditional n erheed the R-8 and R-15 zoning districts;; and UDG Table 11 2D 6 for-the dimensional D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): There are no existing structures on this site. The proposed single-family attached dwellings are required to comply with the residential design standards listed in the Architectural Standards Manual. Single-family detached dwellings are exempt from these standards. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-4-3-27): Compliance with the open space and site amenity standards listed in UDC 11-3G-3 and 11-3G-4 is required. A minimum of 15% (or 2.96-acres)qualified open space is required to be provided with development that meets the quality standards listed in UDC 11-3G-3A.2 and the standards for qualified open space listed in UDC 11-3G-3B. City of Meridian I Department Report The Applicant proposes a total of 345-3 4.W 3.94-acres(or 17.86 21.26 19.94%)qualified open space consisting of several open grassy areas exceeding 5,000 square feet in area; linear open space;the street buffer along the eastern portion of W.Waverton Dr., a collector street; and parkways along local residential streets as shown on the open space exhibit in Section VII.I. When counting street buffers along collector streets,the buffers are required to comply with the enhanced buffer requirements in UDC 11-3G-3B.3. Parkways along local residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space. If any stormwater detention facilities are proposed,they're required to comply with the standards in UDC 11-3G-3B.5 when counted toward open space. Amenities totaling a minimum of four(4)points are required to be provided based on the area of the development(i.e. 19.76-acres). Site amenities totaling 4.5 points(pts.) are proposed from the Qualify of Life and Recreation Activity categories as shown on the exhibit in Section VII.I as follows: • Quality of Life: a small dog park(3-,9W below 5,000 s.f.)with a waste station(1.5 pts.); and a picnic shelter area on a site 5,000 s.f. or greater in size(2 pts.). Dog parks are required to have bags for dog waste disposal, a double entrance gate, bench(es) and fencing to enclose a minimum of 5,000 s.f. and secured open space for an off-leash dog park as set forth in UDC 11-3G-4C.9 in order to count as 2 amenity pts. (a waste station is an additional 0.5 pt.). The Applicant proposes a lesser size dog park with a waste station at 1.5 pts.Because the minimum amenity points are met, Staff does not recommend the dog park is enlarged to meet the minimum standard. The dog park also counts toward the required common open space. The picnic area is required to include tables,benches,landscaping and a structure for shade, as set forth in UDC 11-3G-4C.5. • Recreation Activity Area: a tot lot(1 pt.) Per UDC 11-3G-4D.3,the tot lot is required to have commercial grade play equipment scaled and designed for the use and safety of younger children; benches for seating shall be provided nearby. i. The proposed common open space and site amenities meet and exceed UDC standards for such. ii. Landscaping is required to be provided in common open space areas in accord with the standards listed in UDC 11-3G-513 and maintained in accord with the standards listed in UDC 11-3G-5C. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states, Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping (Comp Plan, UDC 11-3B): Attractive landscaping and pedestrian friendly design is required within new developments in accord with Comprehensive Plan Policy#5.01.02G. Landscaping is required to be provided within the development in accord with the standards listed in UDC 11-313. i. Landscape buffers along streets A 20-foot wide street buffer is required along W. Waverton Dr. designated as a collector street, east of N. Levi Ave., landscaped per the standards listed in UDC 11-3B-7C. The buffer is required to be planted with a variety of trees,shrubs, lawn, or other vegetative groundcover. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five City of Meridian I Department Report (65)percent of the vegetated coverage of a landscape buffer. This maximum area excludes landscaped parkway with trees.All other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover.Areas along required walls and closed vision fences should generally be reserved for planting beds with a minimum of one(1) shrub per seven (7)lineal feet of frontage, as demonstrated in Figure 1. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G- 313.3 because it was counted toward open space requirements. All street buffers are required to be in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owner's association per UDC 11-3134C.2a and should be depicted on the plat. ii. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B-I1 C. A Geotechnical Engineering Report was submitted with this application and is included in the project file. iii. Pathway landscaping Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each dwelling based on the number of bedrooms per unit in accord with the standards for single-family detached and attached dwellings in UDC Table 11-3C-6. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Several conceptual building elevations were submitted for 2-story detached and attached single- family residential homes, included in Section VII.I below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, stucco and fenestration with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. All single-family attached structures are subject to the residential design standards in the Architectural Standards Manual(ASM).Although single-family detached structures are typically exempt from these standards,compliance can be required by the Commission and Council as part of a development agreement.A few of the conceptual elevations for single-family detached homes lack the variety of materials and colors desired in the ASM;however,they do appear to meet the alterative standards which include the provision of design elements such as corbels, front porches, fagade and roof modulation, stone and brick accents,wood columns,lintels,balconies, awnings, etc. Therefore, Staff finds them acceptable. Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing (UDC 11-3A-6, 11-3A-7): All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-7. The landscape plan depicts 5-foot tall open vision metal fencing and 6-foot tall closed vision stained cedar fencing on the shared property line of some building and common lots. The developer is responsible for constructing fences abutting all pathways and common open space lots to distinguish common from private areas.Fencing should be depicted on a revised City of Meridian I Department Report landscape plan along with a detail of the fencing type proposed; or, alternative compliance may be requested to the standard. 7. Parkways (UDC 11-3A-17): All parkways should comply with the standards for such listed in UDC 11-3A-17. Parkways are proposed along all streets within the subdivision,except for along N. Pollard Ln.,with landscaping that complies with the standards listed in UDC 11-3B-7C, as required. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-3B.4 when counted toward open space requirements as proposed. E. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACHD did not require one. Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to US 20126 between 2036 and 2040. • The intersection of US 20/26 and Black Cat Road is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2036 and 2040. Condition of Area Roadways (Traffic Count is based on Vehicles per Hour(VPH): Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Pollard Lane 315-feet Local Industrial N/A N/A Waverton Drive 2,667-feet Local 27 WA ACHD does not set level of service thresholds for local streets. Collector streets are required to be constructed with development in accord with ACHD's Master Street Map(MSM) and/or as required by ACHD. The section of W. Waverton Dr.between N. Levi Ave. and the east boundary of the site is designated as a collector street. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): 1. Access is proposed from W. Chinden Blvd. from the south via N. Levi Ave., a collector street,and from the east via W.Waverton Dr. from N. Black Cat Rd., an arterial street. The Applicant plans to install a traffic signal at the Levi Ave./Chinden Blvd. intersection; while the timingi s dependent on ITD, it's anticipated it will be completed prior to any residential occupancy in this development. This should minimize trips through Fairbourne subdivision to the east to access the traffic signal at Black Cat/Chinden. Two (2) stub streets are proposed to the north for future extension and interconnectivity with adjacent future development. The western stub street(N. Woodhead Ave.) is in alignment with that approved in Alden Ridge Subdivision to the north. Local and collector street connectivity is proposed within the development in accord with Comprehensive Plan Policy#6.01.02B, "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. " City of Meridian I Department Report 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan. There are no pathways depicted on the Plan on this property; therefore,none are required. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Pathways are depicted on the landscape plan throughout common areas for pedestrian connectivity within the development and to adjacent existing and future developments. A pathway stub exists to this property at the east boundary,which is being extended with development. The pathways along the east and west sides of Lot 4-514,Block 5 abut the residential property lines and don't have the required 5-feet of landscaping on both sides of the pathway as set forth in UDC 11-3B-12C.The landscape plan should be revised to comply with these standards; or,a request for alternative compliance may be submitted to this standard as set forth in UDC 11-5B-5. 4. Sidewalks (UDC 11-3A-17): All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17. Five-foot wide detached sidewalks are proposed along the section of W.Waverton Dr. west of N. Levi Ave.,designated as a local street, and along the eastern section of Waverton that lies east of Silver-Bir-eh n.,e N. Frosted Oak Ave.to align with the existing 5-foot wide detached sidewalk to the east. The section of Waverton between Levi and Silver- N. Frosted Oak Ave., designated as a collector street,is proposed to have 10-foot wide detached sidewalks. 5. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. Alleys: Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed 20- foot wide alleys appear to comply with these standards. Wayfinding address sig_nage should be provided at the public street for homes accessed via alleys that don't have frontage on a public street(i.e. Lots 9-13 and 15-19,Block 5). Common driveways: Common driveways are required to comply with the standards listed in UDC 11-6C-3D. One (1) common driveway is proposed on Lot 4-5- 16,Block 3 for access to Lots 4-3- 14 and 44 15. A common driveway exhibit is included in Section VII.F that demonstrates compliance with the standards listed in UDC 11-6C-3D. Perpetual ingress/egress shall be required either by a recorded easement or as a note on a recorded final plat. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five-foot wide landscaped buffer planted with shrubs,lawn or other vegetative groundcover—if fencing is proposed along the south side of Lot 4-516,Block 3, a 5-foot wide buffer should be provided. Block face: In residential districts,no block face greater shall be more than-500 750-feet in len h without an intersecting street or alley, except as allowed in UDC 11-6C-3F.3. Where a pedestrian connection is provided,then the maximum block face may be extended up to 750 1,000-feet in length in the residential districts. The pedestrian connection shall provide access from within the subdivision to one (1)or more of the following: a qualified open space as defined in UDC 11-3G-3.B, a street, or a common open space area or public meeting area within an abutting development. The City!`ounei' may.,ppr-eve a blee'r faee"to 1,200 feet in length where the bleek desip is eenstfained by site eenditions whieh inelude,among other-things, an abtWiag urban pr-ejeet with no adjoining alley or-street eenneetions City of Meridian I Department Report sueh as the ease with this deve pme fft The proposed block faces meet the required standards as they are either below 750-feet in length or have a pedestrian connection and are less than 1,000-feet in length. The faEee€Blocks 1,2, 31 4, a-ad and 6 allongW . Flat Rook St. a-ad W.Wa zertonzr. ^'r e from 620 to 975 feet i...length, exceeding the maximum length standard. Blocks 1 3 along pedestfia-aewmeetion. The Applioant has pf:evided writtenjustifioation, as required, for the bloek faces • Blooks and 5)that e3ceeed 750 feet in length. The reasons stated are as follows: the original Pollard streets(i.e.N.Woodhead Ave. &N. Sekwenkfelder A-ve.),which are being retained with t proposed stibdivision; due to the shape of the parcel and existing roadway eonneetions in the area, the pr-ojeet is designed with bloeks tha4&Eeeed the mwEim-um standard; the stfeet length and loeation are r-estr-ieted by the agreed upon position of N. Sel+wenkfelder-Ave,whieh will sef-,�e both Par-eels to the noire S0421314900 &S042142810O) €er-ftitufe dever'epmefft-and will presumably eenneet to W. Highland Fall Dr. in Fair-botime Estates. As mitigation for-the longer- No&faees,the ApplieapA proposes pedestrian friendly elemen�s, ineltiding btilb outs(noted ift yellow), ehoker-s(noted in red) md desigaa4ed pedest (with distanees noted in bla&4 on the following diag..a . 0 440' 0 J 0 a WAVERTON - . .. .Jr..A. :+ .a.. ......6..... J o g _ J 0 QVINJkqr—�T WAVERTON r F. Services Analysis See Service Accessibility Report in Section VILB below. 1. Waterways (Comp Plan, UDC 11-3A-6): All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. There are no waterways within the boundary of this property. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. City of Meridian I Department Report 3. Storm Drainage (UDC I1-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. Water service is provided by Veolia; sewer service is available at the site. Main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. 5. Topography This property slopes down from the east to the west as shown on Sheet PP 1.1 of the plat. 6. Hazards Staff is unaware of any hazards that exist on this site. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA [i.e. Pollard Subdivision-Inst. #2019-060655)] shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance,a new DA shall be entered into between the City of Meridian,the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Rezone and MDA request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan/preliminary plat,phasing plan, landscape plan, open space and site amenity exhibit and conceptual building elevations included below in Section VII,the conditions contained herein and the standards in the Unified Development Code(UDC). ii. The subject property shall be subdivided prior to submittal of any building permit applications for the development. iii. The developer shall construct 10-foot wide detached sidewalks along W. Waverton Dr. on the section east of N. Levi Ave. to the west side of N Silver-Bach Ave.N. Frosted Oak Ave., as proposed. iv. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single- family detached structures are exempt from these standards. 2. The final plat shall include the following revisions: i. Depict a 20-foot wide street buffer along W. Waverton Dr. designated as a collector street, east of N. Levi Ave.,in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association per UDC 11-3B-7C.2a. City of Meridian I Department Report v � B i n a 1 W. Flat Deck St W.W 11. rccvoixugcii�vxvc cs� ��x -aixcr -u 6�g�� isrrcoc car.-ate �-��--cca'ct49a D1'. 6 eemply with the bloel-E-fFace.sAffindiffirds listed in UDC 11 6G 3F for-the TN R distriet,unless 3. The landscape plan shall include the following revisions: i. Depict a 20-foot wide street buffer along W. Waverton Dr. designated as a collector street, east of N. Levi Ave.,with landscaping per the standards listed in UDC 11-3B-7C. Include additional landscaping with calculations that demonstrate compliance with the required standards. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 and because it was counted toward open space requirements. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 because it was counted toward open space requirements. ii. Depict fencing abutting pathways and common open space lots to distinguish common from private areas as set forth in UDC 11-3A-7A.7; or, submit a request for alternative compliance to this standard. iii. Depict a minimum 5-foot wide landscape strip along both sides of the pathways located along the east and west sides of Lot 4-5 14,Block 5 with landscaping in accord with the standards listed in UDC 11-313-12C; or, submit a request for alternative compliance to this standard as set forth in UDC 11-513-5. iv. If solid fencing is proposed along the south side of Lot-14 16,Block 3, a 5-foot wide buffer should be provided planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C-3D.5. The plat should be adjusted accordingly. 