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HomeMy WebLinkAboutPollard North H-2024-0037 Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER In the Matter of the Request for 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 14.90 Acres of Land from the R-8 to the R-15 Zoning District; and a Preliminary Plat for 157 Building Lots and 32 Common Lots on 19.76-Acres of Land in the R-8 and R-15 Zoning Districts for Pollard North Subdivision,by Brighton Corporation. Case No(s).H-2024-0037 For the City Council Hearing Dates of. April 8,2025 (Findings on April 22,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 8, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 8,2025,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 8,2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 8,2025, 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 § I I-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 8, 2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a modification to the development agreement,rezone and preliminary plat is hereby approved per the provisions in the Staff Report for the hearing date of April 8,2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary 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 1I- 6B-7C). 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -2- A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy;the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of April 8,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -3- By action of the City Council at its regular meeting held on the 22nd day of April 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Luke Cavener, Council President 4-22-2025 Attest: Chris Johnson 4-22-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 4-22-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -4- EXHIBIT A COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT REPORT �✓ �r HEARING 4/8/2025 Legend DATE: l� Project Location TO: Mayor& City Council :Area of Impact = City Limits FROM: Sonya Allen,Associate Planner O Analysis -- 208-884-5533 - -- 'fir . sallen@meridiancity.org APPLICANT: Brighton Corporation L _ g SUBJECT: H-2024-0037 Pollard North—MDA,PP,RZ LOCATION: Generally located approximately 1/4 mile - - _ < north of W. Chinden Blvd. at the north � . end of N. Levi Ave. on the north side of W. Waverton Dr., in the south 1/2 of It � A �� � c�CUD 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 based on their opinion the proposed rezone would create 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 on which the Commission recommended denial, 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. The Commission heard the project again on March 6, 2025 and recommended approval to City Council. 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 R-15 zoning district; and a preliminary plat for 4-77 157 building lots and 26 2s3 32 common lots on 19.76-acres of land in the TN-R R-8 and R- 15 zoning districts. City of Meridian I Department Report B. Issues/Waivers the faee ef Bleeks 1,2, 3, 4 a-ad 5 alone A'. Fla4 Reek St. a-ad W. Wa-veftea Dr.,whieh all r-a-nee fieffit.- 620 t 875 feet i le h isn't z . None C. Recommendation Staff. Approval with the provisions included below in Section IV. Commission(12/5/24): Denial due to the following reasons: 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(1/14/25): 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. Commission(3/7/25): Approval D. Decision Council: Approved IL 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) VILA.2 Proposed Zoning TN R-l5 (T-Fa,:t".aa Neigh,.,..,iee 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) VILA.