HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report for 8-19 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 8/19/2025 Legend 0
DATE: i. Project Location r
TO: Mayor& City Council .'::Area of Impact
}= City Limits
FROM: Nick Napoli,Associate Planner O Analysis `- ]
208-884-5533
nnapoli@meridiancity.org �
APPLICANT: Laren Bailey
SUBJECT: H-2025-0002 -
Rockwell Neighborhood
LOCATION: Generally located at the NW corner of
State Highway 16 and McMillan Road
(Parcels: SO429417375 and
SO429449000)in Section 29, TAN.,
R.l W.
I. PROJECT OVERVIEW
A. Summary
Annexation of 51.15 acres of land with the R-15 zoning district; a preliminary plat consisting of
412 building lots,26 commons lots; and alternative compliance to the city's standards for
developments abutting a state highway.
B. Issues/Waivers
- The proposed subdivision borders the future State Highway 16, slated for completion in
late 2026/early 2027. State highways are identified as hazardous in the Comprehensive
Plan Existing Conditions Report(Pages 5-10 and 5-11) due to factors such as speed,
accidents,and air quality.Higher-density development next to such hazards increases
potential health and safety impacts for future residents.The applicant seeks alternative
compliance to UDC 11-311-4 by proposing additional amenities and open space,a 6-foot
wall atop a 6-foot berm,and enhanced soundproofing.Please see section III.D2 for
analysis.
- The subject development will be served by Pleasant View Elementary School,Star
Middle School,and Owyhee High School.All three schools are currently over the
capacities indicated by West Ada School District.However,WASD has indicated that
the proposed subdivision will be serviced by Hunter Elementary School starting in
2026-2027 with an enrollment cap in 2025-2026.With the addition of 412 single-family
homes,it is estimated that 202 school-aged children will be introduced into the area
once the development is fully built out. The applicant has indicated that an additional
elementary school is currently being built in Star and that the school boundary lines
(see WASD comments above)will be adjusted,which is anticipated to open more room
in the schools. Staff have concerns that,with capacities already over the architectural
City of Meridian I Department Report 1. Project Overview
capacity of the schools,further development could lead to additional overcrowding.The
Planning and Zoning Commission and City Council should carefully evaluate whether
the proposed timing of the subdivision is appropriate, considering the school capacities.
- ACHD has not accepted the construction of N.Ersatz Place from ITD,and in
discussions with ACHD,this can take several years depending on whether the
construction meets ACHD's standards. This will require the applicant to work with ITD
on the frontage improvements.
- Secondary Access currently does not meet MFD standards. The applicant has been in
discussion with MFD on a solution.Until a solution is found,the applicant will be
limited to 30 homes with a single access in accord with IFC D107.
C. Recommendation
Staff. Approval with a development agreement.
Commission: Approval with the changes mentioned in section IV
D. Decision
Council: Pending
City of Meridian I Department Report I. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential/Agriculture -
Proposed Land Use(s) Residential -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning R-15
Adopted FLUM Designation Medium Density Residential VII.A.3
Proposed FLUM Designation Medium Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/21/2025
Neighborhood Meeting 1/14/2025
Site posting date 5/23/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.H
• Comments Received Yes;Revisions are Required to Meet District Policies -
• Commission Action Required No -
• Access Arterial:McMillan Road -
Future Collector:Ersatz Place
• Traffic Level of Service McMillan:Better than"B" -
McDermott:Better than"D"
ITD Comments Received Yes—no mitigation is required by ITD. IV.I
Meridian Fire = LA
• Distance to Station 0.9 Miles from North Station
Meridian Police IV.0
• Distance to Station 0.9 Miles from North Station
Meridian Public Works Wastewater TA'T3
• Distance to Mainline Sewer available at the site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water
• Distance to Mainline Water available at the site
• Impacts or Concerns See Public Works Site Specific Conditions
School District(s) West Ada School District r IV.G
• Capacity of Schools Pleasant View Elementary:Architectural: 650 students, -
Program: 625 students
Star Middle: 1000 students
Owyhee High: 1800 students
• Number of Students Enrolled Pleasant View Elementary: 783 students -
Star Middle: 1046 students
Owyhee High: 1836 students
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel:S0429449000 Date Retrieved:2025/2/4
Parcel Count Parcel Acreage Infiii Indicator:
1(4�
503 1,312 Surrounding Area
61 % Not City
1; ® City Limits
, 851.8 ■ Not City
Household Household& Population Growth
■
Households 02020
Population Change:126.3°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 4,000 6,000
Use Types Residential Addresses All Addresses
■ Single-family
INUIti-family is 0% is 0%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I Proposed
Pending Pending
Approved Approved
0 500 1000 1500 2000 0 100 200 300
■ Single-family INUIti-family
City of Meridian I Department Report II. Community Metrics
Single-family y 2.00 1,500
1.50 +'
Residential 1,000
a
Parcel Diversity y 1.00 7 U
N 500
O Parcel Count ,,, 0.50
+� o.25 m
*Average Acres 0.00 0.08_ 0 a
R-2 R-4 R-15
Average Single-family Density by Zoning Average
15.0❑
y (913.28 ResidentialDensity
L
Q 10.00
E)6.72� 5.00
0 3.95 5.83
0.00o.00 Dwelling Units I Acre
R-2 R-4 R-8 1111-15
Notes: See Error! Reference source not found..Error!Reference source not found..
Fieure 2:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour{VPH}
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
"State Highway 2,0884eet Hxpress-,�vav NIA N..A
16
McMillan Road 901-feet Minor Arterial 386 Better than"E"
McDermott Road 0-feet Collector 100 Better than T"
Ersatz Place 2,621-feet ITD Local NIA NIA
Access Road
Acceptable level of service for a two-lane minor arterial is°E"(575 VPH).
` Acceptable level of service for a three-lane minor arterial is"E*(720 VPH).
` Acceptable level of service for a two-lane collector is°D" (425 VPH).
r" AC HID does not set level of service thresholds for ITD roadways.
Notes: See Error! Reference source not found..Error!Reference source not found..
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
ImpactService . .
Ready Am I maim
—
Marginal
Cautia
°eye e��t \°oa �\te o\`�e �a ��y.� \��o�
5 C.°tea 01,
Q-
Notes: See Error! Reference source not found..Error!Reference source not found..