4. The common driveway shall be constructed in accord with the standards listed in UDC 11-6C-3D and per the common driveway exhibit in Section VII.F. 5. Perpetual ingress/egress shall be required for the common driveway either by a recorded easement or as a note on a recorded final plat as set forth in UDC 11-6C-3D. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 6. Submit a detail of the dog park that demonstrates compliance with the standards listed in UDC 11- 3G-4C.9,which require bags for dog waste disposal, a double entrance gate,bench(es), and fencing to enclose the area and secured open space for an off-leash dog park. 7. Submit a detail of the tot lot that demonstrates compliance with the standards listed in UDC 11-3G- 4D.3,which require commercial grade play equipment scaled and designed for the use and safety of younger children with benches for seating nearby. 8. Submit a detail of the picnic area that demonstrates compliance with the standards listed in UDC 11-3G-4C.5,which require the area to include tables,benches, landscaping and a structure for shade. 9. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table I1-3C-6. 10. All waterways, except natural waterways, intersecting, crossing or lying within the area being development are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. City of Meridian I Department Report 11. Wayfinding address signage shall be provided at the public street for homes accessed via alleys that don't have frontage on a public street(i.e. Lots 9-13 and 15-19,Block 5). Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: Itggs://weblink.meridianciU.org/WebLink/Browse.aspx?id=35831 S&dbid=0&repo=MeridianCitX V. FINDINGS A. Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed map amendment and development plan complies with provisions of the Comprehensive Plan pertaining to transition in density and compatibility with adjacent uses. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed amendment to the R-15 district is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be materially detrimental to the public health and safety but recommends the Commission and Council rely on public testimony to determine this finding. 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 Stafffinds the proposed map amendment should not result in an adverse impact upon the delivery of services by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. However, in regard to the rezone, the Commission does not find a map amendment is in the best interest of the City. B. Preliminary Plat(UDC 11-611-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision- making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is in conformance with the Comprehensive Plan and is consistent with the UDC. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; City of Meridian I Department Report Staff finds public services are available to the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds there are no scheduled public improvements that affect development of this site. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development should not be detrimental to the public health, safety or general welfare but recommends the Commission and Council rely on public testimony to determine this finding. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed MDA,RZ and PP requests with the provisions included above in Section IV. Council should consider and take action on the waiver requested by the Applicant pertaining to block face. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 5,2024. At the public hearing,the Commission moved to recommend denial of the subject RZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Eli Benski and Jon Wardle,Brighton Corporation b. In opposition: David Hitz,Jacob Jensen,David Durrough, Scott Willoughby,Kyle Enzler, Jade Enzler,Lea Taylor, Chase Taylor c. Commenting None d. Written testimony: Eli Benski,Brighton Corporation(in agreement with staff report conditions) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) public testimony a. Concern pertainingto o higher traffic volumes and resulting safety concerns for area children due to the proposed increase in the number of homes planned for this area. b. Proposed development seems inconsistent with what was planned for this area(i.e. lower density residential). c. Opinion that proposed density is too high and doesn't provide an adequate transition and site design that is compatible with existing and future development to the north. The proposed TN-R zoning allows a higher density due to lesser setback requirements than the existing R-8 district. Concern that the proposed open space isn't adequate for the density and lot sizes proposed,resulting in residents using the common areas in adjacent developments. d. Opinion that it would be unfair to adjacent residents to change the development plan for this area from what was previously approved and anticipated for this area to a much higher densi , development. City of Meridian I Department Report e. Not in favor of the changes to the development plan as the previous plan,which included an assisted livingf any,was much less dense and would result in much less traffic in the area. f. Concern that the higher volume of traffic