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. City of Meridian I Department Report • Traffic Level of Service NA(ACHD doesn't set LOS thresholds for local streets) 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 receivediiiiiiiiiiiii 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 2.00 1,500 Single-family LA 4.1 Residential a 1.50 1,000 3 Parcel Diversity v 1.00 0 0ParceI Count N 0.50 500 Vf i *Average Acres J 0.00 0:00 0:00 0.00 0:00• 0 a R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average � 10.00 Oi 9.28 Residential _ Density L 5.00 O 5.58 0 3.78 4.76 • 1.36 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 F T •+ I I The updated development plan(i.e.preliminary plat), shown below, is for 4-7-7 157 building lots and 26 29 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. = o 0 0 0 ov o o vo Qo 0 o o 0 s s w---- ". aco o cc° o= =s=, =so=== o®oo`� oo®oo� o= o0000000�= o0000000 Ia �$ e a �,aa:< a0 Rezone: A rezone of 21.95 14.90-acres of land from the R-8 to the T-N 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 lame 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 significantly reduced to comply 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 dwellinguits per acre. dwelling units per-aero The proposed use and development plan with a gross density of�-og 7.95 units per acre and net density of 14.23 13.33 units per acre is consistent with the MDR FLUM designation and the TN D dist.-ie Preliminary Plat: A preliminary plat consisting of 477 157 building lots and 26 2-9 32 common lots on 19.76-acres of land is proposed in the T-N R-8 and R-15 zoning districts. The plat is proposed to develop in one two(47 2) final plat phases,with the eastern portion developingper the phasing plan included in Section V11C. 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.f.;the minimum lot size in the R-15 district is 2,238 s.f.with an average lot size of 3-,062-2 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 4-7-7 157 single-family residential building lots and-2-6 N 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 1. 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 T#- 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 al tram aeighber4eed the R-8 and R-15 zoning districts;; a- d r� le 11 2D 6 for-the dimensional sta-adaMs of the TN R zoning distr-iet. 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 3-43 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.1 as follows: • Quality of Life: a small dog park(3-,900 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-5B 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 11-313-7C.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-IIC. 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 20/26 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 NIA NIA Waverton Drive 2,667-feet Local 27 N/A 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 timingis 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-81): 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 47514,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 N-. Silver-Bir-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- h 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 signage 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 44 16,Block 3 for access to Lots 4-3- 14 and 4-4 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 4516,Block 3,a 5-foot wide buffer should be provided. Block face: In residential districts,no block face should have ., length greater shall be more than 58A 750-feet i ijlgqgjh 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 7-50 1,000-feet in length ins 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 Gotmeil may approve a blee faee up to 1,200 feet in length where the bleek design is eenstfained by site eenditiefis whieh ineltide, among ether-things, an abtt#iag w-ba-a pr-ejeet with no adjoining alley er-street eenneefiens City of Meridian I Department Report sueh as the ease with this deve ,,..v. e 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. from 620 to 975 f-et i...I.-no, exeeediag the mffidmum length sta-adafd. Bleeks 1 3 along t pedestfian eemeetion. area,a-ad 5)that exeeed 750 feet ift length. The reasons sta4ed afe as feliews! the er-iginal Pellaf streets (i.e.N.Weedhead Ave. &N. SehwefgEfeldef Ave.),whieh are being fetained with the the pr-ojeet is designed with bleeks that exeeed the maximum sia-ndafd;the stfeet length an leea4iefi are r-estr-ieted by the agreed upen position of N. SehwefgEfelder-Ave,whieh will set=ve both yellow), ehekefs (fieted ift red) a-ad desigaa4ed pedestfia-a aeeesses(with distanees noted ift blaek) on the fellewing diagfam--. 