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Home My WebLink AboutCC - Staff Report Page 1 HEARING DATE: 10/21/2025 TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: Brundage Estates Subdivision No. 2 FP-2025-0023 LOCATION: Generally located on the east side of S. Linder Rd., 1/2 mile south of W. Victory Rd., in the west 1/2 of Section 25, T.3N., R.1W. I. PROJECT DESCRIPTION Final plat consisting of 36 buildable lots and 11 common lots on 12.57 acres of land in the R-4 zoning district for the second phase of Brundage Estates Subdivision. II. APPLICANT INFORMATION A. Applicant: Shari Stiles, Engineering Solutions – 1029 N. Rosario, Suite 100, Meridian, ID 83642 B. Owner: Centers Farm, LLC – P.O. Box 7156, Boise, ID 83707-1156 C. Representative: Same as applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (H-2016-0001) in accord with the requirements listed in UDC 11-6B-3C.2. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2, the number of buildable lots cannot increase and the amount of common area cannot decrease. The street layout shown on the approved preliminary plat had to be reconfigured to meet the current ACHD Policy Manual requirement that local street intersections with a collector roadway be offset 330’ from centerline. This change resulted in two (2) fewer buildable lots in Phase 1 and one (1) STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT additional building lot in Phase 2 for a total of one (1) less buildable lot overall; and 1.2 acres more qualified open space in Phase 1 and 1.32 acres more qualified open space in Phase 2 for a total of 2.52 acres more than shown on the approved preliminary plat. Because the number of buildable lots has not increased and the amount of common open space has not decreased, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. Page 3 V. EXHIBITS A. Preliminary Plat (dated: 01/06/16) B. Final Plat (dated: 9/7/25) Page 5 C. Landscape Plan (dated: 8/7/2025) Page 7 Page 9 Page 11 Page 13 Page 15 Open Space Calculations Provided by Applicant: Brundage Estates No. 1 – Preliminary Plat Qualified Open Space: 0.85 acre - Local street 8-foot-wide landscape buffers: 0.39 acre - Collector buffer: 0.24 acre - Arterial buffer (50%): 0.18 acre - Pedestrian Path: 0.04 acre Brundage Estates No. 1 – Final Plat Qualified Open Space: 2.05 acres (17.64%) - Local Street 8-foot-wide landscape buffers: 0.41 acre - Collector buffer: 0.38 acre - Arterial buffer (50%): 0.22 acre - Pedestrian Path: 0.06 acre - Grassy common area: 0.36 acre Brundage Estates No. 2 – Preliminary Plat Qualified Open Space: 0.64 acres - Local street 8-foot-wide landscape buffers: 0.51 acre - Collector buffer: 0.13 acre Brundage Estates No. 2 – Final Plat Qualified Open Space: 1.96 acres (15.59%) - Local street 8-foot-wide landscape buffers: 0.51 acre - Collector buffers: 0.75 acre - Multi-Use and Pedestrian Pathways: 0.30 acre - End block buffers: 0.40 acre VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall comply with all previous conditions of approval associated with this development [AZ-13-014; H-2016-0001; A-2018-0231; TECC-2020-0001; TECC-2022- 0001; TECC-2024-0002; H-2024-0031 (DA Inst# 2024-070384]. 2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2) years of the City Engineer’s signature on the previous phase final plat as set forth in UDC 11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer’s signature, the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by Engineering Solutions, stamped on 9/7/2025 by Clinton W. Hansen, shall be revised as follows: a. Note #11: “A portion of Lot 22 of Block 2 areis servient to and contains the Ada County Highway District storm water drainage system. These lots areThis lot is encumbered by . . .” b. Graphically depict the portion of Lot 22, Block 2 covered by the storm water drainage system easement described in Note #11. c. Note #12: Include the recorded instrument number of the ACHD temporary license agreement. d. Note #13: Include the recorded instrument number of the CC&R’s. e. Note #15: Include the recorded instrument number of the ACHD development agreement. A revised plat shall be submitted with the final plat signature application. 5. The landscape plan shown in Section V.C, dated 8/7/2025, shall be revised as follows: a. Include additional landscaping along the pathway on Lot 20, Block 2 and Lot 10, Block 3 in accord with the standards listed in UDC 11-3B-12C. b. The fencing type along the rear lot lines of Lots 20 and 21, Block 1 adjacent to the common lot (i.e. Lot 19, Block 1) where the Calkins Lateral has been piped shall be changed to an open vision or semiprivate fence up to six (6) feet in height or four (4) feet in height if closed vision fencing is used [an additional two (2) feet in height of open vision fencing may be provided to the top section of the fence], per UDC 11-3A-7A.7b. A revised landscape plan shall be submitted with the final plat signature application. 6. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 7. All fencing shall comply with the standards of UDC 11-3A-7C. 8. All development shall comply with the dimensional standards for the R-4 zoning district listed in UDC Table 11-2A-6. 9. All homes constructed shall be generally consistent with the conceptual elevations included with the development agreement (Inst. #2024-070384). 10. The rear and/or sides of homes facing W. Harris St. (Lots 3, 4 and 21, Block 3) 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 Page 17 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. 11. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster at 208-887-1620 or for more information. 12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. 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