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The Future Land Use Map(FLUM)designates the area proposed to be annexed as"Medium
Density Residential,"which is intended for dwellings at a density of three(3)to eight(8)units
per acre.Additionally,this property is located within a four-square-mile area governed by the
Fields Sub-Area Plan located at the northwest corner of the City's area of impact boundary. This
area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west, Chinden Blvd./US
Highway 20/26 on the north, and McDermott Rd./SH-16 on the east.
In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area
shall have a cohesive theme that is"modern rural,"which applies to housing, amenities,
streetscape/open space, and retail/commercial. Additionally, some of the other thematic design
elements that contribute to the desired character of the area should be adhered to such as lighting,
fencing(e.g. split rail),landscaping(e.g.tall fescues,dry creek materials,wildflowers, street
trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g.
metal roof on sign), etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape
(pg. 3-13)in the Plan for more information.A high-quality design is expected in this area. To
ensure consistency with the Plan, staff recommends that with each final plat,the applicant
provide these details to ensure the quality of design for this development.
The proposed density for the 51.15 acres of land with the R-15 zoning district equates to 8.05
units per acre. This is on the high end of the medium-density residential designation,which staff
has concerns with, as there is currently a lack of connectivity to commercial and neighborhood-
serving uses,no regional park, and the nearby public schools are over capacity.
However,the applicant has exceeded the minimum requirements for open space and amenities as
outlined in the UDC. They have also noted that a new elementary school is currently under
construction in Star, and the boundary lines will be adjusted in the 2026-2027 school year,which
is anticipated to relieve some of the existing capacity issues.
In evaluating comparable developments west of SH-16,the Gander Creek Subdivision(approved
in 2019) and Chukar Ridge Subdivision(approved in 2020)had gross densities of 3.42 and 4.0
units per acre,respectively.Additionally,the average density within a one-mile radius of the
proposed site is approximately 5.83 units per acre.
While the MDR Future Land Use Map(FLUM) supports densities between three (3) and eight(8)
units per acre,the proposed density is on the high end of this range and highlights concerns
previously outlined. Staff has communicated these concerns to the applicant, and recommends
that the Planning and Zoning Commission and City Council carefully evaluate whether this level
of density is appropriate given the current context—specifically,whether it is in the city's best
interest to annex and develop this site in advance of supporting regional infrastructure such as
parks and commercial/neighborhood services.
Additionally,the proposed subdivision borders the future alignment of State Highway 16,which
is considered a hazard in the Comprehensive Plan's Existing Conditions document(Pages 5-10
and 5-11) due to factors such as high vehicle speeds,accident frequency, and impacts on air
quality. The applicant has applied for alternative compliance to the city's standards for
development abutting state highways. Please see section III D.2 for analysis on the alternative
compliance request, sound attenuation, air quality, and the sound engineer's report regarding
sound attenuation.
The applicant has indicated that the first homeowner occupancy is anticipated in 2027,with the
goal for 50 to 60 homes built per year. This would extend the complete build-out timeline to
2035/2037.
City of Meridian I Department Report III. Staff Analysis
Overall, staff finds the proposed preliminary plat and proposed R-15 zoning districts to be
generally consistent with the Future Land Use Map.
Comprehensive Plan Policies:
Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various
income levels, household sizes and lifestyle preferences.
Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any
one housing type or lot size in any geographical area;provide for diverse housing types
throughout the City.
The applicant has provided a mix of dwelling units that will appeal to different preferences. It is
important to note that the majority of the development is single-family detached units on lot sizes
ranging from 2,500 to 4,800 square feet. This development is one of the first in the Fields Sub
Area Plan, so while a lack of housing diversity is currently present,following the plan will
provide more diversity in the future.
Comprehensive Plan policy 5.01.01 encourages the safety, health, and well-being of the
community.
Staff have concerns with the known hazard of SH-16 and how air quality and sound will impact a
subdivision with a density on the high end of the MDR FLUM designation. Staff is
recommending enhanced landscaping along SH-16, specifically increasing the tree planting
frequency from one(1)tree every thirty-five(35) feet to one(1) every twenty(20) feet and
increasing vegetation coverage from 70%to 80%. This is intended to help mitigate air quality
impacts and provide additional sound attenuation.
Comprehensive Plan policy 3.01.OIA promotes evaluating the impacts of growth and consider
City Master Plans and Strategic Plans in all land use decisions (traffic, school enrollment,parks,
etc).
With the planned build-out timeframe of 50-60 homes per year,the applicant believes the impacts
on schools and roadways will be phased as improvements are made in Meridian. Staff
acknowledges that the proposed eight(8)phases of the subdivision will push completion out to
2035/2037,which will allow for improvements to be completed before the full impact of the
development is realized. However, staff have concerns that the school capacity issues may not be
mitigated prior to this timeframe.
Comprehensive Plan Policy 4.10.00 promotes the protection ofpublic health and safety by
guiding growth and development away from hazardous areas that pose a threat to people and
property.
The subject properties are designated as Medium Density Residential on the FLUM. The area was
envisioned to incorporate different types of residential housing for city residents.However, staff
have concerns about the density that is being proposed next to a known hazard in SH-16. The
applicant has attempted to mitigate the known hazard,but it is important for our Planning and
Zoning Commission and City Council to evaluate the timing,mitigation efforts, and density of
the subdivision.
Comprehensive Plan Policy 4.10.01 C promotes the collaboration between ITD,ACHD, the City
of Meridian, and Developers to ensure highways and roadways are designed to mitigate natural
hazards and are as safe as possible.
City staff have been in discussions with ITD, ACHD, and the developer on the roadway network
and mitigation efforts for homes abutting SH-16.
City of Meridian I Department Report 11I. Staff Analysis
Table 4: Pro*ect Overview
Description Details
History The applicant previously applied for an application on the property but
withdrew their application to obtain additional land.
The applicant also completed a property boundary adjustment in Ada
County to create a five-acre(5)County enclave in the NEC of the
development.
Phasing Plan 8 Phases
Residential Units 412 Residential Units;68 Attached and 344 Detached Single-Family
Homes
Open Space 8.78 Acres or 17.1%
Amenities Swimming pool, swimming pool changing facilities and restrooms,
playground,three paved sports courts, 1500 linear feet of 10'wide multi-
use pathways,and a pet waste station.
Physical Features State Highway 16
Acreage 51.15 Acres
Lots 412 Buildable Lots and 26 common Lots
Density 8.05 Gross Density and 13.08 Net Density
B. History
The properties reside within Ada County and are zoned RUT. The applicant had a previous
application that was submitted in 2024,but withdrew it to obtain additional land to incorporate
within the subdivision.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The current use of the property is agricultural,no structures exist on the property.All well
and sceptic systems will be abandoned as required. City utilities are required to be extended
to serve the proposed development.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing a mix of single-family attached homes(68 units) and single-family
detached homes(344 units),which are listed as a principally permitted use in UDC Table 11-
2A-2 for the R-15 zoning district.
Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes, housing types, and densities.
Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of
any one housing type or lot size in any geographical area;provide for diverse housing types
throughout the City.
Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and
mobility options to attract and sustain the local workforce.
The applicant is proposing two different types of housing in the form of single-family
attached and detached units. While the immediate area consists primarily of the same housing
types and lot sizes,the fields sub-area plan will have a larger variety of housing to fit the
needs of the city's residents and workforce.
City of Meridian I Department Report III. Staff Analysis
3. Dimensional Standards (UDC 11-2):
The preliminary plat and future development are required to comply with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district. All proposed lots and
public streets appear to meet UDC dimensional standards per the submitted preliminary plat.
This includes lot sizes ranging from approximately 2,500 to 4,800 square feet with an average
lot size of 3,317.5 square feet. The subdivision is proposed to develop in eight(8)phases as
depicted in Exhibit VII. Development of the subdivision is required to comply with the
subdivision design and improvement standards listed in UDC 11-6C-3.
D. Design Standards Analysis
1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 7.67-acres) of
qualified open space is required to be provided within the development.An open space
exhibit was submitted as shown in Section VII.G,that depicts 17.1% (or 8.78-acres)of open
space that meets the required quality and qualified open space standards. Based on the
standards in UDC 11-3G-4A, a minimum of thirteen(13)amenity points are required to be
provided. The amenities proposed are a swimming pool facility,playground,pathways,pickle
ball courts, dog parks and several open space areas. The applicant's amenity points total is
26.5 exceeding the UDC requirements. All common open space areas are required to be
landscaped with one deciduous shade tree for every 5,000 square feet of area and include a
variety of trees, shrubs,lawn or other vegetative groundcover per UDC 11-3G-5B.3. The
applicant needs to provide an amenity from the multi-modal group in order to meet the
required standards.
Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and
well-maintained neighborhoods that have ample open space, and generous amenities that
provide varied lifestyle choices.
Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and
amenity requirements for consistency with community needs and values.
The applicant is providing open space and amenities that exceed the requirements of the
UDC.With no regional park currently in the area,the open space and amenities provided in
the development will be crucial to the livability of the residents.
2. Developments Along Federal and State Highway(UDC 11-3H):
The proposed subdivision is located adjacent to the future State Highway 16, slated for
completion and operation between late 2026 and early 2027. The Comprehensive Plan
Existing Conditions Document(Pages 5-10 and 5-11)identifies state highways as hazardous,
citing factors such as high speeds,frequent accidents,and poor air quality. These elements
are critical in assessing the suitability of the proposed subdivision. Staff are particularly
concerned about air quality, given that the subdivision's proposed density, at the upper end of
the MDR FLUM designation,would expose a larger number of future residents to a
recognized hazard compared to a lower-density development. Similar developments on the
west side of SH-16(Gander Creek and Chukar Ridge Subdivisions)were approved at 3.42
and 4.0 units per acre on the lower end of the MDR FLUM.
Summary of the sound engineer's report:
Note: These are estimates/expected levels due to SH-16 not being in operation.
City of Meridian I Department Report III. Staff Analysis
NOISE CRITERIA
"The Noise Guidebook"published by the Department of Housing and Urban Development
(HUD)contains noise criteria.HUD has set forth the following standards for new housing
construction assisted or supported by the Department.The criteria are codified in 24 CFR Part
51. This standard relies on the Day/Night Noise Level(DNL or Ldn)sound metric.In summary,
these requirements for a residential site are-
Day/Night Noise Level HUD Assessment
DNL<65(dBA) Acceptable:No further action or noise reduction measures are
needed for either indoor or outdoors aces.
Normally Unacceptable:however,it can be acceptable if an
interior DNL noise goal of 45 dBA is met.Sites with these noise
65 dBA a DNL a 75 dBA exposures can be used for residential development,but an
analysis and noise control measures are needed to meet HUD
design criteria.
Unacceptable:because of the extreme degree of noise control
DNL a 75 dBA required to protect indoor spaces,and the unsuitability of
outdoor spaces for normal activities.
The DNL(or Ldn)is an energy average of the A-weighted sound levels throughout a 24-hour
period with a 10 decibel A weighted(dBA)penalty added to sound occurring at night;this
penalty is added because people are more sensitive to sound during the night. Because of the
variability in building construction,HUD normally uses a 65 DNL criterion for exterior residential
sound levels_
The sound engineer used the expected distance of 150 feet from the centerline to the
nearest residential area to gauge the expected noise levels. This led to the result of an
expected hourly Leq(peak hour)to be 72.7 dBA(Decibels A-weighted) and 74 dBA
DNL(Day Night Average Sound Level).Another calculation using traffic patterns from
long-term measurements collected at other highways in Idaho shows the DNL is 73 dBA
for the peak hour Leq of 73 dBA.
However,when accounting for the factors of the distance between the highway,
wall/berm,property lines,and height of the wall/berm,the noise is expected to see a
reduction of 9 and 11 dB for most traffic noise sources.With these mitigation measures
proposed by the applicant the expected outdoor worst-case hour Leq for the project site
is between 62 and 64 dBA,which is deemed acceptable.
The sound engineer concludes that the traffic noise levels are expected to be less than 65
dBA DNL,the berm and barrier are required to help mitigate the noise,and residential
building along the first row nearest to the highway should have additional consideration
for the floors above the ground floor as the six(6)foot wall and six(6)foot berm may
not adequately block the line of site from SH-16 to these spaces.
To address these concerns,the applicant has requested alternative compliance with the
mitigation standards outlined in UDC 11-3H-4 for developments near federal and state
highways. Their proposal includes a six(6) foot berm topped with a six(6)foot wall to
mitigate noise,alongside the use of enhanced building materials designed to meet stricter
sound-attenuation standards. However,the applicant is requesting that these enhanced
building materials be evaluated at the building permit phase. The applicant has also exceeded
the minimum requirements for open space and amenities under the UDC. This approach
aligns with the alternative compliance granted to the Gander Creek Development in 2024,
though the current proposal involves a higher density than the prior approval. The director
supports the alternative compliance for sound attenuation, as meeting the UDC's requirement
of a ten-foot wall above the centerline of SH-16 would necessitate a thirty(30)foot structure.