310' 310' 40 - — s J fl a WAVERTON - - 7 ' 840' •'� g J a WAVERTON 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 11-3A-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 PP1.1 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-Bir-eh 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 n a B lr 1 2 n a 6 1 W. Flat Reek Sid W.:x� rt 11. rccvoixugciiwxoc cs , ,�.Taix -aixcr -a 6�3g�� ur coc c� �-cr`o'c 6f3 Dr. to eemply with the Week--farVe Q_t_A_qMJA_r-d_S listed in UDC 11 6C 3F for-the TN R distf iet,tmiess 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 11-3B-12C; or, submit a request for alternative compliance to this standard as set forth in UDC 11-5B-5. iv. If solid fencing is proposed along the south side of Lot 4-5 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 11-3C-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: https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=358315&dbid=O&repo=MeridigBcitX V. FINDINGS A. Rezone(UDC 11-511-3E) 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 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; The City Council finds the proposed amendment to the R-8 and R-15 districts 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; The City Council finds the proposed map amendment will not be materially detrimental to the public health and safety. 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 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. B. Preliminary Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision- making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds 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; The City Council finds public services are available to the site and will be adequate to accommodate the proposed development. City of Meridian I Department Report 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds 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; 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 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: 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)of 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 pproved and anticipated for this area to a much higher density development. e. Not in favor of the changes to the development plan as the previous plan,which included an assisted livingfacility,acility,was much less dense and would result in much less traffic in the area. City of Meridian I Department Report 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 living. fly 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 housing types proposed with smaller lots sizes,which rn provide opportunities for people to be able to afford a starter home. e. In favor of keeping the same general 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 density 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 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 abutting urban project with no ad ioining alley or street connections, a public or private education facility 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 fixture 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 remand the subject RZ and PP requests back to the Commission for review of the revised plans and for an updated recommendation. 1. Summary of the City Council public hearing: a. In favor: Jon Wardle,Brighton Corp. (Applicant) b. In opposition: Aaron Tomosky,Benjamin Grayson,Karen Ernest,Kyle Enzler.Jacob Jensen,David Hitz,David Woodard,Elizabeth Blencoe, Chase Taylor,Leah Taylor. Zeppelin Hitz c. Commenting.None d. Written testimony: Eli Benski,Brighton Corp. (Applicant) City of Meridian I Department Report C. 