Loading...
HomeMy WebLinkAboutLatitude Forty-Three Sub. H-2024-0059 Findings CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAWC�WE Nt AND DECISION& ORDER In the Matter of the Request for Annexation of 17.27-Acres of Land with R-8(13.78-acres),R-15 (2.42-acres) and C-N(1.07-acres)Zoning; and Preliminary Plat to Re-Subdivide Lots 7,21 and 22, Magic View Subdivision Amended into 79 Residential Lots, 1 Commercial Lot and 11 Common/Other Lots on 15.97-Acres of Land in the R-8,R-15 and C-N Zoning Districts for Latitude Forty Three Subdivision,by Rodney Evans+Partners,LLC. Case No(s).H-2024-0059 For the City Council Hearing Date of: April 7,2026(Findings on April 21,2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 7, 2026,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 7,2026,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of April 7,2026, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 7,2026, 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(LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR LATITUDE FORTY THREE-AZ,PP H-2024-0059 - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 7,2026, 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 amended request for annexation(14.39 acres R-8 zoning; 1.43 acres R-15 zoning; and 1.69 acres C-N zoning)and preliminary plat(69 residential building lots, 1 commercial building lot and 11 common/other lots on 17.50 acres)is hereby approved with the requirement of a development agreement per the provisions in the Staff Report for the hearing date of April 7, 2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner,and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR LATITUDE FORTY THREE-AZ,PP H-2024-0059 -2- property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(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 §§ 67-652 1(1)(d)and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of April 7, 2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR LATITUDE FORTY THREE-AZ,PP H-2024-0059 -3- By action of the City Council at its regular meeting held on the 21 st day of April,2026. COUNCIL PRESIDENT JOHN OVERTON VOTED COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER LIZ STRADER VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) John Overton, Council President 4-21-2026 Attest: Chris Johnson 4-21-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: Dated: 4-21-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR LATITUDE FORTY THREE-AZ,PP H-2024-0059 -4- EXHIBIT A COMMUNITY DEVELOPMENT ( 'rjWE IDEPARTMENT REPORT �/ HEARING 4/7/26 legend - ¢ DATE: Continuedfrom: 516125, 81121 Project location 9116125, 1113126, 2124126 -.Area of Impact TO: Mayor&City Council i= city Limits OAnalysis FROM: Sonya Allen,Associate Planner - 208-884-5533 - sallen@meridiancity.org U J -b r _ - _ _ , APPLICANT: Rodney Evans+Partners,LLC 1 ; SUBJECT: H-2024-0059 Latitude Forty Three Subdivision—AZ, PP , LOCATION: 675, 715 and 955 S. Wells St., in the east 1/2 of Section 17, T.3N.,R.IE. I. PROJECT OVERVIEW A. Summary Annexation of 17.27-acres of land with R-8 (13.78 14.39-acres),R-15 (2 Q11.43.-acres) and C-N(1-.0-7 1.69-acres)zoning; and Preliminary Plat to re-subdivide Lots 7,21 and 22,Magic View Subdivision Amended into-9 69 residential lots, 1 commercial lot and 11 common/other lots on 15.97 17.50-acres of land in the R-8,R-15 and C-N zoning districts. Note:Since the original submittal, the plat was revised to include all public streets—private streets are no longer proposed; and the number of building lots were reduced from 81 residential lots, I commercial lot and 12 common/other lots to-169 residential lots, I commercial lot and 11 common lots. The latest plan revisions on 3131126 include a future east/west collector street through the site between the Fivemile Creek and Wells Circle; updated conceptual building elevations for Phase 1 (north of the creek); an updated open space& amenity exhibit; and updated annexation legal descriptions,per the updated exhibits in Section VII below. B. Issues/Waivers Per UDC 11-3A-6C.1, fencing along all natural waterways (i.e. Fivemile Creek) shall not prevent access to the waterway. In limited circumstances and in the interest of public safety, larger open water systems may require fencing as determined by the City Council,Director and/or Public Works Director. The Fivemile Creek bisects this site.A cross-section and photo of the creek is included below in Section VII.I,which depicts the approximate existing and finished grade on both sides of the creek,the slope and a 4' tall retaining wall on the south side of the creek. The slope on the north side is approximately 3:1,which meets the accessibility and maintenance standards for stormwater facilities in UDC 11-313-11C.6 of a 3:1 slope or less—Staff recommends the north side remain open and not be fenced. The slope on the south side is approximately a 4:1 slope,which exceeds acceptable accessibility and maintenance standards—Staff recommends the south side is fenced with a 6' tall wrought iron fence for public safety in accord with UDC 11-3A-6C.3,unless City of Meridian I Department Report the slope can be modified to 3:1 or less,in which case the creek should be accessible and not fenced.Council should consider Staff s recommendation and determine if it is appropriate. C. Recommendation Staff. Approval with the provisions included below in Section IV. D. Decision Council: Pending II. 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 dwellings - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning R-8(Medium Density Residential)(13.78 14.39-acres),R- 15 (Medium High-Density Residential)(2A4 1.43-acres) and C-N(Neighborhood Business)(4-.W 1.69-acres) Existing Future Land Use Map Medium Density Residential(MDR)&Mixed-Use VILA.3 Designation Neighborhood(MU-N) Table 2: Process Facts Description Details Preapplication Meeting date 8/20/2024 PREAPP-2024-0128 Neighborhood Meeting 10/7/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No • Access Access is proposed via E. Gentry Ln.and E.Wells Cir., local public streets;an emergency access only is proposed via E.Magic View Dr.through a common lot/driveway at the north end of the development.Public streets are proposed internally. • Traffic Level of Service Meets ACHD's planning thresholds Traffic Impact Study(Y/N) No(not required by ACHD) ITD Comments Received Yes—ITD requests a Traffic Impact Analysis(TIA)be provided as the development size and proximity to SH-55 will impact the State Highway system.A TIA was submitted and is being reviewed by ITD. Meridian Fire No comments received Meridian Police No comments received Meridian Public Works Wastewater Sewer is available from Wells St.;located in the Five Mile sewer shed(see conditions) Meridian Public Works Water Water is available at site;each phase will need to be modeled to verify minimum fire flow pressure is maintained(see conditions). See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. City of Meridian I Department Report III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Comprehensive Plan: Thirteen(13) acres of the subject property is designated on the Future Land Use Map(FLUM)in the Comprehensive Plan as Medium Density Residential(MDR) and the remaining 4.4-acres is designated Mixed Use—Neighborhood(MU-N). The MDR designation allows for dwelling units at gross densities of three(3)to eight(8) dwelling units per acre. The purpose of the MU-N designation is to allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses.Land uses in these areas should be primarily residential, comprising between 30% and 60%of the development area with gross densities ranging from six(6)to 12 units per acre(of the residential area),with supporting non-residential services. Multiple residential product types are desired within a single-mixed use area(see pp. 3-20& 3-21 in the Comprehensive Plan for more info).Non-residential uses in these areas tend to be smaller scale and provide goods or services that people typically do not travel