However, details on the enhanced building materials shall be provided with the submittal of
the final plat and be consistent with the enhanced material ratings used with the Gander Creek
City of Meridian I Department Report III. Staff Analysis
Development.Additionally,UDC 11-3B requires a thirty-five(35) foot landscape buffer
along entryway corridors,but with the location of the property,thirty(30) of the thirty-five
(35)feet is encumbered by an irrigation easement. This necessitates the need for additional
landscaping to mitigate noise and improve air quality for future residents. Staff is
recommending increasing tree coverage along SH-16 from one(1)tree every thirty-five(35)
feet to one(1)every twenty(20)feet and increasing the vegetation coverage to 80%instead
of 70%. These enhancements are intended to improve air quality and provide additional
sound attenuation for future residents.
Given the known hazards associated with state highways,the Planning and Zoning
Commission and City Council should carefully consider whether the proposed density is
appropriate.
3. Landscaping (UDC 11-3B):
The Field Sub Area Plan calls for naturalized plants,dry creek materials, split rail fencing,
no-mow fescues, and other rural landscape elements. The applicant believes they are meeting
these requirements through the use of open vision wrought iron fencing, drought-tolerant
plant materials, split rail fencing in the central open space, and water-efficient drip irrigation
to planter beds. Additionally, low-maintenance native grasses are being used along SH-16,
with low-maintenance fescues along select pathways and open spaces. The applicant
provided revisions to incorporate some of these elements. However, staff is recommending
that split rail fencing be incorporated in the planters along W. McMillan Road and N. Ersatz
Place, similar to how the applicant did in Lot 29,Block 8. With the incorporation of this
recommended change, staff finds that the applicant is meeting the intent of the Fields Sub
Area plan landscaping requirements.
i. Landscape buffers along streets
UDC 11-2A-7 requires a twenty-five(25) foot wide landscape buffer along McMillan
Road, a twenty(20) foot wide buffer along N. Ersatz Place, and a thirty-five(35)foot
wide buffer along SH-16.
The applicant has provided landscape buffers in compliance with UDC 11-2A-7.
However, the ten (10)foot multi-use pathway along McMillan Road shall be detached
from the roadway with landscaping in the parkway. This shall be revised with the final
plat.Additionally, to meet the Fields Sub Area Plan, staff is recommending split rail
fencing be included in the planter along McMillan Road and Ersatz Place, to match what
the applicant has proposed in Lot 29, Block 8.
The landscape buffer along SH-16 is required to be thirty-five(35)feet; however, a thirty
(30)foot irrigation district easement encumbers thirty of the thirty-five feet. The
applicant has submitted a detail of the landscaping and berm along SH-16. The applicant
shall enter into a license agreement with Nampa Meridian Irrigation District to
landscape the first four(4)feet behind the wall depicted in the exhibit or provide an
additional four(4)feet of landscaping outside of the easement to allow for eight(8)feet
of landscaping on the backside of the wall. In addition to this, the applicant has
requested alternative compliance to the standards of UDC 11-3H-4 for developments
along State Highways. In this request, staff is recommending one tree every twenty(20)
feet instead of one every thirty-five(35)feet and 80%vegetation coverage along SH-16
to help with sound attenuation and air quality.
ii. Parking lot landscaping
The landscaping for the parking on Lot 16, Block 10 shall meet the standards listed in
UDC 11-3B-8.
City of Meridian I Department Report III. Staff Analysis
iii. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iv. Storm integration
Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
v. Pathway landscaping
Pathway landscaping shall comply with the requirements outlined in UDC 11-313-12. The
applicant must provide a landscape strip at least five(5) feet wide along both sides of the
pathway. To enhance design flexibility,variations in the strip's width are encouraged to
allow trees to be planted farther from the pathway,reducing the risk of root damage.
However,the landscape strip must maintain a minimum width of two(2)feet to ensure
proper pathway maintenance. The strips shall be landscaped with a combination of trees,
shrubs, lawn, and/or other vegetative ground cover. The pathway running through Lot 29,
Block 8 shall be in compliance with these standards,
4. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available
on portions of the proposed streets.
5. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and
parking areas with existing neighborhoods. In response,the developer has submitted nine (9)
conceptual building elevations and floor plans that illustrate the appearance of future homes
in the development(see Section VII.H). The applicant states the homes in the Rockwell
Greens Subdivision will include 412 homes with a mix of different product types,two-story
and single-story detached single-family homes, and two-story attached single-family homes..
In accord with the Fields Sub-Area Plan,the general character, design and identity of this
area shall have a cohesive theme that is"modern rural,"which applies to housing,amenities,
streetscape/open space, and retail/commercial. Stafffinds that the proposed single-family
detached elevations comply with this standard. However, stafffinds that the single-family
attached does not meet the same theme. Elevations for the clubhouse were submitted with this
application, but will be subject to the standards in the ASM, Field Sub Area Plan, and
Comprehensive Plan. The applicant shall apply for design review for the single-family
attached units prior to submitting for building permits.Additionally, the applicant shall apply
City of Meridian I Department Report III. Staff Analysis
for Certificate of Zoning Compliance and Design Review for the clubhouse and pool open
space/amenity space.
Homes on lots that abut W.McMillan Road, an arterial street,N. Ersatz Place,a collector
street,and SH-16, a state highway will be highly visible; therefore,the rear and/or side of
structures on these lots(i.e. Lot 1,Block 1; Lots 1-10,Block 2; Lots 1-14 and 44-54, Block 8;
Lots 98-124,Block 4; Lots 30-97,Block 4; ) shall incorporate articulation through changes in
two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),
bays,banding,porches,balconies,material types,or other integrated architectural elements to
break up monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes, housing types, and densities.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. According to
the submitted landscape plans, the applicant is proposing three types of fencing throughout
the site, vinyl solid fencing, split rail, and wrought iron semi privacy fencing. The applicant
is proposing an eight(8)foot fence around the pool, which is not in compliance with the
UDC. The maximum fence height in a residential district is six(6)feet in height. This revision
shall be revised with the final plat.
7. Parkways (Comp Plan, UDC 11-3A-17):
Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with
new development along transportation corridors(setback,vegetation,low walls,berms, etc.)
is required.
Per UDC 11-3A-17,the minimum width of parkways planted with Class II trees shall be
eight(8)feet. The width can be measured from the back of curb where there is no likely
expansion of the street section within the right-of-way;the parkway width shall exclude the
width of the sidewalk. Class 11 trees are the preferred parkway trees.