generated from the proposed development will be pushed through the adjacent development to the east(i.e. Fairbourne Sub.) for access to the signal at Black Cat Rd. 3. Key issue(s)of discussion by Commission: a. Not in favor of the proposed zoning& development plan, opinion the density is too high and not appropriate for this area and will adversely affect area neighbors;preference for the existingdevelopment evelopment plan and density; inadequate transition to existing and future residential properties;waiver to block face standards wouldn't be needed if existing zoning is retained, and the higher density will create more traffic impacts on area roadways,more impacts on area schools and create more demand for services. b. Preference for the R-8 zoning to be retained with revisions to the development plan to replace the assisted livingf acility with single-family residential building lots similar in size to those approved with the previous plat. C. No issue with TN-R zoning if the development plan reflects compliance with associated development provisions (i.e. block face length). d. In favor of the variety of housingtvnes proposed with smaller lots sizes,which maX provide opportunities for people to be able to afford a starter home. e. In favor of keeping the same general proposed plan but reducing the number of units, which would address a lot of the concerns noted by providing a better transition to the north, compliance with block face standards and the provision of additional open space& site amenities, including pedestrian accesses, for the development. 4. Commission change(s)to Staff recommendation: a. Denial—the proposed rezone creates too much density for the area&the transition to lower densi, development to the north is not enough. 5. Outstandingissue(s)ssue(s) for City Council: a. Request for Council approval of extended block faces beyond the maximum length standard in the TN-R district of 500' without an intersecting street or alley and up to 750' with a pedestrian connection, for the face of Blocks 1,2, 3,4 and 5 along W. Flat Rock St. and W. Waverton Dr.,which all range from 620-to 875-feet in length. Per UDC 11-6C-3F, Council may approve a block face up to 1,200'in length where block design is constrained by site conditions such as an abutting arterial street or highway, a limited access street, railroad tracks, steep slopes in excess of 10%, an abuttingurban rban project with no adjoining alley or street connections, a public or private education acility or park, a large waterway and/or a large irri ag tion facility—none of which exist in this case. A waiver to the standards isn't necessary if revisions are made to the plan to comply, as follows: a pedestrian connection could be added in Block 1 to the abutting future common open space area to the north in Alden Ridge Sub.; and street connections could be provided through Blocks 2-5. C. City Council: The Meridian City Council heard these items on January 7 and 14,2025.At the public hearing on January 14,2025,the Council moved to continue the subject MDA. RZ and PP requests to the March 6'hearing in order to re-notice the project to update the RZ uest. 1. Summary of the City Council public hearing a. In favor: Jon Wardle,Brighton Corp. (Applicant) City of Meridian I Department Report b. In opposition: Aaron Tomoskv,Benjamin Grayson,Karen Ernest,Kyle Enzler.Jacob Jensen,David Hitz,David Woodard.Elizabeth Blencoe, Chase Taylor,Leah Taylor. Zeppelin Hitz C. Commenting: d. Written testimony: Eli Benski,Brighton Corp. (Applicant) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Against the proposed rezone to TN-R as he feels it's inappropriate for the area as it will increase the density in this area and may result in a rental community like to the one to the east—preference for R-8 zoning to be retained: concern the proposed rezone will result increased traffic and congestion in the area,which is already backed up at times from the high volume of traffic from the adjacent church&rental community. b. Against the proposed rezone& development plan,which will increase the number of SFR dwelling units by 83 additional homes—request for R-8 zoning to be retained- opinion the proposed development will burden community&resources and have a negative impact on home values. C. Opposed to the zone change from R-8 to TN-R. d. Concern pertaining to the stress this development will put on the school system and the community in Fairbourne Subdivision. e. Proposed development isn't consistent density-wise with existingddpment: proposed development will negatively impact adjacent neighborhoods and congestion in the Fairbourne development to the east. f. A berm with landscapingprivacy fence on top was proposed along the northern boundary of the subdivision with the previous application as a buffer to residential development to the north that is not proposed with this application: safety of children walking to bus stop and traffic generated from the proposed development. g= Against traffic, congestion,noise, air quality generated from the proposed development. 