far for and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is critical in these areas. Tree-lined streets are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3D in the Comprehensive Plan(see pp. 3-20 through 3-21 for more information on mixed use land uses and specifically MU-N uses in the Comprehensive Plan). A total of 7-9 69 single-family residential detached homes on the property—59 in MDR and 20 in MU- N—at an overall gross density of 4.85 dwelling units/acre in the residential areas of both designations. A gross density of 4.50 dwelling units/acre is proposed on the 13-acre MDR designated portion of the site and a gross density of 6.06 dwelling units/acre is proposed on the 3-acre residential portion of the MU-N designated area of the site,which is consistent with the density desired in the Comprehensive Plan for both designations. Residential uses are proposed over 75%of the MU-N designated portion of the site with narrow 30-foot wide building lots with an average lot size of 2,791 square feet.A commercial pad is proposed on the remaining 25%of the MU-N designated area. Only one housing type(i.e. single-family detached)is proposed in the MU-N area,which Staff supports due to the small size of the site.A street pattern grid is proposed with blocks below 600-feet in length as desired. Staff recommends tree-lined streets are provided along local streets within the MU-N designated area in accord with the Comprehensive Plan.Although the percentage of proposed residential uses is 15%higher than desired in the MU-N area, Staff feels it's appropriate for the site as Staff envisions the area to the east of Wells St. and along Magic View Dr. developing with a higher percentage of commercial uses,which should average out. Office uses exist to the south across E. Wells Cir. and an assisted living facility exists northeast of the site in the MU-N designated area. As only a small portion of the MU-N designated area has developed, Staff anticipates more of a variety of uses being provided in this area in the future when the remainder of the larger MU-N area develops or redevelops. Annexation& Zoning: Annexation of 17.27-acres of land is requested with R-8 (13.78 14.39-acres),R-15 (2.42-1.43-acres) and C-N+.P 1.69-acres)zoning districts per the legal descriptions and exhibit maps included below in Section VII.C. The area proposed to be zoned R-8 is mostly located in the MDR designation with a small portion where the creek is located in the MU-N designation;the area proposed to be zoned R-15 and C-N is located entirely within the MU-N designation. City of Meridian I Department Report Preliminary Plat: A Preliminary Plat is proposed to re-subdivide Lots 7,21 and 22,Magic View Subdivision Amended into-1 f 2residential lots, 1 commercial lot and 11 common/other lots on 15.97 17,0-acres of land in the R-8,R-15 and C-N zoning districts. The plat is proposed to develop in two(2)phases as shown on the preliminary plat in Section VII.D. The minimum lot size proposed in the R-8 district is 4,646 square feet(s.f.)with an average lot size of 5,629 s.£;the minimum lot size in the R-15 district is 2,730 s.f. with an average lot size of 2,791 s.f. The C-N zoned lot is 29,634 s.f. The proposed plat layout provides a good transition in lot sizes/widths to Snorting Bull Subdivision No. 2 (aka Woodbridge)to the west with some lots only being slightly off-set; Staff recommends the Applicant consider revising the plat so that lot lines entirely align with adjacent lot lines as requested by abutting property owners. 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: Proiect Overview Description Details History This property was included in Magic View Subdivision Amended plat as Lots 7,21 and 22.An annexation request was previously approved for this property in 2019, but the development agreement wasn't signed and consequently the property wasn't annexed(1-1-2019-0127 Andorra Senior Living).Another annexation request, which included a preliminary plat and a conditional use permit for an assisted living facility, was denied by Council in 2021 as it was deemed to not be in the best interest of the City [Wells Street Assisted Living/Andorra (H-2021-0024)J. Phasing Plan 2 phases Physical Features The Five Mile Creek crosses the southern portion of this property. Acreage 15.97 17.50-acres Lots -79 0 single-family residential building lots, 1 commercial lot and 11 common/other lots B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site,all previous structures have been removed. There are existing trees on the site that may require mitigation in accord with the standards listed in UDC 11- 3B-lOC.5, the landscape plan should be revised to include mitigation information, as applicable. 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached dwellings are listed as principal permitted uses in the R-8 and R- 15 zoning districts,per UDC Table 11-2A-2.An end-user has not yet been identified for the C-N zoned lot; allowed uses are listed in UDC Table 11-2B-3 for the C-N zoning district. 3. Dimensional Standards (UDC 11-2): See UDC Tables 11-2A-6 and 11-2A-7 for dimensional standards of the R-8 and R-15 zoning districts, and UDC Table 11-2B-3 for dimensional standards of the C-N zoning district. City of Meridian I Department Report C. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Compliance with the structure and site design standards in UDC 11-3A-19 is required for the non- residential portion of the development. The pathway proposed through the common area in the residential area on the southern portion of the site should extend into the non-residential portion of the site and provide a pedestrian connection to the building entrance to promote pedestrian mobility within the mixed use development. The proposed commercial structure is required to comply with the non-residential design standards listed in the Architectural Standards Manual(ASM);the proposed single-family detached structures are exempt from design standards. In accord with the Comprehensive Plan,non-residential buildings should transition to and compliment adjacent residential buildings in mass and form; and transitions between different land uses should include highly connected open space. 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-4-3-27): The proposed development is consistent with the following Comprehensive Plan policies and goals: • Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices (policy#2.02.00); and • Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. (pg. 3-18) 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 2.28-acres)qualified open space is required to be provided within the development based on 15.18-acres of land in the residential area. Open space is required to comply with the quality standards listed in UDC 11-3G-3A.2 and the qualified open space standards listed in UDC 11-3G-3B. The Applicant proposes a total of 2-47-2.51-acres (or 16.5%) qualified open space consisting of active and passive areas that include open grassy areas exceeding 5,000 square feet in area with a natural waterway(i.e. the Fivemile Creek) and linear open space as shown on the open space exhibit in Section VII.I. Amenities totaling a minimum of three(3)points are required to be provided based on 15.18-acres of residential development area. Site amenities totaling 4-2-6_5 points(pts.) are proposed from the Quality of Life,Multi-Modal and Recreation Activity categories as shown on the exhibit in Section VII.I as follows: • Quality of Life: tQ picnic areas on a site 5,000 s.f. or greater in size(2 4 points total); and a dog waste station(0.5 point. Per UDC 11-3G-4C.5, a picnic area is required to include tables,benches, landscaping,and a structure for shade. Per UDC 11-3G-4C.10,a dog waste station is an installed in the ground fixture with waste disposal bags and trash receptacle. • Recreation Activity Area: tot lot(1 point), pew}and approximately 700�950-feet of 10-foot wide multi-use pathway [under'/4 mile (1,320 ft.)