The applicant is proposing a parkway along N. Ersatz Place that appears to be in compliance
with this standard. The applicant shall comply with the standards for UDC 11-3A-17 with
submittal of the final plat.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
N. Ersatz Place was constructed by the Idaho Transportation Department(ITD) and remains
under ITD ownership, and is the only access provided to this development.
This collector road is a shared drive between the proposed subdivision and the future Cole
Valley Christian School. The applicant is proposing three access points off N. Ersatz Place.
The northernmost access point is not supported by staff, as UDC 11-3A-3 requires limiting
access points to collector and arterial roadways. In addition,the applicant shall submit
documentation with the final plat that the southern access is in alignment with the future Cole
Valley Christian Schools curb cut.
A traffic impact study(TIS)was required with this application.
Summary of the findings:
City of Meridian I Department Report III. Staff Analysis
Staff CommentsJRecommendations:Staff comments are provided by District Traffic Services
and Development Review staff.
Intersections
McDermott Road&McMillan Road
The TIS recommends that the McDermott Road and McMillan Road be signalized. However,
there is not enough right-of-way to construct a signal at this intersection making this
improvement infeasible. Additionally, staff does not recommend signalizaticn of this
intersection as part of this application,as traffic patterns are anticipated to change ance SH-16
is constructed and ape for public use. Therefore,no mitigation is required.
Ersatz Place&McMillan Road
The TIS recommends that Ersatz Place be full access at its intersection with McMillan Road.
Staff is supportive of this proposal as Ersatz Place was constructed by ITD to align with
Glassford Avenue on the south side of McMillan Road across from the site. The applicant
should be required to construct a center left turn lane and dedicated right turn lane on McMillan
Road at Ersatz Place.
Owyhee Storm Avenue&McMillan Road
To achieve acceptable LOS,the TIS recommends adding additional turn lanes and modifying
the signal timing as follows:
• Dedicated northbound,eastbound,westbound,and southbound right-tum lanes
• Permissiveloverlap phasing for the eastbound right-tum
• Permissive phasing for northbound,westbound,and southbound right-tums
There is not enough right-of-way at the intersection to construct the recommended turn lanes
making this improvement infeasible. ACHD will evaluate any modifications to the signal timing
in this area after SH-16 is constructed and open to the public. Therefore, no mitigation is
required.
Roadway Segments
McMillan Road,Owyhee Storm Avenue to McDermott Road
The TIS recommends widening of McMillan Road to 5-lanes between Owyhee Storm and
McDermott Road. The widening of these segments of McMillan Road is infeasible due to limited
right-of-way. Additionally, these roadway segments are listed as funded improvements in
ACHD's CIP. Therefore,con sistentwith ACHD's Alternative Mitigation policies,no mitigation is
required.
ACHD's staff report calls for revisions to the applicant's plan to meet all of the district's
policies. The applicant shall comply with all of ACHD's conditions of approval. Please see
below for some of the pertinent conditions of approval:
- Once Ersatz Place is under ACHD's jurisdiction,the roadway will be limited to
3,000 vehicle trips per day. Because of this,prior to plan approval on the final
plat that contains the 140'single-family building lot, secondary public street
access shall be available.
- Construct the following roadways as 33-foot wide local street sections with curb,
gutter,and 5-foot wide concrete sidewalks. (Snow Currant, Gem Prep, Gallson—
Avilla to Gem Prep,Riverdale—Gem Prep to Double Rock,Double Rock-
Gallson to Riverdale,Avilla-Gallson to Riverdale,Riverdale—Avilla to
Levenberg,Riverdale—Levenberg to Apgar Creek).
- Dedicate additional right-of-way to total 50-feet from centerline of McMillan
Road abutting the site.
- Construct one stub street to the north to parcel No. S0429140010. Install a sign at
the terminus of the stub street which states,"THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
- Provide written documentation from ITD that the use of Ersatz Place to access
the development prior to the roadway being accepted into ACHD's public street
inventory is allowed. ITD may have additional conditions or limitations on use of
the roadway while SH-16 is under construction.
It is important to note that per IFC D107.1,the subdivision will be limited to thirty(30)
single-family homes with only a single fire access point.The applicant shall submit a
City of Meridian I Department Report III. Staff Analysis
revised secondary access plan approved by MFD with the first phase final plat to ensure
access is adequately addressed.
Additionally,staff and ACHD are recommending a stub street to the five(5)acre parcel
(#SO429417250)in alignment with N.Gallson Avenue. Comp Plan policies 3.03.04 and
6.01.01H discuss planning for transportation and pedestrian connectivity to county enclaves
to promote neighborhood connectivity. Staff believes that by requiring this stub street, it will
promote a more integrated approach between the two developments that will provide more
ingress/egress opportunities for residents,meeting the intent of the comprehensive plan.
2. Multiuse Pathways and Pathways (Comp Plan, UDC 11-3A-5 and UDC 11-3A-8):
Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect
to the pathway system.
UDC 11-3G-5 emphasizes the importance of common open space and amenities being
located in areas that maximize pedestrian and bicycle connectivity.
Multi-use pathways shall be constructed in accord with the city's comprehensive plan,the
Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan. Detached ten(10)foot wide sidewalks(multiuse
pathway) shall be provided along W. McMillan Road and N. Ersatz Place. In coordination
with Meridian Park's Department,it was determined that the multi-use pathway along SH-16
would be redirected to both sides of N. Ersatz Place to make a connection to the north once
development continues north. The applicant has depicted the 10-foot multi-use pathway along
W. McMillan Road but not along N. Ersatz Place. The pathway along N. Ersatz Place shall be
widened to 10 feet with the submittal of the final plat. In addition,the 10-foot multi-use
pathway along W McMillan Road shall be detached.
Additionally, staff is recommending a pedestrian connection to W. McMillan Road through
Lot 108,Block 4 in alignment with the pedestrian connection located on Block 12. Staff is
also recommending a pedestrian connection through Lot 22,Block 8 and Lot 36,Block 8 in
alignment with the proposed sidewalks along the west side of N. Camp Creek Avenue to
provide better connectivity for the residents in the northern portion of the subdivision with
the primary open space and amenities.
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8.
3. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17.
4. Subdivision Regulations (UDC 11-6):
i. Common driveways
Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling
units. In no case shall more than three(3)dwelling units be located on one(1) side of the
driveway unless alternative compliance is applied for.