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 Fajrbourne Subdivision. e. Proposed development isn't consistent density-wise with existing d evelopment: proposed development will negatively impact adjacent neighborhoods and congestion in the Fairbourne development to the east. f A berm with landscapingand a privacy 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 proms back to the Commission for review of the updated plat and zoning change. D. The Meridian Planning&Zoning Commission heard these items on March 61}i.At the public hearing,the Commission moved to recommend approval of the subject RZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Jon Wardle,Brighton Corp. (Applicant) b. In opposition: Jake Jensen; Ken Fenwick; Kyle Enzler;David Hitz; Chase Taylor; Lea Tam c. Commenting. None d. Written testimony: Eli Benski,Brighton Corp.;Aaron Kwan e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony a. Against the degree of increase in the number of homes between the existing approved plan and proposed plan; traffic and parking concerns due to the increased number of residents between the existing and proposed plan; concern residents will use Fairbourne's common areas for recreation. b. Opinion home values will decrease in this area if the proposed development is approved; c. Opinion that the proposed density doesn't match the area. 3. Key issue(s)of discussion by Commission. a. The Commission was generally in favor of the proposed changes to the development plan and reduction in the number of building lots. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s) for City Council: City of Meridian I Department Report a. None E. The Meridian City Council heard these items on April 8,2025.At the public hearing,the Council moved to approve the subject MDA.RZ and PP requests. 1. Summary of the City Council public hearing: a. In favor: Jon Wardle,Brighton Corp. (Applicant) b. In opposition: Lea Taylor,Kyle Enzler,Jake Jensen,David Hitz,Karen Ernest C. Commenting:None d. Written testimony:None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Concern pertaining to overcrowding of area schools, against proposed density;which is a significant increase from what was previously approved and too much for this area- b. Concern pertaining to if R-15 zoning is approved.the Applicant could come back later and request approval of a multi-family development- C. Request for conditions to be added to DA,as follows: implement"no parking"zones along Schwenkfelder&Woodhead: restriction on 2nd story north-facing windows (windows should face east or west): and require dark sky lighting on north facing facades of homes along north boundary, d. Concern pertaining to traffic in this area and the impact the proposed development will have with the higher density proposed. 3. Key issue(s)of discussion by City Council: a. Opinion that Council shouldn't require the developer to develop an assisted living facility on this site if they don't want to be in that business- b. Belief the proposed density is appropriate in such close proximity to a major transportation corridor(i.e. SH 2O-26/Chinden Blvd.)with access via a collector street (i.e.Wavertonl: c. Concern pertaining to impact on area schools—enrollment in public schools is declining: d. Concern pertaining to too much on-street parking along Flatrock. e. In support of the Applicant contributing toward a traffic signal at Levi/Chinden to assist in the traffic issues in this area. 4. City Council change(s)to Commission recommendation. a. None City of Meridian I Department Report VII. EXHIBITS A. Project Area Maps 1. Aerial Legend Project Location "I Area of Impact -, OAnalysis 1 R 1! Ri fi► Out - _ 1_' ' v141N#� �6 t�PAI ' *y f � IIIIIII.�flllll ��oR.ne■F}■A e51i/iqR�q�`[nn�u mnm •w A. SV YY 7YY•!0 wi a�rr s �� RI Rri II j ... • -. iY¢ �F+. _ "'W al.YYYYYl6R7Y _ - ■1!1 yn it ,%'.tv;Ca R.}RIII}4MR _ •a: • - �M., lllYel! s#�R�ItA�ltw a ��iliRi��III�R���.m • nnn1.nli. Y Yq•.Yd.L'�- EY3Rfl I tt i• ! 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SR,11. 1 r.►- /IUY:_-- 1111=.[I >•.. AI,u�,11.,.. LLJ" ;�Cllnl�lnne_'a♦.♦� .1.����HIi,11 :--Iflnul_:-�1 1�.•-p/+rnn nnl►�i 1f11A1111111[alllllll" �--� 1111[\�rllnllr n1.jV' 7 1,[,11 1111[,� 111111Aluffifivil go 1111111 :�-S1\11f�__mumm __a�'Iw �1111111111���11111111 r111tl11, lrunmmuuuunu�,:��— �1,1\N�- - O• nJ\q v- �-Innnmu won • +{' + �. �Q111116 real r+ .s•�� +��AhI:■1.'