=0 points). City of Meridian I Department Report 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. • Multi-Modal: bicyclepair station(point) The bicycle repair station is required to be a fixed installation with tools and an air pump per UDC 11-3G-4F.2. i. The proposed common open space and site amenities meet and exceed UDC standards for such. ii. Landscapin is s 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 first phase of development consists of the land north of the Fivemile Creek and will include the picnic,playground and multi-use pathway amenities;the second phase consists of the land south of the creek and will include a picnic area. 3. Landscaping (Comp Plan, UDC 11-3B): Attractive landscaping and pedestrian friendly design is proposed within the development 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 11-3B. i. Landscape buffers alongstreets reets A 10-foot wide street buffer is required along local streets(i.e. S.Wells St.,Wells Cir., and S. Longitude Dr.) on the C-N zoned lot(i.e. Lot 14,Block 5)per UDC Table 11-2B-3; landscaping is required to be installed within the buffer in accord with the standards listed in UDC 11-3B-7C with development of the subdivision. The landscape plan submitted with the final plat application should include landscaping and calculations that demonstrate compliance with these standards. An 8-foot-wide perimeter street buffer is proposed along E.Magic View Dr. and S. Wells St., local streets. Although street buffers aren't required along local streets in residential districts,a minimum setback of 10-feet is required for fences along streets. Therefore,the buffer should be widened as needed to provide a minimum 10-foot wide setback for the fence as measured from the property line in accord with UDC 11-3A-7C.3. 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 11-3B-7C.2a and should be depicted on the plat. ii. Storm inte rag tion Stormwater integration is required in accord with the standards listed in UDC 11-3B-11 C. A Geotechnical Recommendation Report was submitted with this application and is included in the project file. iii. Pathway landscapes Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. A 5' wide landscape strip is depicted on the landscape plan along both sides of the proposed multi-use pathway; a mix of trees,shrubs,lawn, and/or other vegetative ground City of Meridian I Department Report cover should be provided within the landscape strips next to the pathway. A minimum of one(1)tree is required per 100 linear feet of pathway. Staff recommends the required trees are spread out more evenly for shade purposes at approximately one(1)every 100'. A calculations table should be included on the landscape plan submitted with the final plat application that demonstrates compliance with the aforementioned standards. iv. Common open space Common open space areas are required to be landscaped in accord with the standards in UDC 11-3G-5B and maintained in accord with the standards in UDC 11-3G-5C. Calculations should be included on the landscape plan submitted with the final plat application that demonstrate compliance with these standards. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each dwelling unit based on the number of bedrooms per unit in accord with the standards for single-family detached dwellings in UDC Table 11-3C-6. On-street parking is available along both sides of internal public streets. Off-street vehicle parking is required to be provided for non-residential uses in accord with the standards in UDC 11-3C-6B.1. Bicycle parking is required per the standards in UDC 11-3C-6G. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Several conceptual building elevations were submitted for the proposed single-story and 2-story single-family detached residential homes for each of the lot sizes proposed,included in Section VII.H below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, shake siding, smooth panel siding, and fenestration with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the quality of development proposed. Single-family detached residential structures are exempt from the design standards in the Architectural Standards Manual(ASM). Conceptual elevations were not submitted for the commercial structure on Lot 14,Block 5. The commercial structure is required to comply with the non-residential design standards in the ASM. 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 fencing proposed on the site should comply with the standards listed in UDC 11-3A-6 and 11- 3A-7. A variety of fencing types are proposed as shown on the landscape plan in Section VII.F below. All existing perimeter fencing will either be retained and protected or replaced;the developer will coordinate with all affected neighbors. Per UDC 11-3A-6C.1,fencing along all natural waterways shall not prevent access to the waterway.In limited circumstances and in the interest of public safety,larger open water systems may require fencing as determined by the City Council,Director and/or Public Works Director.A cross-section and photo of the creek is included below in Section VILI, which depicts the approximate existing and finished grade on both sides of the creek,the slope and a 4' tall retaining wall on the south side of the creek.Approximately a 3:1 slope is shown on the north side of the creek.Because the slope on the north side meets the slope requirements in UDC 11-3B-11C.6 for accessibility and maintenance of stormwater facilities of 3:1 or less, Staff recommends this side remain open and not be fenced in accord with UDC 11-3A-6C.1 but recommends a 6' tall open vision wrought iron fence is installed along the south side of the creek for public safety since the slope in that area exceeds acceptable City of Meridian I Department Report standards for accessibility unless the slope can be modified to be 3:1 or less—Council may determine otherwise. Fencing depicted along S.Hickory St. on Lots 6 and 7,Block 3 and Lots 5 and 6,Block 2 and along E.Magic View Dr.and S.Wells St.is required to be setback a minimum of 10' from the street side property line per UDC 11-3A-7C.3. The maximum fence height in the required front yard including the front and side yard property lines shall be 3-feet for a closed vision fence and 4-feet for an open vision fence per UDC 11-3A-7C.2.The fencing plan and landscape plan should be revised accordingly to comply with UDC standards. Side yard fences that follow the side yard property line are only allowed where the side setback is five or greater per UDC 11-3A-7C.5.This restriction applies to the R-15 zoned lots if a 3' setback is proposed. 7. Parkways (UDC 11-3A-17): No parkways are proposed;however, Staff is recommending detached sidewalks with parkways for tree-lined streets are provided in the MU-N designated portion of the site in accord with the standards for such in UDC 11-3A-17. D. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACHD did not require one. Due to the development size and proximity to SH-55,impacts to the State Highway System are anticipated. The SH-55 corridor is already congested and this project will increase the number of vehicle trips. Therefore,the Idaho Transportation Department(ITD)has requested a Traffic Impact Analysis (TIA)be submitted for this development and may make further comments upon review of the TIA. The developer is working on this request. Residents in Woodbridge Subdivision to the west have expressed concern pertaining to the high volume of traffic currently passing through their neighborhood between S.Locust Grove Rd. and E.Magic View Dr.via E.Woodbridge Dr.for access to S.Eagle Rd. and the negative impact the proposed development will have,which will exacerbate an already challenging situation. To alleviate this,the Applicant is not proposing public access via E. Magic View Dr.to discourage cut- through traffic. Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): The bridge(#1224) over the Five Mile Creek on S. Wells Street is scheduled in the IFYWP to be replaced in 2029. The bridge is currently designed to match existing facilities,which do not include bicycle lanes or pedestrian walkways;however,the width of the bridge will accommodate these improvements in the future when adjacent properties redevelop and provide these facilities. ACHD will require a road trust from the developer for the cost of these improvements and include them in their project if this development goes forward. 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 "*Magic View Drive 712-feet Local 80 NA Commercial "Wells Street 1,575-feet Local N/A NA Commercial "Wells Circle 344-feet Local N/A N/A Commercial **ACHD does not set level of service thresholds toy local streets_ Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): City of Meridian I Department Report 1. Access is proposed for the site via existing and proposed local public streets. Access to the northern portion of the development is proposed via S. Wells St. from E. Gentry Ave., existing unopened right-of-way. An emergency only access is proposed via E. Magic View Dr. at the northern boundary of the site via a common driveway on Lot 22,Block 1.Access to the southern portion of the development is proposed via S. Wells St. and E.Wells Cir. Two(2) stub streets are proposed to the west to be extended with future development for access and interconnectivity with adjacent developments;no stub streets exist to this property. Local 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." 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan. A 10' wide segment of the City's multi-use pathway system is proposed from S. Wells St. to the west along the north side of the Fivemile Creek and to the north and west property line for connection to the existing pathway in Woodbridge Subdivision, in accord with the Plan.A pathway stub is also provided to the property to the west(Parcel#R5443010202)for future extension. 3. Pathways (Comp Plan, UDC I1-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8 and in accord with the site specific geotechnical report for light duty paving per UDC 11-3B-12C.3. In the case where no geotechnical report is available pathways shall be built using two and one-half(2.5) inches of asphaltic concrete over four(4) inches of crushed aggregate base over ten(10)inches of structural subbase over compacted subgrade. Materials and methods shall conform to ISPWC standard specifications. Pathways are depicted on the landscape plan through the internal common areas for pedestrian access to amenities and the commercial pad on the south end of the site. A multi-use pathway is stubbed to the west boundary of this property from Woodbridge Subdivision. 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 attached sidewalks are proposed along all local streets within and adjacent to the development. As noted above, Staff recommends detached sidewalks with landscaped parkways are provided in the MU-N designated portion of the site in accord with the Comprehensive Plan. in the interim of the bridge being r-eplaeed aer-ess the Fivemile Creek, Staff F-eeemmends a minimum 5' vi de temper-anf asphalt patkway is provided aleng Wells St. if there is adequa4e afea alongside th a ACHD confirmed there isn't adequate area for the pathway. 5. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. Common driveways: Three(3)common driveways are proposed,which are required to comply with the standards listed in UDC 11-6C-3D. Common driveways should be paved with a surface with the capability of supporting fire vehicles and equipment.A common driveway exhibit is included in Section VII.E below that depicts the setbacks,building envelope and orientation of the lots and structures. Block face: All of the proposed block faces comply with the required standards. The subject property should be subdivided prior to submittal of any building permit applications for the phase of development in which they are located. City of Meridian I Department Report E. Services Analysis See Service Accessibility Report in Section VII.B 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. The Fivemile Creek, a natural waterway,bisects this site within a 100' wide easement and should remain open and be protected during development. Building lots do not and should not encroach within the easement.A cross-section of the creek is included in Section VII.I below that shows the approximate existing and finished grade on both sides of the creek, slope and a 4' tall retaining wall on the south side of the creek. A portion of this site is located within the floodway in zones X and AE. A floodplain permit is required before any grading in the floodplain begins.Floodplain permits are required for each building in the floodplain along with elevation certificates certifying lowest floor elevation is 2 feet above base flood elevation. 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. 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 I1-3A-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 available at the site and sewer service is available from S. Wells St. Each phase of the development will need to be modeled to verify minimum fire flow pressure is maintained. 5. Topography This property slopes down to the center from the north and the south ends of the site as shown on Sheet 3 of the plat. 6. Hazards Staff is unaware of any hazards that exist on this site other than the Fivemile Creek,which may present a danger to young children. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement(DA)shall be required as a provision of the Annexation and Zoning application. Prior to approval of the annexation ordinance, a new DA shall be entered into between the City of Meridian,the property owner at the time of annexation ordinance adoption, and the developer. A final plat application shall not be submitted until the annexation 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 annexation request. The new DA shall incorporate the following provisions: City of Meridian I Department Report i. Future development of the subject property shall be generally consistent with the 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 phase of development in which they are located. iii. The pathway through the common area in the residential portion of the Mixed Use— Neighborhood(MU-N)designated portion of the site shall extend into the non-residential portion of the site and provide a pedestrian connection to each of the main building entrance to promote pedestrian mobility within the mixed-use development in accordance with the Comprehensive Plan. iv. Tree-lined streets with detached sidewalks shall be provided in the MU-N designated portion of the development in accordance with the Comprehensive Plan for MU-N designated areas. v. Administrative design review shall be required for the commercial structure in accord with the non-residential design standards in the Architectural Standards Manual. The non-residential building shall transition to and compliment adjacent residential buildings in mass and form in accord with the Comprehensive Plan. Single-family detached structures are exempt from design standards. vi. A minimum 17-foot rear building setback shall be provided for lots along the west property line abutting lots in Woodbridge Subdivision with the allowance of a 12-foot rear setback for patio covers. 