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation: a. Due to substantial changes to the plat and zoning request. Council remanded the project back to the Commission for review of the updated plat and zoning change. City of Meridian I Department Report VII. EXHIBITS A. Project Area Maps (link to The Planning&Zoning Commission heard this project on December 5th and issued a recommendation of denial to City Council ON THE ORIGINAL DEVELOPMENT PLAN and their opinion the proposed rezone creates too much density for the area & the transition to lower density development to the north is not enough. Following the Commission hearing, the Applicant submitted revised plans to address some of the concerns raised by neighboring residents and the Commission. The revised plans include a reduction of 20 building lots (an 11.3%decrease)RESULTING INA DECREASE IN DENSITY FROM 8.06 TO 7.95 UNITS PER ACRE;an increase in the width of the lots along the northern boundary between Pollard Ln. &Schwenkfelder Ave.from A MINIMUM OF 50 feet to 60 feet;AND replacement of some internal single-family attached/paired units with detached units and open space resulting in aN increase of 3.4%in qualified open space, and additional pedestrian PATHWAYS(see original vs. revised layout below in Section VII.J). The project is also now proposed to develop in two (2)phases rather than one (1). City Council heard this project on January 14, 2025. Due to substantial changes to the plat and zoning request from the original submittal, Council remanded the project back to the Commission for review and an updated recommendation to City Council. The staff report has been updated to reflect these changes and the project has also been re-noticed for the new public hearing. Project Overview) 1. Aerial Legend Project Location 0 Area of Impact OAnalysis 1 re�Ilna� 77 Y,lA 043N41 Q Ap • �.,SIC d $11■lIUIl4), null e�,, f -„r IRAAt,ERI►j y i, fin, _ II•r3 � lA,NYAr 1111Ai,Siii911 m`��rNlrir■ Illllftl I� �- _ nv c� r,■Q,lIf4QM� •• ' �y��IQIIQ llt.l.Q�_ m i a - i= �lf�NN QQM11lF!•.: -.. y14R••y r - !�',., �E.".lMr!■1 llQ�,il1}!F City of Meridian Department Report 2. Zoning Map i Legend Project Location ,.'.'Area of Impact RUT OAnalysis �R-3 ., 17 C-G C-C �1 R1 C-N R-15 #' RUT L-O RUT R=8 R4 3. Future Land Use Legend Project Location ;::Area of Impact OAnalysis i� Low Density Residential MU-C A _ F'ie s _ ; MU-RG fffB Mixed Use- SMba e -Interchange Medium Density. " Plan Residential. v 'a� 7,E City of Meridian Department Report 4. Planned Development Map Legend Project Location Area of Impact 7= City Limits Planned Parcels OAnalysis i R t EEHEMP e 1 1 1 1 1 I City of Meridian Department Report B. Service Accessibility Report PARCEL E042143 475 SERVICE ACCESSIBILITY overall Score: 12 2nd Percentile Location - City Limits Extension Sewer TrunKshed mains < 500 ft.from parcel GREEN I Floodplain Either not within the 100 yrfloodplain or 5� 2 acres I GREEN Emergency Services Fire Response time > g min, ED Emergency Services Police Not enough data to report average response time Pathways Within 114 mile of current pathways Transit Not within 114 of current or future transit route Ultimate configuration(#of lanes in master streets Arterial Road Buildout Status plan) > existing (#of lanes) &road IS NOT in 5 yr work plan SchooI Walking Proximity From 112 to 1 mile walking YELLOW Eithera pigh School or College within 2 miles OR a SchooI Driwability Middle or Elementar,,School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type Repxt gst-erysd on T1-25-2G24 by H:R1D1AK--;sa11en City of Meridian I Department Report C. Legal Description & Exhibit Map for Boundary of Proposed New Development Agreement Im August 1,2024 Project No.24-031 Exhibit A Legal Description for DaWopmentAgreement Modification(pollard North Subdivision) A pa reel of I a nd situated in a portion of the Southwest 1/4 of the Southeast 1/4 and the Sout heart 1 f 4 of the Southwest 1/4 of Section 21,Town ship 4 North,Ra nge 1 West B-M,City of Meridian,Ada Cou nty,Idaho,and being more particularly described as follows: Cornm endng at a n alurninurn cap marking the South 1/4cornerof said section 2I which bears 589°27'17"E a distance of 2,509.39 feet from an aluminum ca p marking the Southwest comer of said Section 21r thence along the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly line of the Southeast 1/4 of the Southwest 1�4)of said Section 21,N00°32'12"f=a distance of L327.30 feet to a 5/8-inch rebar marking the Center-South 1/iGth corner of said Section 21 a nd being the POl NT OF BEGIN NIntG- Thence leaving said westerly line(and said easterly line)and fol lowirkg said northerly line of said Southwest 1/4 of the Southeast 1/4,589°20'25"E a distance of 1,305,33 feet to a 5/84nch rebar marking the Southeast 1/16th ca rner of said Section 21; Thence leaving said northerky line and fol lowing the easterly line of said Southwest V41 of the Southeast 1/4, 500°27'11"W a distance of 506,58 feet to a 5/8-inch rebar on the subdivision boundary of Pollard Subdivision No.1(Book 127,Pages 20407-20411,records of Ada County,Idaho); 7herxe fol lowing said subdivision bounda ry the fol lowing fourteen(14)co urses. 1_ 588850'33"W a distance of 17,71)feet to a 5f84nch rebar; 2- 133-88 feet along the arc of a circular curve to the right,said curve having a radius of 238.Sefeet,a delta angle of 32°09'46",a chord bea ring of h173°27'56W and a chord distance of 132.13 feet to a 5/8-inch rebar, 3. N07°05'39 W a distance of 26.37 feet t4 a 5/8-inch rebar; 4, N52"4(Y22'W a distance of 61.09 feet to a 5/8-inch rebar; 5. 