.'r�+:�� �::.� ��nnn1��la,oulrn� 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 gereramd on n-25-2G24 h-H ERIDIAN,,sallen City of Meridian I Department Report C. Legal Description&Exhibit Map for Boundary of Proposed New Development Agreement August 1,N24 Project No.244)31 Exhibit A Legal Description for Development Agreement Modification(Pollard North Subdivision) A pa reel of la nd situated in a portion of the Southwest 1/4 of the Southeast 114 and the lout heast 1/4 of the Southwest 114 of Section 21,Township 4 North, Range 1 West,B-M-,City of Meridian,Ada County,Idaho,and being more particularly described as follows: Commencing at an aluminum cap rnarking the South 1/4 corner of said Section 21 which bears$89'27'17"E a d fstance of 2,509.39 feet from an aluminum ca p marking the Southwest corner of said Section 21,thence along the westerly line of the Southwest 1/4 of the Southeast 314(easterly fine of the Southeast 1/4 of the Southwest 1/4)of said Section 21,Np0°32'12"E a distance of 1,317,30 feet to a 5/8-inch rebar marking the Center-South 1116th corner of said Section 21 a nd bei ng the Pq0J NT OF BEGIN NlnlG- Thence leaving said westerly line(and said easterly line)and fallowing said northerly line of said Southwest 1/4 of the 5o utheast 1/4,599'20'25"Ea distance of 1,305.33 feet to a 5/8-inch reba r marking the Southeast 1/16th ca mer of 5a id Section 21; Thence leaving said northe rFy line a nd fol lowing the easterly line of said Southwest 1/4 of the 5autheast 1/4, 500'27'1I"W a dicta nce of 506.58 feet to a 5/8-inch rebar on the subdivision boundary of Pollard Subdivision No.1(Bmk 127,Pages 2C407-20411,records of Ada County,Jdaho); Therrre fol lowing said subdivision boundary the fol lowing fourteen(14)rDurses: 1_ S8850'33"W a distance of 17,79 Feet to a 5/8-inch rebar, 2- 133-88 feet along the arc of a circular curve to the right,,said curve having a radius of 238-50 feed,a delta angle of 32'09'46",a chord bea ring of N73°27'5&'W 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 to a 5/8-Inch rebar; 4. N5 2'4(Y22"W a distance cf 61,09 feet to a 5/8-inch rebar; 5. 581`24'38"W a distance of 14-13 feet to a 5/8-inch rebar; 6- 246-97 feet along the arc of a circular curve to the lefty said curve having a radius of 301-50 feetr a delta angle of 46"55'57",a chord bea ring of N55`51'45W and a chord distance of 240,22 feet to a 5/3-inch rebar, 7, N89'19'43"W a distance of 524,75 feet to a 5/8-inch rebar; 8- NW4 W23"W a distance of 23,19 feet to a 5/8-inch rebar; 9. N89'20'25"W a distance of 611M feet to a 518-inch rebar; 10. S45"39'34"W a distance of Z316 kmtlo a 5/8-inch rebar, 11- N89'29'43"W a distance of 164,32 feet to a 5/8-i nch rebar; 12, 21,54 feet 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 N$9'23'25"W a nd a chard distance of 21.54 feet to a 5/3-inch reba r; 19. N89.27'06"W a distance of 1,358.82 feet to a brass pktg; 14, N44'25'05"W a distance of 23,34 feet to a brass glue on the westerly line of said Southeast 1/4 of the Southwest 1/4; 5725 North Oiscovery Way t 6o15a,Idaho 83713• 208,63S.69 34}• kmengilp.com City of Meridian Department Report Thence following said westerly line,N00"34'56"E a distance of 298.49 feet to an aI urn inum;ap markingthe Southwest 1/16th corner of said Section 21; Thence leaving said westerly line and following the northerly line of s.a id-%outheast 1/4 of the Southwest 1/4. 589°27'OG"E a distance of 1,303.59 feet to the POINT OF BEGINNING- Said description contains a total of 19.756 acres,mo re or Jess. Attarhed hereto is Exhibit a and by this reference is made apart hereof. P, 124519 0 City of Meridian I Department Report �l 1. 0 aqcpj ` iuno epv `ueip is jo Ai!:) `no 'MU `Nt7-L `L Z '1:);D5 z r17/1 3 �O b/T MS 041 PUB trf 1 AAS JO _Z/T S a4110 UO!Ijod -V Lu Uoljeo.lppO VC1 - 8 1Iq!q ] � h Z 133H 33 K,4 DON WL7 7-jn� d a Ln 0 W U- z ' 4NLLJ CJ {y G U n N b o Q rn sp _ m b) fn V iI 7 Z 0 z .� r J J J Z w Q O 0 ? � ICie dA �� C sa r iM N co I N Ln L) 3 od Iy YV to Z II €O ul 0 , I CD W � N �� � I qsy {O cm Z (n ;w O q Z a # 9. + Z:L) Ul NeIIO o c�4 ti in rs r%r ni F "'E7,T'iOGOgn153'P2U21T�"d2fg11'a�u0a4'v"- MN411VJI�IOOF'fY0 TE'J'kFl.