2. The final plat shall include the following revisions: i. Graphically depict the 14-foot-wide public pedestrian easement for the multi-use pathway with the recorded instrument number of the easement. ii. Depict a 10-foot-wide street buffer along S.Wells St.,Wells Cir., and S. Longitude Dr. on the C-N zoned lot(i.e. Lot 4-4 1,Block 3 6)per UDC Table 11-2B-3, 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 11-3B-7C.2a. iii. Depict detached sidewalks with parkways in the MU-N designated portion of the site in accord with the standards listed in UDC 11-3A-17 and the Comprehensive Plan. iv. Perpetual ingress/egress shall be required for the common driveways 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. v. Widen the street buffer along E. Magic View Dr. and S. Wells St.to allow for a 10-foot wide minimum setback from the property line for perimeter fencing along streets in accord with UDC 11-3A-7C.3. Vi. west or-eptFP vii. The construction of S. Longitude Ave. shall comply with ACHD standards for commercial local streets. viii.Additional right-of-way shall be dedicated at the intersection of Equator Dr./Wells St.to accommodate a future roundabout or signalized intersection as required by ACHD. City of Meridian I Department Report 3. The landscape plan shall include the following revisions: i. Depict tables,benches, landscaping,and a structure for shade for the picnic area amenity, in accord with UDC 11-3G-4C.5; include a detail for these items. ii. Depict commercial grade play equipment scaled and designed for the use and safety of younger children for the tot lot;benches for seating shall be provided nearby in accord with UDC 11- 3G-4D.3; include a detail for these items. iv. The 5-foot-wide landscape strips along pathways shall include a mix of trees, shrubs, lawn, and/or other vegetative ground cover as set forth in UDC 11-313-12C;trees should be spaced out more evenly for shade purposes at approximately one(1) every 100 linear feet, additional trees beyond the minimum number may be provided. v. Depict landscaping within minimum 10-foot wide street buffers adjacent to local streets on Lot 4-4 1,Block-5 6 and 20-foot-wide street buffers adjacent to the collector street in accord with the standards listed in UDC 11-3B-7C. vi. Fencing along S. Hickory St. on Lots 5 and 6,Block 2 and Lots 6 and 7,Block 3 shall be depicted a minimum of 10-feet from the street side property line per UDC 11-3A-7C.3. vii. The maximum fence height in the required front yard including the front and side yard property lines shall be 3-feet for a closed vision fence and 4-feet for an open vision fence per UDC 1I- 3A-7C.2;revise accordingly. viii.Include a calculations table that demonstrates compliance with the standards for landscaping within street buffers (UDC I I-3B-7C), along pathways(UDC I 1-313-12C)and within common open space areas(UDC 11-3G-5B). ix. Depict detached sidewalks with parkways for tree lined streets in the MU-N designated portion of the site in accord with the standards listed in UDC I 1-3A-17 and the guidelines in the Comprehensive Plan. x. Widen the street buffer along E. Magic View Dr. and S. Wells St.to allow for a 10-foot wide minimum setback for perimeter fencing from the property line in accord with UDC 11-3A- 7C.3. xi. Remove the fencing depicted along the north side of the Fivemile Creek and depict 6-foot tall wrought iron fencing along the south side of the Fivemile Creek for public safety,unless otherwise modified by City Council. xii. Depiet a minimttm 5 feet wide temper-afy asphalt pathway along Wells St. if there is ade"ate area alongside the &Eisfiag read.ACHD confirmed there is not adequate area for a pathway. xiii.Include mitigation information for existing trees on the site that are being removed with development in accord with the standards listed in UDC 11-313-1OC.5, as applicable. west pr-epgft:�. xv. Include a detail of the dog waste station installed in the ground with waste disposal bags and trash receptacle in accord with UDC 11-3G-4C.10. xvi.Include a detail of the bicycle repair station that depicts a fixed installation with tools and an air pump per UDC 11-3G-4F.2. City of Meridian I Department Report 4. The common driveways shall be constructed in accord with the standards listed in UDC 11-6C-3D and building setbacks shall be as shown on the common driveway exhibit in Section VII.E. 5. All pathways shall be constructed in accord with the site-specific geotechnical report for light duty paving per UDC 11-313-12C.3. In the case where no geotechnical report is available pathways shall be built using two and one-half(2.5)inches of asphaltic concrete over four(4) inches of crushed aggregate base over ten(10)inches of structural subbase over compacted subgrade. Materials and methods shall conform to ISPWC standard specifications. 6. Submit a 14-foot-wide public pedestrian easement for the multi-use pathway on this site prior to submittal of the final plat for City Engineer signature. 7. Off-street parking shall be provided for all single-family residential dwellings in accord with the standards for such listed in UDC Table 11-3C-6. 8. The Fivemile Creek shall remain open as a natural amenity and shall not be piped or otherwise covered in accord with UDC 11-3A-6 and shall be protected during development. 9. All waterways, except natural waterways (i.e.the Fivemile Creek),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. 10. Wayfinding address signage shall be provided at the public street for homes accessed via common driveways(i.e. Lots 6-8 and 19-20 and 31-32,Block 1). 11. A floodplain permit is required before any grading in the floodplain begins. Floodplain permits are required for each building in the floodplain along with elevation certificates certifying lowest floor elevation is 2 feet above base flood elevation. 12. Side yard fences that follow the side yard property line are only allowed where the side setback is five or greater per UDC 11-3A-7C.5. This restriction applies to the R-15 zoned lots if a 3-foot side setback is proposed. 13. Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the first phase final plat within two (2)years of City Council's approval of the preliminary plat; or a time extension may be requested as set forth in UDC 11-613-7. Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: hyps://weblink.meridianciU.org/WebLink/browse.aspx?id=367307&dbid=0&repo=MeridianCit 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 City Council finds the proposed map amendment and development plan generally complies with provisions of the Comprehensive Plan pertaining to transition in density, residential densities and compatibility with adjacent uses. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; City of Meridian I Department Report The City Council finds the proposed amendment to the R-8 and R-15 zoning districts is consistent with the purpose statement of the residential districts in that it contributes to the range of housing opportunities in this area 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 will not result in an adverse impact upon the delivery of services by any political subdivision providing public services, including the school district based on 2024-2025 student enrollment numbers. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation with the recommended conditions of approval is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) 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 with the conditions contained herein. 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. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; ACHD is planning to construct a new bridge across the Fivemile Creek in the CIP; no other improvements are planned. Other than that, 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 finds the Fivemile Creek, which crosses this site, should be preserved and protected during development of this site. The City Council is unaware of any other such features that exist on this site but if any others exist, they shall be preserved. City of Meridian I Department Report VI. ACTION A. Staff: Staff recommends approval of the proposed AZ and PP requests with the requirement of a development agreement and the conditions of approval included above in Section IV. B. The Meridian Planning&Zoning Commission heard these items on April 3,2025.At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Ben Semple,Rodney Evans+Partners,LLC b. In opposition:None C. Commenting: Robin McCulley d. Written testimony: Ben Semple,Rodney Evans+Partners,LLC; Robin McCulley, Cassy Peck; Celeste Fox; Kathleen Lewis; Tanya Bader, Erin Russell; Raymond Spencer e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony_ a. The existing fence along Woodbridge's east boundary(the site's west boundary)is crooked and doesn't lie on the property line in many places due to the location of existing trees&poor construction; request for details on what the plan is for fencing along the west boundary of the site—desire for vinyl fencing not to be an approved material in this area; b. The high volume of traffic goingthrough hrough Woodbridge subdivision between Locust Grove&Eagle Roads,which will worsen with more homes beingdeveloped eveloped in this area; long wait times at the intersection of Eagle/Allen at the traffic signal and safety concerns—request for this area to be rezoned for non-residential uses; c. Privacy issues with 2-story homes being built next to sin lg e-story homes; and question if 2-story homes will have windows facing adjacent rear yards; d. Request for the developer to provide details in writing of their planned building setbacks on lots next to Woodbridge to be included in the DA; e. Request for the developer to address what future builders can do to prevent drainage issues on abutting lots in Woodbridge due to the higher elevation of the subject ro e f. Ms. McCulley expressed concern about a tree located along her rear property line and how it would be impacted by a new fence. 3. Key issue(s)of discussion by Commission: a. General consensus the proposed development will fit in well with the existing residential development to the west(i.e. Woodbridge); b. Recognition of the traffic issues in this area; c. Agreement with Staff s recommendation pertaining to fencing along the Fivemile Creek. 4. Commission change(s)to Staff recommendation: a. At Staff s request,the Commission included new conditions requiring mitigation. information to be included on the landscape plan for existing trees on the site that are being removed with development in accord with the standards listed in UDC 11-3B- 1 OC.5, as applicable; and removal of the sidewalk along the west side of Longitude Dr. with provision of ROW to the west property, line. 5. Outstandingissue(s)ssue(s) for City Council: a. Council should determine if the fencing recommended by Staff along the Fivemile Creek is appropriate as set forth in UDC 11-3A-6C. City of Meridian I Department Report C. The Meridian City Council heard these items on May 6,August 25 and September 16,2025 and January 13,February 24 and April 7,2026, At the public hearing on April 7',Council voted to approve the project with the conditions in the staff report as revised during the hearing. 1. Summary of the City Council public hearjng: a. In favor: Ben Semple,Rodney Evans+Partners.LLC: Ian Connak Kimley-Horn b. In opposition:None C. Commenting: Robin McCulley(representing Woodbridge Subdivision),Tree Bernt, Tanya Bader,Janet McDougal,Afton Pieper,Karen Rice,Philip Bode,Mike Seaman. Raymond Spencer,Kyle George,Deborah Henderson,Celeste Fox.Marilyn Nelson d. Written testimony: Celeste Fox,Robin McCulley,Cassandra Peck,Raymond Spencer. Michelle Seusv,Valerie Stefan, Erin Russell,Catherine Carson.Clayton&Whitney Fike.Jan McIntyre Bollard e. Staff presenting application: Sonya Allen, Caleb Hood,Bill Parsons. Steve Siddoway f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: a Requests the developer provide details of their planned building setbacks next to neighbors on Woodhaven St. that will be part of the DA;requests clarification about what the builders can do to prevent drainage issues on lots that abut homes in Woodbridge that are at a lower elevation: and concern pertaining to the perimeter fencing along the east boundary of Woodbridge. b. Concern pertaining to the existing fence-along-the east boundary of Woodbridge—the developer hasn't yet discussed the matter with neighbors, -c- Concern pertaining to the increase in traffic in an already congested area and lack of a fencing solution along the shared property line with Woodbridge: and concern pertaining to lack of privacy with 2-story homes abutting her single-story home. h Concern pertaining to the proposed scale&building setback of homes along the boundary of the site abutting homes in Woodbridge and lack of privacyquest for 20' setback for single-story homes& 30' for 2-story homes. Concern pertaining to the quality of homes built in this development if the current builder drops out—request for the opportunity for the City&the public to review any future changes to the elevations in the event the home builder and/or ownership changes to avoid a potential"bait& switch". -c- Rye uest for Council to consider if the proposed development is a good fit for this area. f. The need for more connectivity in this area. Not in favor of the updated elevations proposed by the Applicant for the first phase of development. h Request for Council to deny the imposed development without a solution to the traffic issues in this area, specifically the cut-through traffic through Woodbridge Subdivision, before approving more development which will exacerbate the issue. i Concern pertaining to the safety of children within the Woodbridge d�pment with traffic speeding through the subdivision. Request for the Traffic Impact Analysis requested by ITD to be completed prior to any final decision being made on this development. k. Concern pertaining to the grade difference of the proposed project,which is higher than the elevation of Woodbridge subdivision—request for a greater setback of at least 20' be required. 1. The developer committed to a 20' setback for 2-story homes with the allowance of a covered patio with a 12' setback to single-story homes as a DA provision. On 4/7 the developer changed their commitment to reflect a 17' rear building setback with the allowance of a 12' setback for patio covers on lots along the west property ly ine. m. The developer of the northern portion of the development.KB Homes, committed to leaving the west property line as-is if desired by the neighbors. City of Meridian I Department Report 3. Key issue(s)of discussion by City Council: a Opinion Council doesn't have the right information before them to make a decision on this application at this time—the traffic issue in this area needs to be resolved before approving a development plan for this property. b. Discussion about continuing the project to a later hearing date in order to allow additional time to gather information in hopes of finding a path forward on the transportation issues in this area. One solution might be allowing the northern portion of the development abutting Woodbridge Subdivision to move forward with development. while delay d�pment of the southern portion until a solution to the traffic issue is identified in case revisions to that portion of the development plan are needed. C. The possibility of closing off the main thoroughfare through Woodbridge at the east entrance via E. Magic View Dr.with bollards or a gate for emergency access only Councilman Cavener requested HOA President Robin McCulley discuss the possibility with the Woodbridge neighborhood and report back at the next hearing. Planning Staff was also directed to send a letter to ACHD(Caleb Hood.Deputy Director sent letter to ACHD on 3/27/26� d. Council directed the Applicant to submit updated conceptual building elevations with materials; meet with the neighbors to work through some of the questions and concerns brought up at the hearing; provide an update update on the Traffic Impact Analysis—if it's been completed and submitted to ITD; re-design residential along future collector street (alternative D modified between the creek&Wells Cir.—330' offset from collector to local streetl. V=� Supportive of the changes to the development plans. 4. City Council change(s)to Commission recommendation. a. Changes to conditions as recommended by Staff based on revised plans; and inclusion of a DA provision requiring a 17' rear building setback with the allowance of a 12' setback for patio covers on lots along the west property line on lots abutting Woodbridge Subdivision. City of Meridian I Department Report ' � 1 rye ■ �. �' , YL FRANKLIN - 7a ■ter - .. _r '� RE NJ 84 uj WWII OVERL-AND - a HIM _ . . -• • •• , FRANKLIlN ' w MEN �� i■■■■ ■■■�■�����ic�1 W ■ rrru nnn�. . 