581`24'3VW a distance of 14-13 feet toa 5/8-inch rebar; 6- 246-97 feet along the arc of a circular curve to the let said curve having a radius of-;W-50 feet a delta angle of 46°55'57",a chord bea ri ng of N65:5:V4VW a nd a chord d istance of 240,12 feet to a 5/3-Inch rebar, 7. N89'19'43"W a distance of 524.75 feet to a 5/8-inch rebar; S. 1444°W2TV a distance of 23.19 feet to a 5/8-inch mbar; 9. H89°20'2Sr'W adistanceof 60.01)feet to a 5/$-inch rebar; 10. S45'39'34'W a distance of 23-16 feet to,?S/S-inch reba r, 11. N89°19'43 eW a distance of 164.32 feet to a 5/8-Inch rebar; 12- 21.54 Peet along the arc of a curve to the right,said curve having a radius of 10,031-50,a delta angle of 00'07'23",a chord bearing of N89°23'25"W and a chord distance of 21.54 feet to a 5/3-inch rebar; i3- N$9°27'06"W a di5ta me of 1,358.82 feet to a brass plug; 14- N44"26'05"W a d ista nee of 23.34 feet to a brass plug on the westerly line of sand Southeast 1/4 of the Southwest 1/4; 5725 North ViKEYVery Way•Sake,Idaho 83713• 208.639.6939- kman6l1p.o0m City of Meridian Department Report Thence following said westerly line,N00"34'56"F a distance of 299.49 feet to an aI urn inurn cap marking the Southwest 1/16th corner of said Sertinn 21; Thence leaving pia westerly line and following the northerly line of said Southeast 1/4 of the Southwest 1/4, S0'27WE a distance of 2,303.59 feet to the POW OF a GINNING, Said description contains a total of 15_756 acres,more or less. Attached hereto is Exhibit B and I)y this reference Is made a part hereof. Q. 124519 City of Meridian I Department Report oyepl `Aiuno epv 'uEppan jo !� II Ng WlT `(�t7l `L '1�a 5 z "tr/T AS;o b/1 MS DM; pue VIT AAS JO Z/T S aql Jc) UO!Ijod V � +,� �IF x -alit uoijeoa o � P n 'dQ Y 8 1lqlgi LU 133HS 33S FT aA V !A9i - - - - - .0�'L4 Lu c3 Ln O W I p 0 CJ V A3 Q ti7 H 2 (y 9P N N O r n Q_ Em J V} U � f L' o o M 0 a ev N " cy a � co � QJ -I z z 0LO Z ri CO j r O _:i uj Q O iiCC q M1 G' Y3 a L+7 I y1k c c] Pi 0 m cpN ab IN J _ LO 6 {may O O 0 z ui n cq (A 0 4A E z � W � 9O cq m _ ° _VI cn ft UJ I ,Str'86Z �9 ,#£Ah� L) VI PaellOd .N o G-) r-o r__'E�S2.06[Sgf1153'k�R7�T�`tlUdll'a2 NOY4'7*}Nri]NOi1Y,yjI4QY#ti�IE�'pg15 GI91Hlf��'p7'SA3M1tlf�S�SEaP2�'d City of Meridian Department Report o§em 'A RnoO ePy 'U@ Pg®n |] 'A 9 'MU 'N#± 'T ZTpaS § § Z ) /I ]S #I MS a pLLf N\S}o Z S , gg4p uR od » $ A -\§k< �±$ 0 §_E u O|SIaip g n S 4 1J O N PJ V�0 d ® ED �2 u O!j e]II 0 O - q q|§ ] k ) k z§ LU § [ z \ 2 / k1 2 7 2 § 2 2 � 3 a a Ln \ �§ 5 § k § q LLJ f q 0§ L § § D of / \\ t k to Ld A I - - ) qa k d / @ / / n 7 2 G \ _ \ k C § o \ \ \ MI o \ ± S aAV @ 'N I -L IHS ]]S City of Meridian Department Reprt D. Rezone Legal Description&Exhibit Map-REVISED lum January 28,2024 Project No.24-091 Exhibit A Legal Description for Rezone to R-15 Pollard North Subdivision No.l A parcel of land situated in a portion of the South 1/2 of the Southwest 1/4 and the Southwest 114 of the Southeast 1/4 of Section 21,Township 4 North,Range 1 west,B_N9_,City of Meridian,Ada County,Ida ho,and being mare particularly described as follows; Commencing at an al um fnum cap marking the South 1/4 corner of said Section 21 which bears 5$9`27'17"E a distance of 2,609.39 feet frorn an aluminum cap marking the Southwest corner of said Section 21,thence fallowing the vuesterly Ilne of the Sao€hwest 1/4 of the Southeast 1/4(easterly line of the Southeast 1/4 of the Southwest 114)of said Section 21,ND0°32'12"E a distance of 97D.80 feet to the renterline of W_Waverton Dr. and being the POINT OF BEGIN NIl%_ Thence leaving said westerly line and following said centerline,N89°27'06"W a distance of 1,328.87 feet to the centerline of N.Pollard Lane; Thence leaving said centerline of W_Waverton Dr.and followlrrg the centerline of N.Pollard Lane, NOT34'56"E a distance of 253,00 feet; Thence leaving said centerline,S89'27'06"E a distancit of 1,318.91 feety Thence 19.49 feet along the art of a curve to the rqgght,said curve having a radius of 10,421.O1)feet;,a delta angle of001641",a chord hearing of 589°234eE and a chord distance of 19.49 feet; Thence 589°20'25"E a distance of 1,141.61 feet; Thencre 51.91 feet along the arc of a curve to the right,said curve hawing a radius of 31.83 feet,a delta angle of 93,0S'ib a chard bearing of 542°41'57"E and a chord d istance of 46.38 feet; Theme 500°27'11"W a distance of 197.57 feet; Thence 100.47 fleet alangthe arc of a curve to the right,said curve having a radius of 128.50 feet,a delta angle of 44°47'5S",a chord bearing of 572'51'10"vu and a chord distance of 97.93 feet; Thence S45°15'09"W a distance of 66.08 feet to said centerline of W.Waverton Dr.; Thence fcllpwing said centerline the following five{5)courses: 1. 27.30 feet along the arc of a curve to the right,said curve having a radius Qf 270.00 feet,a deU angle of 05"4735",a[hard bearing of N42'20'29"W and a chord distance of 27.29 feet to a 5/8-inch Tebar, 2. 235.07 feet along the arc of a curve to the left,said curve having a radius of 270.00 feet,a delta angle of 49`53'02",a chord bearing of N64°23'12"W a nd a chard distance of 227.72 feet to a 5/8-inch nebar; 3_ N8V19'43"W a distance of 731.84 feet to a SA-inch rebar; 4. Thence 21.48 Net along the arc of a curve to the left,said curve having a radius of 10,000.00 feet,a delta angle of 00°07123",a ch ord bearing of N89'23'25"W and a chard distance of 21.48 feet to a 5/8- Inch rebar; �►L 5- NR9°2705"Wadistanceof71AS feet to the POINT OFBEGINNING, � p8T Said parcel contains 14-901 acres,more or less. Ff 1245 n w Attached hereto is Exhibit 8 and by this reference is hereby made a part of_ A fi-Al � 5725 North Discovery Way+'Boise,Idaho 63713•209.539.6939-kmrrigllp.com City of Meridian I Department Report ogRp 'AluneDPpV %mRu@A O 'V�U 'AATu 'Nl7i %Z P OS i /I ]S!© t,/I MSJgl pule t,/I AAS jo ZYjSa�I jo uq Qod « 5 § K \ 777§ƒ u OISIA[p g n S 41JON E!11 G d \§f- § JtX Z 1]NS3 S � . S 'aAV @ `N q @ # _ a ƒ �� - e � � _ — k / $ | ro c y S 2 § / - R r- � \ \ \ }\ E � / 2§ / 0 LD Ik§ ccLn _ § 2 5,E ¥ �\22 \ / k - % � \ } I �§ e §) � §b <ƒ 2 •U I PJE!Imd •N /R q q City of Meridian Department Reprt oyepl `Aluno:) epV `ueippa jo A4!:) 'Aa ' MI8 `Nti 'L-Z -;aaS g 117/� 3S 40 1VI; AAS OHI put> 17/1 AAS yo ZIL S agl;o uoi�jod VLL EL W 13al U01SIAipgnS glJON pae110d w ST-H 01 auozaU - 8 1!g!W A a � a d �a 0 N Ld -671 Q n N u3 CD -W W1 cJ N � F'} fV � LL7 N S*a N OF tf5 Ih Z 'L fir} w a SD =CD �rSV M1 (J 1 cl V .