`1161H7L�a'�Jy3M1HR5tilfa92'y°d City of Meridian Department Report OgcPI RnoO ePy 'U@ Pg®v� A;!:) 'A u 'AA I@ 'N#± 'T ZTpeS 2 z) 117/I ]S ja 17/I MS aqjPeet AAS}o Z S eq!$D uc 141 od V Trd � §§2| §. - u 0[Slalp g n\ q P O N P-1 q|0 d . " f u OI eg}Ip oV� V O - g j q|§x] § § Z NCI k § � 2E § [ —/ /f 2 / k �_ w / > 2 3 2 § w v Z 2 � f Q ® / LL- cn 2 a to 0 zQ g �L t S \ — — — LO \ § t § �G u f§ / k \ / q § k § § $ k % v §LLI § § A / 2 / k w < m k § 2 \ C ) 2 c 5 | 2 § // LEI LU / § f z \ k I/ w cu o ru \ 2 / # # Q S \ � 5 / / � E O ®^V @ 'N _ IJ]HS ]]S ,csu,_,_mA'vI_N_T&Omu,ODL,w�»m City of Meridian Department Rep o4 A Rezone Legal Description&Exhibit Map-REVISED kip January 28,2024 Project No.24-051 Exhibit A Legal Description far Rezone to R-15 Pollard North Subdivision No.1 A parcel of land situated in a portion of the South 112 of the Southwest 1/4 and the Southwest 1/4 of the Southeast 1/4ofSection 21,Town5hip4 North,Range I West,B_M-,City of Meridian,Ada County,Idaho,and Being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 21 which bears 589`27'i7"E a distance of 2,609.39 feet from an aluminum tap marking the Southwest corner of said Section 21,thence following 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,NOO°32'12"E a distance of 970.30 feet to the centerline of W.Wavertan❑r. and being the POINT OF BEGINNING_ Thence leaving said westerly fine and following said centerline,I489°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 following the centerline of N-Pollard Laner Nlpp`34'56"E a distance of 253,00 feet, Thence leaving said centerline,S89'27'06"E a distance of 1,31$_$i feet Thence 19.49 feet along the art of a curve to the right,said curve having a radius of 10,021.OD feet,a delta angle of00°0641",a chord bearing of S89"23'4eE and a chord distance of 19.49 feet; Thence 589°2D'2S"E a distance of 1,141.61 feet; 7hente 51.91 feet along the arc of a curve to the right said curve having a radius of 31.83 feet,a delta angle of 93°O8'16 a chard bearing of S42°41'57"E and a chord distance of 463E feet, Theme W27'11"W a distanre of 197.57 feet; Thence 100.47 Net along the arc of a curve to the right,said curve having a radius of 128.50 feet,a delta angle of44°47'58",a chord bearing of52Z°51'10"W and a chord distance of97.93feet; Thence S45°15'N"W a distance of 66.08 feet to said centerline of W.Waverton Dr.; Thence fo flowing sa id cente rl ine the fo llowing five(5)courses: 1. 27.30 feet along the arc of a curve to the right,said curve having a radius of 270.CO feet,a delta angle of 05'4735",a chord bearing of N42"20'29"W and a chord distance of 27-29 feet t4 a 519-inth rebar; 2. 235.47 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'U2,a chord bearing of Ni,4°23'1 Z"w a nd a chord distance of 227.72 feet to a 5/8-inch rebar; 3_ N8V19'43"W a distance of 781.84 feet to a 5/g-inch rebar; 4. Thence 21.48 feet along the art of a curve to the left,said curve having a radius of MOM-00 feet,a delta angle of 00'07'23",a ch o rd bearing of N89'23'25"W and a cho rd distance of 21.48 feet to a 5/8- Inch rebar; �►L 5- N89'2746"W a distance cf 71.A8 feet to the POINT OF BEGINNING. STp Said parcel contains 14-901 acres,more or less. %� G 1245 a w Attached hereto is Exhibit 8 and by this reference is hereby made a part of_ Al I-A, 9 ' OT % �4 Z. S 5725 North discovery Way+OnIse,Ida he E:3713•208.539.6939- kmeng I I p.corn City of Meridian I Department Report oyepl 'Aluno:) PpV 'ueipiaaA �o AID ` 18 ' -EU `Nl7l "TZ Va � W uDISinipgnS OJON pae110d A ST-d of Duozad - 8 I!q qx] 1 .. j a W Z 113HS 33S CD z w�0 s `` O o r CL r�7 rD {.!5 r NamD � c� G 0 L C3 O [.] O a g 4h bJ US I i IL-O p c: `o c € o rCD ru I Q. Jw �W 4� `ul p'ell°d 'N o a o� T o M -'— E]d'�67 s7.L`]FrA 5{�{(Q��I N7F'4k�=/i�Yl£/.3 a..L'`3N 0'�4'H O1�NO£3tl 1 E7'}{151�dIH%l5AY7�h3U4JfR5LF{Y7L1�d City of Meridian Department Report oyepl `Aluno:) epV `ueippa jo A4!:) 'Aa ' I8 `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 = SV 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 . '�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 NOUA&SNOO UOJ iON-,kUVN1V9113Vd 0— A IF--Lll oil ill INN -0 (D G ®r a — ! 