0 ■i ��r■rorl,C �iR� i M�1���■u E � �_ r+, Zc IIIC 'r'1111A1�1�ii ����„yfrnC �o OVERL-AND .J a -• • •• FRANKL-I�N � �++ _�� � ■��1111111 . W 1 rlu•► s!r i�� �ul.lfllllllll� L`�uUAllAl�ll`S!l°JJ , C i��i *�i�/iii:::�••� mom nT-1 111'1'r � flrrr _ m ON ERLA Legend Project L. . . emu■■�� v�.� Area of ••-F City Limits FRANKL=IN Planned - :��,....;a ■■■�■�■■■■■►�� , iME Analysis I�ir� ���1�I■lII.ISU�' ��,■■■■■����■�,%/1111111� . �\■�i milli .11111®■ ■■■■■ ��i11 1111�is� r���finn���.1 -_ - ��` ale: se o zf•e•ee'S d��♦f�el��'Ir I�q '�• � �i �' 11111►�■■■��rd r� � �� =W �,�`�� ������►nui�ini������► �Q��/ERL-A'N D 1 �Q, iron nnn.a ■�■■ �■ W 1 B. Service Accessibility Report PARCEL RS"3010220 SERVICE ACCESSIBILITY Overall Scare: 26 121 st Percentile Location Within 112 mile of City Limits YELLOW Ex6ension Sewer Trunkshed mains < 500 ft,from parcel Floodplain Either not within the 100yr floodplain or> 2 acres Emergency Services Eire Response time 5-9 min. YELLOW E me,g ency Services Police M eets response fti me g oal s most of the ti me Pathways Within 114 mile of current pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets plan) matches existing(4 of lanes) School Walking Proximity Within 112 mile walking Eithera High School or College within Z miles OR a School Driwability Middle or Elementary School within 1 nilie Jrivino (existing or future) Park Walkability No park within walking distance by parktype Re xxt gerernRd nn 42-21-202;b}-h#ERIE3- sAen City of Meridian I Department Report C. Annexation Legal Description & Exhibit Map—T-04F-REVISED KimleyoHorn October 10, 2024 Latitude Forty Three Annexation Description Lots 7,21 and 22 of the Amended Magic View Subdivision,filed in Book 52 of Plats at Pages 4445-4448,Ada County Records, being located in the East Half of Section 17, Township 3 North.Range 1 East,Boise Meridian. City of Meridian,Ada County. Idaho.being more Particularly described as follows: Commencing at the Center Quarter of Section 17,Township 3 North, Range 1 East, Boise Meridian,from which the North Quarter Corner of said Section 17 bears forth 60023'48" East. 2,557.09 feet;said Commencing Point being the Southwest Corner of said Lot 22; Thence along the Lot Lines of said Lots 7.21 and 22 the following nine{9}courses and distances; 1. North 00'23'48" East.a distance of 901,42 feet; 2. South 80009'03"East a distance of 409.00 feet; 3. North 09'50'57" East.a distance of 25.00 feet; 4. South 80009'03" East a distance of 312.19 feet; 5. South 16'49'09"West, a distance of 802.30 feet; 6. South 09036'26"East.a distance of 824.91 feet: 7. North 89015'33"West. a distance of 373,45 feet; 8. North 00'01'21"West, a distance of 773.67 feet; 9. North 89'57'50"West, a distance of 252.88 feet to the POINT OF BEGINNING of this description. Containing 752,265 square feet or 17.27 acres of sand, LAB A 1 ov p - 0- i City of Meridian Department Report NORTH QUARTER SECTION 17. CP&F 11)1161IN% LINE TABLE ; + NO. BEARING LENGTH �t.` L2 LS N00°2349'E 901.42' L2 S84°09'93'E 409.0IY 00 L3 H1M'50"57'E 25-00' L4 S80°C9WE 312-19' L5 S1$=49T@ W E02-34' }i a L15 SCrV38U2TE 824.91' r L7 N99`IT33'W 373AT f t t LB NQ4°flT'21-W 773.97' 1 L9 NW5T50-W 252.BO' f I L9 _ CENTER QUARTER A � EAST QUARTER SECTION 17. SECTION 17. CPBF 102099257 CPBF 111D554175 4 ti�11 ti 1 � � t � - L7 - - LEGEND LAAO S r : BOUNDARY LINE SECTION LINE NORTH — — — REGHT-of-WAY LINE QUARTER CORNER GRAPHIC SCALE IN FEET l 0 15D 300 600 D 4 19 4 x 'PROJECT: T:ZE ke W: 10130m0 rimleyMorn LATITUDE 43 SrM-E 1"=3w 1tC0&M210�T EXHIBIT "B" onTE: fWfQ21724 ow IOAIId&WO A NNEXA TION SHEET: �wMr#`wn ears SHEET 2 OF 2 City of Meridian I Department Report L 1' _ 1 1 [p GO l� IL �r I f I 1 , IrI i I � I I. i --�- - - - I � a z 0 C7 City of Meridian Department Report EXHIBIT "►4" R-8 ZONING Lots 7 and 22, and a portion of Lot 21 of the Amended Magic View Subdivision, filed in Book 52 of Plats at Pages 4445-4446, Ada County Records, being located in the East Half of Section 17, Township 3 North, Range 1 East: Boise Meridian, City of Meridian, County of Ada, State of Idaho, being more particularly described as follows- BEGINNING at the Center Quarter of Section 17, Township 3 North, Range 1 East, Boise Meridian, from which the North Quarter Corner of said Section '17 bears North 00°2348" East, 2657.09 feet; THENCE along the lot lines of Lots 7, and 22 and the extension thereof North 00°23'48" East, 926.76 feet to the Centerline of Magic View Circle,- THENCE along the centerline of said Magic View Circle South 80°09'03" East, 725.35 feet to the intersection of the Centerline of Magic View Circle and the Centerline of Wells St.; THENCE along said Centerline of Wells St_ South 16049'09" West. 802.30 feet; THENCE continuing along said Centerline South 09°36'26" East, 418.30 feet; THENCE leaving said Centerline North 8901544" West, 305.74 feet to a point on the lot fine of Lots 20 and 21: THENCE along the lot line of Lots 20 and 21 North 00°01'21" West, 373.66 feet to the Lot Corner common to Lots 20, 21, and 22, THENCE along the lot line common to Lots 20 and 22 North 89057'50" West, 252.88 feet to the POINT OF BEGINNING and the END OF THIS DESCRIPTION. Containing 626,707 square feet or 14.39 acres, more or less. The Basis of Bearings for this description is based on the Idaho Coordinate System of 1983, West Zone; NAB 83 and was established from found Ada County Brass Cap monument marking the Center Quarter Comer of Section 17 and the found Brass Cap monument marking the North Quarter Comer of said Section 17, which bears North 00°23'48" East, a distance of 2657.09 feet. Refer to Exhibit"B' attached he and by this reference made a part of ,¢p LAiv Prepared by: Lumos &Associates, Inc. 209 Brad Daley, PLS 20908 8727 W. Ardene Street, Suite `102 Boise, I D 83709 Or City of Meridian I Department Report EXHIBIT "A" R-1 5 ZONING A portion of Lot 21 of the Amended Magic View Subdivision, fled in Book 52 of Plats at Pages 4445-4446, Ada County Records, being located in the East Half of Section 17, Township 3 North„ Range 1 East, Boise Meridian, City of Meridian, County of Ada, State of Idaho, being more particularly described as follows: COMMENCING at the Center Quarter of Section 17, Township 3 North, Range 1 East, Boise Meridian, from which the North Quarter Corner of said Section 17 bears North 00°2348" East, 2657_09 feet; THENCE along the lot line common to Lots 20, 21 and 22, South 89057'50' East, 252.88 feet; to the corner of lots 20, 21, and 22; THENCE along the lot line common to Lots 20 and 21, South 00°01'21" East, 373.66 fleet; THENCE departing said lot I�ne South 89'15'44" East, 169.55 feet to the POINT OF BEGINNING; THENCE continuing South 890'15'44" East, 136.20 feet to a point on the Centerline of Wells St; THENCE along the Centerline of said Wells St, South 09°36'26" East, 406.61 feet to intersec#ion of Wells St. and Wails Circle; THENCE along the Centerline of said Wells Circle, North 89'15'33'West, 186.53 feet; THENCE departing said Centerline of Wells Circle, North 00044'16" East. 242.66 feet; THENCE North 09°36'26" East, 126.39 feet; THENCE North 00°44'16" East, 33.00 feet; to the POINT OF BEGINNING and the END OF THIS [DESCRIPTION. Containing 62,162 square feet or 1.42 acres, more or less. The Basis of Bearings for this descrlptton is based on the Idaho Coordinate System of 1983, West Zone, NAD 83 and was established from found Ada County Brass Cap monument marking the Center Quarter Comer of Section 17 and the found Brass Cap monument marking the North Quarter Corner of said Section 17, which bears North 00°23'48" East, a distance of 2657.09 feet Refer to Exhibit"13" attached hereto and by this reference made a part of. 4 LAND Prepared by: Lumos &Associates, Inc. � Brad Daley, PLS 20908 2090 8727 W. Ardene Street, Sulte 102 Boise, ID 83709 JN LA26.321 Cr City of Meridian I