The applicant is proposing one common drive to have 4 units taking access off one side
due them being attached units. The applicant shall apply for alternative compliance with
the submittal of the final plat.
ii. Block face
City of Meridian I Department Report III. Staff Analysis
UDC 11-6C-3-regulates block lengths for residential subdivisions. The intent of this
section of code is to ensure block lengths do not exceed 750 ft, although there is the
allowance of an increase in block length to 1,000 feet if a pedestrian connection is
provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,
unless waived by the City Council. The applicant is compliance with the block length
requirements in the UDC.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The West Tap Sublateral runs along the southern portion of the site parallel with W.
McMillan Road.
2. Pressurized Irrigation(UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures, including trees are allowed inside the easement.
Sewer service to this site will be provided from the Can-Ada Lift Station.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks,water and sewer utilities.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
A Development Agreement(DA)is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. A final
plat shall not be submitted until the DA and Ordinance are approved by the City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum,incorporate the following provisions if City Council determines annexation is
in the best interest of the City:
A. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan, common open space/site amenity exhibit,and conceptual building elevations
included in Section VIII and the provisions contained herein.
B. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. Homes on lots that abut W.McMillan Road, an arterial street,N. Ersatz Place,a collector
street,and SH-16, a state highway will be highly visible; therefore,the rear and/or side of
structures on these lots(i.e. Lot 1,Block 1; Lots 1-10,Block 2; Lots 1-14 and 44-54, Block 8;
Lots 98-124,Block 4; Lots 30-97,Block 4; ) shall incorporate articulation through changes in
two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),
bays,banding,porches,balconies,material types,or other integrated architectural elements to
break up monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
D. Provide a revised phasing plan that is approved by MFD, indicating how secondary access for
emergency services will be provided prior to submission of the first final plat.
E. Align the southernmost entrance along N. Ersatz Place with the curb cut approved with the
Cole Valley Christian School project.Provide documentation of this with the final plat.
F. The applicant shall obtain approval from ITD or ACHD(as applicable)for the frontage
improvements along N. Ersatz Place and submit an approval letter from ITD such agency
with the first final plat application.
G. Future development shall promote no-mow fescues,naturalized plants, dry creek materials,
split rail fencing,and other rural landscape elements in landscape buffers and open space as
listed in the Fields Sub-Area Plan
H. With each final plat application,the applicant shall provide details to ensure the quality of the
design is in accord with the Fields Sub-Area Plan. The general character,design,and identity
of this area shall have a cohesive theme that is"modern rural,"which applies to housing,
amenities, streetscape/open space, and retail/commercial.Additionally, some of the other
thematic design elements that contribute to the desired character of the area shall be adhered
to such as lighting, fencing(e.g. split rail), landscaping(e.g.tall fescues, dry creek materials,
wildflowers, street trees, etc.),public art,on-street bike lanes and/or off-street multi-use
pathways, signage(e.g.metal roof on sign),etc.—see the Character Framework—Amenities
(pg. 3-12)and Streetscape(pg. 3-13)in the Plan for more information. A high-quality design
is expected in this area.
2. The final plat shall include the following revisions:
a. Add a plat note stating"direct lot access to W. McMillan Road and N. Ersatz Place is
prohibited except for where approved with this application."
b. The applicant shall apply for alternative compliance to allow for four(4)lots taking
access from a single side of a common drive. The future final plat submission shall match
the common drive exhibit and provide a note on the final plat that addresses maintenance
and access on the specified lots as shown in Exhibit VI.J.
c. Provide a stub road in alignment with N. Gallson Avenue to parcel#SO429417250.
d. Depict the ten(10)foot multi-use pathway along W.McMillan Road as a detached
pathway in compliance with UDC 11-3B-7C.Widen the multi-use pathways along N.
Ersatz PI to ten(10) feet as required by the pathway master plan.
Provide a pedestrian connection to W.McMillan Road through Lot 108,Block 4 in
£ Provide a pedestrian^ ^^tier in t4e foF of^ mier-epathw Um of a fifteen
(1�Qtee of in aeee d with TarvDG 11 3A-8 through Lot 2-215,Block 8 and Lot
3643,Block 8 in
City of Meridian I Department Report IV. City/Agency Comments &Conditions
Greek ^vefine to provide better connectivity for the residents in the northern portion of
the subdivision with the primary open space and amenities.
g. Provide a revised plat to show the parkway and pathway extending down N. Ersatz PI as
depicted on the landscape plan.
h. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow
Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path
lot.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to be
removed in accord with the standards listed in UDC 11-3B-IOC.5. The Applicant shall
coordinate with the City Arborist(Kyle Yorita jgorita(iDmeridiancity.org)to determine
mitigation requirements prior to removal of existing trees from the site.
b. Provide one(1)tree within every residential lot(gpproximatelery twen eight
(2-028) feet) along State Highway 16 to help mitigate for sound attenuation and air
quality. In other open spaces along State Highway 16,provide trees every twenty(20)
feet.
c. Lot 58,Block 4 shall be landscaped with 80%vegetation coverage(not including the
gravel access road) instead of the 70%required by code to help mitigate for sound
attenuation and air quality.
d. Widen the multi-use pathways along N. Ersatz PI to ten(10) feet as required by the
pathway master plan.
e. Provide split rail fencing in the planters along W. McMillan Road and N. Ersatz Place to
match the split rail fencing proposed in Lot 29,Block 8.
The applicant may request alternative compliance in accordance with the UDC to permit
the proposed eight(8)foot fence around the pool area. The maximum f nee height in a
residential distr-iet is six(6) feet in height. The eight(8) foot fenee ar-otmd the pool shall
be lowered to six(6) kaet,
g. Provide details on the type and location of shrubs, ornamental grasses,and perennials that
will be used.
1} Provide a pedestrian connection to W.McMillan Road through Lot 108, Block 4 fin
i. Provide a pedestrian
(15)feet eommon lot in aeeor-dwrth UPC 3A-8 through Lot 2-215,Block 8 and Lot
3b43,Block 8 in
Greek ^. enue to provide better connectivity for the residents in the northern portion of
the subdivision with the primary open space and amenities.
j. The applicant shall enter into a license agreement with Nampa Meridian Irrigation
District to landscape the first four(4) feet behind the wall abutting SH-16 as depicted in
the irrigation easement or provide an additional four(4) feet of landscaping outside of the
easement to allow for eight(8)feet of landscaping on the backside of the wall.
k. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow
Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path
lot.
4. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
5. The applicant's alternative compliance request is approved by installing one(1)tree per
twenty(20)feet along State Highway 16,increased vegetation coverage of 80%, and
upgraded building materials for sound attenuation. This will be verified with the Final Plat
applications.