6 w 0�! <z LLI—J:5 I 4V WO ttmoc HS Ego F71 I MH AM City of Meridian Department Report a sa JA31 MM3 9 3 3 5-31111 HXVW 79 I I w. we wa w�wa'� � Ygg - yy yy •r. pp 93 x�ra � ♦�•',�- '� ♦� I' I' Y �� �'� '§•�tl C�9 Y#�®i tl � tl ®j � 'ewn�ygmrn x Q 5 C �� �� •I ,we wa• ®3 § I ) �� �" Ilp xr�v uorwe. a°v' Y �'"" �'•;4' ,` I!r I lei I p 19. i N II �� i� $ $ I my I �$ � q.j4 �• G "'S5 II End em y e I t"N" -ar __ GCIG $ I$ & II$ I # �� � _� I $� _� q •11i ■ � Y QI F m� I$3�S �] IIC �S I ,aee� C O� ,a��4 ®��9 I III , i i a. # ■! I [� ■ k 6 yy �(�ee pp C I P.. ■F -ME R g .wre I$ ] I$1 �u k i�� p Y� § F gyp, F F y>'� �i@@@ ■� asp5g IN II �I - �u - - .�ljrevi�� mu.�! I �� � �Y � 2i¢�g !� � �.. J� ,.a PIN REIN 6 Y 4.«'u G �E G A 3 )ro �i •. r'�. ' -. = : a =__ # —_ __ -- IWANIA09V 335-BNII H01VW Y § € x k g lid� e' c I �6se € ,i �I e gg €€E City of Meridian Department Report i 2 T— maE f ! � J �y Q 5 � F z � t5 I `g � o L N F 9z W {� W � N g � 2 o ° ° V w N T iR 2 2 c d 0 G W W w w a City of Meridian Department Report 5 �� II -jw-- J11:-- LU < 1.� -T - `a- f I r City of Meridian Department Report F. Common Driveway Exhibit 91:ETIMEHDOl9 1181HX3AVM3AINflfl3UVHSltlld kHVNIU4Il3Nd x 01`Nvial 3W "J NOISWO9nS HIHON❑8"Od = a r wy = a� zz 3w� c3 n S tN/i� as�m N�W 4 �UN�Y m� °gm=s 1N3W35tl3 a31tlM� 0 3;IMNFMNtlO aH�b' Of, RL 01 H J r 6Tl 6�PI d"PI 6RIE WS T �. ¢ � I In oII W fI [/��' Q Im I I I !� off . 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',J - L... 3 ♦'.. , CR °� Y jig ��»�'�;.,,.�.i�~ •• PP f� I y'•$� � �OB�Y ELFCa #1 �1 x41 Yss°�IS'g11,�31���#rdg5` • •'• i� � ill pp pp 33.s v�vk Ek .pJ�gS I I I i C. qD I � .R•1 �� I I al ill 3 fl, 3 �� 1 I •• :. �1� ���'titldd 133HS3E-3ull l{]i �— �� City of Meridian Department Report F M OD '4- 4 P I 1,511 T j -•9 TO 5 N H1,111 I P VIM U(IME] J�° :1 jr 1r j; P Lu 4i City of Meridian Department Report 0" c-, I o C'i ® u E I -gsEt7 UN yp m� i A Lei I I ® II I lop. N i i i I W s � W I I y City of Meridian Department Report No iD nUSN CO WJ iON-AUVN I W 113 ad o ; IMP m� O � 1 g 5� Lf7 0 i s 0 .d 8 9 s _� �g a o rg � 9 a a City of Meridian Department Report H. Open Space& Site Amenity Exhibits(dated: T::'_y 12/23/2 1/28/2025)—REVISED c, s I 4 I � ® ® V5 Fe- ID I o r•, o 0 0 1 1 I � Q7 o " y id d O e ~ to g a § Vol City of Meridian Department Report =u u ■ �■I�LII � ° .,a ,� R� ■ � Sri I I� it I 1. Conceptual Building 1 �t� BRIGHTON POLLARD NORTH-Central Park City of Meridian Ott... ��� BRIG HTON POLLARD NORTH-Carriage Lane Home Department " A �,•R �� f �--�..-w-w S AAA,,,� y, ���.; �..J to 5ti•� — � -� � �� "�I�. 'mod}I"S�` 1 '��..,' - .. v...J - 416 - C�✓ r• + BRIG HTON POLLARD NORTH-Carriage Lane Duet Homes 4 BRIGHTON POLLARD NORTH-Conventional Homes rto r -- LI �. ' so e 'i' B RIG HTGN POLLARD NORTH-Home Types 1lf�l 1111 . f , Illfll�lll 111 = �� !� f : 11111 1� 11111�111 , lf�lll91�I�1 = zll 'lllll 11I Jul ' 1 Conventional A Carriage Lane B - Duet Carriage Lane C Conventional D City of Meridian I �� 11 ■■■ I Iiil �1 I �• -III- Departmentpo `i' BRIG HTGN POLLARD NORTH-Carriage Lane "B" Duets ■ I I ��� IIlII . IE�IIIIIIIIlI - 11�]l1111-�'��� fl 11111 il�rli���lll �, `rl�ll 11! Rlll�l�l 'I�pll �-n1LUANNI 11,=,11111 �11��111®111 ;�� ;g i' BRIG HTGN POLLARD NORTH-Carriage Lane "C" ■I■I■I � I■I■I■I� City of Meridian Department Report p IIIII . IE�Illllillll�= IIC3�l�fll - + 11' '�11111 1�1�1�11- R �`r rl�rr• Ire r �'_'� ili��r �=�`��� ' � , : ��� B RIG HTGN POLLARD NORTH -Conventional"A" t El - ■rr City of Meridian ��� B RIG HTGN POLLARD NORTH-Conventional"D" Departmentpo J. Original vs. Revised Proposed Preliminary Plat PRELIMINARY F T �r s � i -�. - ic:..�.'a,'. �. ���� ,y e:' �2S' �QS 49�➢Q4 R e�[?,�r � ., 777 RESIDENTIAL LOTS E t ' L W '" 21 LANDSCAPE COMMON LOTS PRELIMINARY PLAT 1 F4 I F —_----------_—_—M1—___________ 00 Goo x i iiT RESIDENTIAL LOTS (-20) f ti #� RE if ED I 27 LANDSCAPE COMMON Lcrrs (+6) City of Meridian I Department Report