Department Report EXHIBIT "A" C-N ZONING A portion of Lot 21 of the Amended Magic View Subdivision, filed in Boob 52 of Plats at Pages 4445-4446, Ada County Records, being located in the East Half of Section 17, Township 3 North; Range 'I East, Boise Meridian, City of heridian, County of Ada; State of Idaho, being more particularly described as follows: COMMENCING at the Center Quarter of Section 17, Township 3 North, Range 1 East, Boise Meridian, from which the North 0uarter Corner of said Section `I7 bears North 00023'48" East, 2657.09 feet; THENCE along the lot line common to Lots 20, 21 and 22,, South 89°57'50" East, 252.88 feet, to the corner of lots 20, 21, and 22; THENCE along the lot line common to Lots 20 and 21, South 00'q,1'2`1" East, 373.66 feet to the POINT OF BEGINNING: THENCE departing said lot line South 89'15'44" East, '169.55 feet, THENCE South 00044'16" West, 33.00 feet; THENCE South 09°36'26° East, 126.39 feet; THENCE South 00'44'16' West, 242.66 feet to a point on the Centerline of Wells Circle; THENCE along the Centerline of said Wells Circle, North 89015'33" West, 186.93 feet to a point on the intersection of Wells Circle and the extension of the lot line common to Lots 20 and 21; THENCE along the lot line and the extension thereof, North 00001'2`I" West, 400.02 feet; to the POINT OF BEGINNING and the END OF THIS DESCRIPTION. Coritainirig 73,673 square feet or 1.69 acres, more or less. The Basis of Bearings for this description is based on the Idaho Coordinate System of 1983, West Zone, NAI) 83 and was established from found Ada County Brass Cap monument maT-king the Center Quarter Cornier of Section '17 and the found Brass Cap monument marking the North Quarter Corner of said Section 17, which bears North 00°23'48" East, a distance of 2657.09 feet. Refer to Exhibit"B" attached hereto and by this reference made a part of_ Prepared by: Lumos &Associates, Inc. � � LAND � Brad Daley, PLS 20908 8727 W_ Ardene Street, Suite '102 Boise, ID B3709 JN t.A2s.321 2 CF �D n � City of Meridian I Department Report LINE TABLE NORTH QUARTER CORNER SECTION 17,T3N,R'lE,BM LINE BEARING LENGTH CP&FINST-NO.1041619&4 L3 Nd°23`48"E 926.76' Ln L4 S90'09'03'E 725.35' ¢ w L5 S16`49'09"VV 602.30' w L4 LL- cc L6 S9°36'26"E 418.30' L7 N89°15'44"W 305.74' d o L8 NO`01'21"W 373.56' L9 N89°57'50"W 252.68' L10 S89°15'44"E 169.55' Lll SO444'16"W 33.04' L12 S9°36'26"E '126.39' EAST QUARTER CO RNE R L13 S0"44'16"W 242.56' SECTION 17,T3N,R1E,BM CP&F INST_NO.2023026700 L14 N89`15'33'W 166.93' L15 Na°01'21"W 400.02' — — L9 L16 S69°15'44'E 136.20' L17 S9°36!26 406.61 CENTER QUARTER - GARNER SECTION 17, L18 N89`15'33TV 166.52' T3N.R1E, 3M CF&F INST_NO.102069257 L7 LEGEND L30 ��s iI � � I ZONING LINE r i SECTION LINE i FOUND SECTION CORNER,AS NOTED LAIV L14 LI S c- 20 300' 150' fl 300' 600' SCALE: 1"=300' EXHIBIT "B" DATE-412026 675 SOUTH WELLS ST. L[f111 as MERIDIAN, ID SCALE: 1"=300' GASELICATES,3Ur PORTION OF SEC. �17, T3N, R1E, BM 8727 W.AR ME STREEY,&URE 19i2 3 JOB NO- LA26 321 TEL 2M47�1.9 a ADA COUNTY IDAHO City of Meridian I Department Report A Preliminary Plat&Phasing Plan—REVISED Y n 41-N01'HSIIOItl9Y1 �r� I VJVI••�{(Malwi� 1�3Hs a311dQ IJa�tNWIS 33l1+1 hLA 3IX1111a'1 ■ "y H O � 40,000000 LL g i i R i x � o � IN UNT a W a € � W W Q A €U LF Of 2! 0 o O =y`p ti 8� j LIJs � oeINNw W m J QcaG� 1�IT! p�� ` �f � asaaas�❑ ran w z II HlAi' �,JF wo � � Uj z uy� g am _ 51 Y H � y desaw8x pS�91 Rai N 'd�E€:�:E�E�3:$E��S�e�:��s ���32x pe iq6 6�•p City of Meridian Department Report ra.a.a.�.a Wrov...lo � s1 � _LL.µn 1..,, oha�i'lnJa�aia3n _ x $ ��}j¢ II�� 1 y� M.!_/H((<I lLLIi S�iY13Q pY4Y 4C moyinrwlMW f iC ! 0 NOISIN�9"!y^33f1-11 AL�JOS 3O'1111V7 :[ anmowawwown.o z i Ili J N T— EIt. LO �� C ,� w u J .J [7 � N i] U N N Y' N w ... N of J W O 7 W � 2 W W FN- 4N- z w z CC qw � E 1 ' V gg N IWL w 1e1+ N g City of Meridian Department Report 1 ! III 4 * Y k El v ❑ o I � I 1 ❑ I ' I � r +�! ❑ ❑ ❑❑ ❑ ❑ ❑ ,4 ❑ ❑ 0 ❑ ❑ El nil Ej El ' I A ' � © 00000 ❑ oo ❑ © ❑ ❑ ' gaagg g El Ul w ` w==- tArn��tri�autwL iaaN o No w Kimley*w Horn EX6TINGCONOMONSi _.s, City of Meridian I Department Report o :.,..._... i 1. __ .l .,�Y�, J++ r m 1 , +3 s6m .��.• o��;'�_+ i � }�a 4i psa I vC +r I !: _ •'A'-- .a rr BI e�F --0. �Xf�•lµ 7 � �666e yr a� +r rQ { _� � � o7 e J nj g� _.� L� rt���zf• 1• a� �r J.Jr Y �x - kgr:• I'n .e e m '•'++1V 'yam- Rib -an Imo. I ' 'RN kow� ' +' :'y� `� '••jf IL It ,I � �a �� pew .L•. '-� _ r A ��. ,�_ ` ,�• _..� r �- I,mk. 7 I ..•fP. A+it 3 - .• '.4 al 7. L77- T. oil' Ill MINI Nd1CH13HESEEgIE[f OS S S E g tl ¢ A ��.. u,MVEFORTY s, Kimley>»Horn 5 J..o,� PREL hIfMAFtY PLAT i i� aue 0k•� Glcg6F:RE _ .f+ fH r PER,aau IQw,o R �[ oru Ml/, �oNFM�ER 4rH�a• City of Meridian Department Report r 0 �3� r�� .IIATCH591E 2�E 31fET(1� ;Imo''y �''i :r ff `--------�.--•--- I �v� _ 51: 3a sS+IFNa.E GREFi( e r `may ---- _--�� .i--- -+ -- Aq- I. I I iwll :x" I �z [ •�`�fiti f� kg^ _ 8 I I r rn� x gm m I i I iii —py �XXS��kk. '� • I I I it ga _I Gg, I c I i " I gin I aaaaGeesaaeaeeaagaaa � aasaac � caas,: s G 7 ysiag@ �s � s � � � � ii6Ga � K1@G � E � � " e � •Eel -:ey ,� � � � £ GyG � Fr4 � � a � 66Fre � 5GG & ; FaG6F; 5 � um� HALEE 1V�C" leim ey> Horn Ul ¢ p a PRELMf2Y PLAT ml NMENAµ IDAHO — — City of Meridian Department Report E. Common Driveway Exhibit ------------------------� -0 I I'"_a II a $ iaAleurano uavc I I Vill l 7 •o s hi I +'I I I, yH , W77----Atl0 I I _ J L II � _ I � I SOME II! H 111 N I ��.. ri Ir• { — � �., i±fil£MiSflON , �RI[���,I I I fr--- ' • III (n rvo II 1` // I- -- .., LL t< M I I I t7 r— Ll J I U O �3�HlNpIL r f � , I o F� r � o I I HWOx 'xJ` Molyvi 1 ,i I XR 340H� ------------ City of Meridian Department Report F. Landscape Plan&Fencing Plan(dated: 3/4 7�.2rcv2-5 4&a 26)—REVISED o000 Jim SaoI�N a a �... — E - b 1 QQ = Gay 11 11 � 11111 m s � I I u _ w I � 1 F, I � 1 � I 1 I I F-1 + I REM No LATITUDE FORTYTHREESUBDIVISION KimlerMorn o P VERALL LANDSCAPE PLAN COLO K_ MERIDIAN,IDAHO eCUEM:Nn City of Meridian Department Report hll.p MINN i0lih 11 j- H! CD J'o > .IN > 1* r rn m 01zrn >-n 9 Lk ig u v �M-xm > '111,1W Mzm > R z I N cn C/) mm 0 U) r;u 0 mo >c N > -u >m m ZQMO Z r-< --4 >C/) i z I" PH Pq u SUM!, H I A or pf q -1 I gill] 21 LAnTUDE FOffFf THREE SUBOWION Kimley))Hor n OVERALL LANDSCAPE MERDML IDAHO City of Meridian Department Report RPM I SS Ir I r 1 I, I � / r f I + r --------------------------- 1 V E.GENTR?'11J. ' DpODO� p r . �` - W%TCMNESEE3EF W HUI 0Dal 19# max,A �� 00C�00 �� � 1 � � 5 g gg git Igg fii yI �� IA-nTJIIEFORFY THREE SUED �ml ,�Harn 9 _ LANDSCAPE PLAN r nffxlowrr.JanHo City of Meridian Department Report Elm e rTO a I 4 AT'FLI4 EE�-CFlFff12 '• � If A I t5 E.ECIUATCR DA l i 71 .L l :. k: MIA-sGR +_- LL 0 ^B 9s s F L4T1TllCEFaRTY THREE 3L1961VtSI0N KIml ry»)Horn LANDSCAPE PLAN! �\ �r• x�new MERIDLAN.7CRFI6 City of Meridian Department Report A q 9 ZO VIEW NII €�HH1 i r' I --- -- '. ---- 6 '1 I 1 I Z— � I I I I I IA I g� I ❑ 11 of I LATflUDE FORTY THREE SUBDIVISION Kimley>>Horn Enc n FENCE LAYOUT e ..1DIAN.IDAHO BEM xrx City of Meridian Department Report G. Open Space& Site Amenity Exhibit-REVISED 3�4� q & � ❑E�3 9 e i �I "s Rfill, ° s if Wig 14F 8Y N A - - z I W v gs w �> s p� ag KN WELLS GIR. �� f� LATITUDE FORTY THREE SODDIVISIOH Kimley>»Horn - oT OPEN SPACE PLAN ug MERIDIAN,IDAHO City of Meridian Department Report H. Conceptual Building Elevations Phase 1 -REVISED PWF ■■n + - ✓„-ice.,. -- � ^�� City of Meridian Department Report Phase II• 24-foot-wide product for lots in Phase 2 (optional garage width does not apply): NOT APPROVED—Future structures will front on Wells St.with a rear garage = q. City of Meridian Department Report I. Fivemile Creek Cross-Section& Photo a I I I , 4 r I I m g $ -- nanoivnosa -i- ---1-7 I J_j 1 ........................ ti ,♦ b 8:5 ti m � I 1 1 .......................... --- -............. ■ i i i i q. 7 +I ❑ City of Meridian Department Report 3 i f Y� i pl III A � t y v 1 t 110, 41 344�ll "a 8 Sy l � � a ��• ,/, ..ram �.�, •''l�'�'r' q' 1j� City of Meridian Department Report