6. Provide an amenity from the multi-modal group in order to meet the required standards per
UDC 11-3G-4.
7. The applicant shall comply with the open space exhibit approved as part of this plat
application that depicts 17.1%(or 8.78-acres)of qualified open space and exceeds the
required amenity points as proposed.
8. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys,driveways,common driveways,easements,
blocks, street buffers, and mailbox placement.
9. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-313-5,UDC 11-3B-13 and UDC 11-3B-14.
11. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer's signature on a final plat within two years of the date of the
approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
12. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed changing rooms and pool area prior to submittal of a building
permit application. The design of the site and structures shall comply with the standards listed
in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual.
13. A Design Review application shall be submitted and approved for the single-family attached
homes. The design of the structures shall comply with the standards listed in the
Architectural Standards Manual and the Fields Sub-Area Plan to provide a consistent design
theme throughout the development.
14. The Applicant shall comply with all ACHD's conditions of approval.
15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-613-7.
16. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=390573&dbid=0&repo=MeridianC
ity
C. Meridian Police Department
https://weblink.meridianciU.ory WWebLinkIDocView.aspx?id=390585&dbid=0&repo=MeridianC
Lty
D. Meridian Park's Department
https://weblink.meridianciU.ory WWebLinkIDocView.aspx?id=390591&dbid=0&repo=MeridianC
ky
City of Meridian I Department Report IV. City/Agency Comments &Conditions
E. Community Planning Association of Southwest Idaho (COMPASS)
Communities ties in Motion (CIM) Development,Review Checklist
Development Name: Rockwell Greeros
CIM Vision Category: Future Neighborhood
Consistent with CIM YES
McMillan in
New Households: 412 New Jobs: 0 .:
Safety Economic Vitality
Haw safe and comfortable is the nearest To what extent does the project
major road(minor arterial or above)for enable people, government, and
bicyclists and pedestrians? Analysis is businesses to prosper?
limited to existing roadway conditions.
McDerrnott Road Economic Activity Center
Access
Pedestrian level of stress Impact on Existing ;
Surrounding Farmland
Bicycle level of stress
Net Fiscal Impact
Convenience Quality of Life
a What services are available within 0.5 Checked boxes indicate that
miles (green) or 1 mile (yellow)of the additional information is attached"
pmjerL?
Active Trsnaportation
Nearest bus stop
Automobile Transportation
Nearest put9ic school
Public Tranaportat3on
Nearest public park Roadway Projects '
Improves performance (�?) Does not improve or Reduces performance
reduce performance
Comments:
Based on the site plan provided, COMPASS has no additional comments.
Who we are: The Community Planning Association of Southwest Idaho(COMPASS) is the metropolitan
planning organization for Ada and Canyon Counties, This review evaivates whether land developments
are consistent with Communibes in Motion, the regional long-range transportation plan for Ada and
Canyon Counties. This Eheckiist is not intended to be prescriptive, but rather a guidance document. Past
checklists are available online. See the Deveioyment Review User Guide far mare information on the
red,yellow,and green checklist thresholds.
dM https.//compassidaho.Drg/ COMPASS
info0compassidaha.orq
Sent: 3/27/25
L
City of Meridian I Department Report IV. City/Agency Comments &Conditions
Fiscal Impact Analysis
Below are the expected revenues and costs to local governments from this pro)ect.The purpose
of this analysts is to help the public, stakeholders, and the decl sl on-ma ke rs better manage
growth.
Capital and operating expenditures are determined based on service and infrastructure needs,
including persons per household, student generation rates, lot slxes, street Frontages, vehicle
trlp and trip adjustment Factors, average trip lengths, construction values, income, discretionary
spending, and employment densities.
Nat Fiscal Impact by Agency
City County
Highway District School District
Breakeven point across all agencies; 1 Year
Disclaimer: This tool only looks out 20 years and does not Include replacement costs for
infrastructure,public utifftie5, or anfurded transportation needs lrr the project area. Maf-e
Ofonmadoo about the COMPASS f7scaf Impact roof is available at:
hms.L11compassidaho.orglfr5caf-fmgact-tools
Short-Tern, Funded Capital Projects
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Source: The COMPASS Transportation Improvement Program(TIP). The TIP is a short-range (seven-year)
budget of transportation projects for which federal fends are antreipated,along with non-federally funded
projects that are regitioaffy signifxant and is avaifabie at:
http.s./Icompassidaho.org/transiportation-imPrDvement-prDqraml
City of Meridian I Department Report IV. City/Agency Comments &Conditions
F. Irrigation Districts
1. Nampa&Meridian Irrigation District
https:llweblink.meridianciiy.orglWebLinkIDocView.aspx?id=392677&dbid=0&repo=Meridi
anCi
C. West Ada School District(WASD) or Other District/School
a �
±vA West Ada
SCHOOL DISTRICT
i
May 20,2025
RE:Rockwell Greens Subdivision H-2025-0002 ALT,AZ,PP
Dear Meridian City Planners:
West Ada School District has experienced significant and sustained growth in student enrollment during the last
ten years. Based on current enrollment data specific to the area surrounding this proposed development,we
estimate a development consisting of412 single-family units and 0 multi-family units could house approximately
202school aged children.Approval of this application will affect enrollments at the following schools in West Ada
School District.
Enrollment Ca aci
Pleasant View Elementary Schaal 783 625*
Star Middle School 1046 100O
Owyhee High School 1836 1800
*Program Capacity
West Ada School District supports economic growth; however, growth fosters the need for additional school
capacity. Future developments will continue to have an impact on the district's capacity.Should a school exceed
capacity,to meet the need foradditional school capacity in this area one or more of the following may need to be
implemented:
• Trans porting students to an alternate school: tl avai'--lb--c a=sr-oms.Elementary students may be bussed
to the Staror East Meridian area schools dire to pessicle er-oliment caps,
• Attendance area adjustments if there Is availability in a nearbyschool.The Long Range Planning Committee
will reconvene in September 2025to consider needed adjustments.
• Passage of a bond may be needed in the next 5-8 yearsto build new schools and fit the enrollment needs.
• Portable clas5nooms placed onthe propertyat the Middle or High School.Please note the option of addinga
portable is not applicable at Pleasant View Elementary dueto space constraints.
West Ada School District requests developers' consideration for providing safe walkways, bike paths, and
pedestrian access for our students to schools and community resources.