��y5 If} N [Y U U`I O O 4 _ S 6 O Q nn O r rn CL � w N lei o 0 0 un 0 0 u Q Q t po i Pq �+ Qj14- +- � 0 c Qj r o u? 0 � O ao a o LQ tP rri LO tb kD 3 'D a� � � as r f% J f 1 R1 J J J ap n _ -— dry ID O iO { C4 T 133H3 33S ^ '�eaaa of�+no'smr1�J['rcrwe3wwr�a�i'9rra75[-e�i 3w023e Lf�rltSllAiHx3ti�0'�1+.��+kdR51�f4*�1�d City of Meridian Department Report E. Preliminary Plat&Phasing Plan(date: 9/6/2024 12/23/2024 1/28/2025)-REVISED NOU.M&SNOO UOJ iON-,kUVN1V9113Vd Hit 0- A�F--,Lll z! INN -0 (D a 2 0�! HIM <z T, 3: 90 E LLI 41) WO tt Hui H! So Oe I All I H City of Meridian Department Report a sa JA31 MM3 9 3 3 5-31111 H71YW 79 I I w. we wa w�wa'� � Ygg - yy yy •r. pp 93 air. � ♦�•',�- '� ♦� I' I' Y �� �'� '§•�tl C�9 Y#�®i tl � tl ®j � 'ewn�ygmrn x Q 5 C �� �� •I I o aru p l i �� �" /v/�l��a Ilp xr�v uorwe. a°v' p �'"" �'•;4' I!r "'S5 C of I,0 SIP _ I Celi DOS �.I{ ■j a ' r. II 1 y e I I a I f Yill p©d Y S H•A F �4 I� ]a �I $ Y lY ®u ¢ ry {11 $ I$ & II$ I # �� � _� I $� _� q •11i I i G i2 a. # ■! I [� ■ k 6 jp$ y $ I $g rti ei I y ((fi�ee P P.. ■F ��� I I I I ,� .wre ^ � I , e � Y 4�1311] $ 8 e� $ I$1 �u 9 k y�� ll II I�R C ®8 y E �° $ $ �t Rg F y�y�"F Nil cg g¢ �? R �R R ipp $ a $ % p ..* x ,gym li [[° aIlS � _ I A .� i a 's � iio � I �e s � �, �•ilI � I II 6 �€ �R��° �s�� � ee �i Y. I ,Fsl(y ::,:�i � 6 REIN -I _ . = .i�z: a —_ T_ --rP` morm�. - Y r 1H9H13A09V 335-BNIl1g1VW Y § € e gg €€E City of Meridian Department Report i 2 T— maE o f ! � J �y Q 5 � F z � G I `g � o 3� L 9z {� W � N g � 2 o ° ° V w N m ' u FR Z 2 's L U L a City of Meridian Department Report 1 w I m a � - ;I .. x ;I i, _ I I I I � f I I City of Meridian Department Report F. Common Driveway Exhibit � N 9T ET lal E 1181HX3 AtlMMINO g3btlHS ltlld kHVNIW I138d N��p� x ❑ `c' a1`NdlalUN w NOISWO9nS H1avN❑8"Od = a r wy = +u n a� zz 3w� c3 n S tN/i� as�m 0 �UN�Y m� °gm=s 1N3W35tl3 NItlHO a31tlM� 0 3;IMtlO II QH:O4' QZ .01 Of, H J r 6Tl 6�PI d"PI 6RI�E ., 091 6YI E �B'PI 5PI 8...�_ 301S T �. ¢ � I In oII W fI LU off . I I ce i �' ❑ — ❑ w ' al $C�]1 3 0 ~e N e v2 P •Is'� V I m m � II pp m I Ky, ww C I Y It U Q ¢ n `0Z City of Meridian Department Report ,) Mod ,a I•4 II N tiM — 4 -•e I= M � ONI q 0 19 4 E 33 F pp � o i 00 ® CA � � t n i� RICH e 0 kJ �� � s� rFi { e S RI € o z a3 H11 A d I = 0 4 - f—J i GP�GY ® II � MC.,. ® I p Q v i Q y V ® I C 0 II g W e�ga � ee.eeva_ _ a._e•.._,e_ee_.e_e. I g i as,aa _off — • �� 33 y �y30 6 a 5®0 lie, SE lL-•, 3 d� u 6 S i �yW •E ® �i 77 [4 44 y}} ggy€ C€ 4 5� Ye ` iEi 3 1 .i iC n it k 2 e a z S 2. i}[1 tl I ppak Y z �titl �F 0e ig s��� a4 F °sa e8 !i@.5. �------ A.. City of Meridian Department Report NOIl7 nU15N O]UOJ ION-AkJYN I aN I1361 Wa �st� Qa ! q pp Jg 3 3 3 d d ! 3 g gg gg 'y; i e 0 i 7 � 7 9 e 4 °� � x4{g# °g#g !a€ 1• J$ # W 9ag5� 9 $ � � m�g y UW eg]]e]] '3] y a.l. �33e�j i ^3= l!a � •ga�' � t a ! O9y 9�3�/1 FA1MY e 1'� I I V .•. '.I � tl 9 6 ti_ l r 1 I' 1 I I I I . I If I. 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I e 8 3 •: 174, ,I f f m I c.,� i I{ .•• . 1� • s ► •, li � c$ p x x a Fn O �. r• ``� 4 i i S �5 ten ��� �$��ffi��ge$ � - � �" r x s •;F `J•�.s'.:'.?�;:.:._'..�.::..".''Y�:.I....-�.."{"..•jl: _ I i2 ���2'�6 q ���� 13R! •• •'.,��, E " f Q �'.' �� ".• IY i i ca Iffill! f ;µ a TIM I❑(❑❑❑ r I, '• i • Ir I•} Z 10 5 } up?p LU ~--S _~—`—_�0'Elddl�Nf Hf•3N1'IID�1� 1 � �1�� City of Meridian Department Report ® ® z Mill 0� ® V .' c, 02r ova a ° o � C7 ® u o � ® E I 4�i o ai II IN 6 yp m� i gR -�TDf gin �Ri S# a3 3! C ® II A F r ® ® I I $lop N fee [AqD i OD oil W n s � W a s� City of Meridian Department Report NO ID f IUSN Q}WJ iON-AWN I W 113 W 8 s a� a W 0 a 5€ Lf7 0 0 s a 8 No MHO .1g1 .9 0 0 City of Meridian Department Report H. Open Space& Site Amenity£xmit (ke: julyl2 "! 12/O5-REVISED � §� d � � { \ | ((\ � •�|�|� � { , � e a a , e » e e » e � » t � . . ' ^ » \ } 22 ° ' » e | * f §deeeeeeeeeeeeno n , \ � 2 , + � l --......................•-- e ; | y m f m � � � § d „ � � � ^ � §•: � § � G• � § � �. City of Meridian Department Reprt ti f i � I' 1. Conceptual Building 1 A BRIG HTON POLLARD NORTH-Central Park City of Meridian - g 4 f� BRIG HTON POLLARD NORTH-Carriage Lane Home i a DepartmentIf I - + BRIG HTON POLLARD NORTH-Carriage Lane Duet Homes h ar p�ul, a ? t ♦BRJGHTON POLLARD NORTH-Conventional Homes wr n�. �r ti _�' •' a�,y Lj t _ :z - r 'i' B RI G HTGN POLLARD NORTH-Home Types 111�1 . IILjII1111�1111 � Men- Conventional ��: -113�� 11111. 11�!111111111,"� City of Meridian -• .. •� ... III 111�-" Departmentpo `i' B RI G HTaN POLLARD NORTH Till Lane "B" Due#s ■ I IIII— IFIIIIIIIIII`- IIr31111111+■rtv III,I-, - Ai `i' BRIG HT�N POLLARD NORTH -Carriage Lane "C" ■ ■■ � ■■■ HOC � �111� IIIII _ IF�illllllllll`� IIIt��11111=='*�� 1�e��11111 — `�II�II III!�IIIR�I�I_=�IIIIIL�I�ll�1=l•�=711,�,11111 a :r� ' City of Meridian Department Report 4`� BRIG HTQN POLLARD Fill I-Conventional s Illllillll`K 11■ l1111 "i ��° rl��ll win - ry — , _f BRIG HTG1�1 POLLARD NORTH-Conven#ianal"D" r A� ;����.N��7rN t 13 City of Meridian I��Ir11.i � �: fl " 11111 MM�IIi■IM11M,� 1=i, 11111�!If111i111 ; ' Departmentpo J. Original vs.Revised Preliminary Plat PRI �WAR PST --�T k DO TMOL- p olC f3 'n -; C900ODc7 " 0- 6 §q ¢3 51 { D O ] W ) 0 1 & D 6 s i r,'...�'a' ,y e:' 2S 4S 49 ➢Q4 R e�'C?,� $ T I 177 RESIDENTIAL LOTS ' ' ' L W 21 LANDSCAPE COMMON LOTS z .� PRELIMINARY PLAT _- - - _ -- JI i ii }$ -'I 9 - - _----_--_ _----------_-_-M1-_--------__----------------------- Be OL f ; 157 RESIDENTIAL LOTS (-20) E Y 27 LANDSCAPE COMM43M LOTS (+6) City of Meridian I Department Report