Sincerely,
Miranda Carson,
Director of Planning and Transportation
City of Meridian I Department Report IV. City/Agency Comments &Conditions
H. Ada County Highway District(ACHD)
MInVA,0,11d, t
+lexls Pickrng Vke-Presiont
4entGoldthorp CorrrvmlWner�CVpvc
McKinnoy,Car isjonmr
1-4& Pa M[&Nilsson,Cwrwnisslaner
Date: August 11,2025
To: Laren Bailey
Staff Contact Kara Leigh Troyer,Planner
Project Description: Rockwell Neighborhood
Trip Generation: This development is estimated to generate 3,638 vehicle trips per
day,260 vehicle trips per hour in the PM peak hour based the traffic impact study.
-I"- wism1no ri Yes
on
ACHD Policies If yes, is m itigati 7
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City of Meridian I Department Report IV. City/Agency Comments &Conditions
I. Idaho Transportation Department(ITD)
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V. FINDINGS
A. Annexation(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;
The Commission finds annexation of the subject site with the R-15 zoning designation is
consistent with the Comprehensive Plan Medium Density Residential FLUM designation for
this property, if the Applicant complies with the provisions in Section IV.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the lot sizes and layout proposed will be consistent with the purpose
statement of the residential districts in that housing opportunities will be provided consistent
with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the map amendment will not be detrimental to the public health,
safety and welfare if the applicant complies with the provisions in Section IV.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The school district states the schools in the zone are beyond district capacity. This proposed
development will impact Pleasant View Elementary, Star Middle, and Owyhee High, which
are already at or over capacity with the current enrollment. West Ada School District is
currently under construction for a new elementary school in Star and will be adjusting the
school boundaries, which is anticipated to relieve the overcrowding, but these impacts have
not been realized yet. Due to WASD indicating that the schools are anticipated to have more
capacity at the time this development gets its first occupancy, the Commission find that the
map amendment will not result in adverse impacts.
5. The annexation(as applicable)is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City if the
property is developed in accord with the provisions in Section IV.
B. Alternative Compliance(UDC 11-513-5E)
In order to grant approval for an alternative compliance application,the Director shall determine
the following:
1. Strict adherence or application of the requirements are not feasible; or
Due to State Highway 16 having an overpass over W. McMillan Road, to meet the
requirements for developments along state highways the applicant would be required to
engineer and construct a structure exceeding thirty(30)feet in height. The director finds that
this makes adherence to the standards in UDC 11-3H-4 not feasible.
City of Meridian I Department Report V. Findings
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The applicant has requested alternative compliance with the mitigation standards outlined in
UDC 11-3H-4 for developments near federal and state highways. Their proposal includes a
six-foot berm topped with a six-foot wall to mitigate noise, alongside the use of enhanced
building materials designed to meet stricter sound-attenuation standards. However, the
applicant is requesting that these enhanced building materials be evaluated at the building
permit phase. The director finds that the alternative compliance provides an equal to or
superior means of meeting the requirements if the applicant provides enhanced landscaping
in the form of one(1) tree per twenty(20)feet along SH-16, increases the vegetation
coverage to 8001o, and provides details for the enhanced building material with the final plat
submittals.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The director finds the alternative means will not be material detrimental to the public welfare
or impair the intended uses and character of the surrounding properties if the applicant
follows the provisions in Section IV.
C. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Commission finds the proposed plat is generally in conformance with the UDC if the
Applicant complies with the conditions of approval in Section IV.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The Commission finds public services can be made available to the subject property and will
be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's Capital Improvement Program.
4. There is public financial capability of supporting services for the proposed development;
The Commission 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 Commission finds the proposed development is not detrimental to the public health,
safety, and general welfare if the applicant complies with the provisions in Section IV.
6. The development preserves significant natural, scenic or historic features.
The Commission finds the development does not have any significant natural, scenic, or
historic features that need to be preserved.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the requested annexation and preliminary plat per the conditions of
approval included in Section IV in accord accordance with Findings in Section V.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on June 5',2025. At the public
hearing,the Commission moved to recommend approval of the subject Annexation,Preliminary Plat
and Alternative Compliance requests.
1. Summary of Commission public hearing:
a. In favor: Hethe Clark
b. In opposition: None
c. Commenting. None
d. Written testimony: Shawn Freeman and Craig Cooper both have concerns with the proposed
density,traffic, school overcrowding, and decline in quality of life.
e. Staff presenting application: Nick Napoli
f Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. The Commission discussed the proposed densi . being higher than that of the neighboring
subdivision that also abut SH-16. This spurred a further discussion about traffic but the
Commission determined that after hearing the proposed build out is 50-60 homes a,year,
they felt the effects would be phased.
4. Commission change(s)to Staff recommendation:
a. The Commission adopted the changes proposed by Staff as reflected above.
5. Outstandingissue(s)for City Council:
a. Density of the subdivision along SH-16,traffic concerns along McMillan Road, school
overcrowding, and whether the timing of the subdivision is correct.
- Condition 2c: Provide a stub road in alignment with N. Gallson Avenue to parcel
#SO429417250.
-DA Provision E: Align the southernmost entrance along N. Ersatz Place with the curb cut
approved with the Cole Valley Christian School project. Provide documentation of this with
the final plat.
C. City Council:
Pending
City of Meridian I Department Report I.
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C. Service Accessibility Report
Overall Score: 17 3rd Percentile
Criteria Description
Location Within 1/2 mile of City Limits YELLOW
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Floodplain Either not within the 100 yr floodplain or a�- E-, GREEN
Emergency Services Fire Response time < 5 min. GREEN
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Pathways Within 1/4 mile of current pathway;; GREEN
Transit Not within 1/4 of current or future transit rc.ate RED
Arterial Road Buildout Status Ultimate configuration (*of lanes in master street= YELLOW
plan) > existing (# of lanes) & road IS in 5 yr%,-c--< slar
School Walking Proximity Within 112 mile walking GREEN
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School Drivability Middle or Elementary School within 1 mile driving GREEN
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Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
A Concept Plan (date: 3/5/2025)
ROCK ELL GREENS SUBDIVISION
PRELIMINARY PLAT LANDSCAPE PLAN M€RI61AN- ID
City of Meridian I Department Report VII. Exhibits
E. Landscape Plan(date: 3/5/2025)
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F. Qualified Open Space Exhibit(date: 3/6/2025)
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City of Meridian I Department Report VII. Exhibits
G. Preliminary Plat(date: 3/6/2025)
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H. Building Elevations(date: 1/23/2025)
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
I. Annexation Legal Description& Exhibit Map
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City of Meridian ! Department Report VII. Exhibits