Hill's Properties/Century Farm School CPAM-15-001 AZ-15-004 RZ-15-007 By action of the City Council at its regular meeting held on the 2314 day of ,
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED
COUNCIL VICE PRESIDENT KEITH BIRD VOTED
COUNCIL MEMBER DAVID ZAREMBA VOTED Irk._
COUNCIL MEMBER JOE BORTON VOTED 9(,A.-
COUNCIL MEMBER LUKE CAVENER VOTED (gLO.-
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
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Mayor Ta /e Weerd
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Attest:
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Copy served upon Applicant,The Planning Division,Public Works Department and City Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).CPAM-15-001;AZ-15-004;RZ-15-007
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EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 1
STAFF REPORT
HEARING DATE: June 16, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: CPAM-15-001; AZ-15-004 – Hill Properties
RZ-15-007 – Century Farm School
I. SUMMARY DESCRIPTION OF APPLICANTS’ REQUEST
The applicants, Martin Hill and Hill & Hill Properties, have submitted an application for an amendment to
the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 87.01
acres of land from Low Density Residential to Mixed Use – Neighborhood. Annexation and zoning (AZ) of
78.62 acres of land with R-8 (39.83 43.2 acres) and C-N (38.79 35.4 acres) zoning districts is also proposed.
The applicant, Brighton Investments, has submitted an application for a rezone (RZ) of 8.39 acres of land
from the R-8 (Medium Density Residential) to the C-N (Neighborhood Commercial) zoning district. See
Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM, AZ and RZ applications based on the Findings of Fact
and Conclusions of Law in Exhibit B of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on May 21, 2015. At the public
hearing, the Commission moved to recommend approval of the subject CPAM, AZ and RZ requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. Modify DA provision #1.1.e to allow the 2 existing homes in the C-N district to remain until
redevelopment occurs, rather than be zoned R-8; and not require them to hook up to City services.
ii. Modify DA provision #1.1.b to allow an extension of the hours of operation in the C-N district for the
YMCA to open at 5 am rather than 6 am.
iii. Modify DA provision #1.1.g.viii to allow a net density in the R-8 zoned portion of the development to
be 4-8 units/acre consistent with the Hill’s Century Farm development immediately to the south,
rather than 6-8 units/acre.
iv. Include a provision in the DA that a landscape buffer to residential uses is not required adjacent to
the Hill home at the southeast corner of the site as buffering will be achieved through the adjacent
City park, YMCA and school complex and the property will eventually be part of the YMCA site (see
DA provision #1.1.h).
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 2
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on June 16, 2015. At the public hearing, the Council
approved the subject CPAM, AZ and RZ request.
a. Summary of City Council Public Hearing:
i. In favor: Mike Wardle; Bruce Gestrin
ii. In opposition: Keith Miller
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: Steve Siddoway
b. Key Issues of Discussion by Council:
i. The Park’s Department’s request for a public street to be provided along the north side of the
park when the property north of the park is developed.
c. Key Council Changes to Staff/Commission Recommendation
i. Council approved the applicant’s proposed development agreement provision in regard to the
Park’s Department’s request for a public street along the north side of the park as follows,
“Planning of the C-N property north of the park and YMCA shall consider appropriate
visibility, parking and emergency access to the future neighborhood park.” (see provision
#1.1.g.xiii in Exhibit B)
ii. Council added a provision to the development agreement that requires the annexation area to
be subdivided prior to issuance of any building permits beyond those required for the
development of the school, YMCA and park site as shown on the concept plan (see provision
#1.1.i).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CPAM-15-001;
AZ-15-004; RZ-15-007, as presented in the staff report for the hearing date of June 16, 2015, with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CPAM-15-001;
AZ-15-004; RZ-15-007, as presented during the hearing on June 16, 2015, for the following reasons: (You
should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPAM-15-001; AZ-15-004; RZ-15-007 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the east side of S. Eagle Road and the south side of E. Amity Road, in
the northwest ¼ of Section 33, Township 3 North, Range 1 East.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 3
B. Applicant:
Martin L. Hill; Hill & Hill Properties; and Brighton Investments
c/o 12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Owner:
Same as applicants
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a comprehensive plan map amendment, annexation and zoning, and
rezone. A public hearing is required before the Planning & Zoning Commission and City Council on
these matters, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: May 4, and 18, 2015 (Commission); May 25 and June 8, 2015
(City Council)
C. Radius notices mailed to properties within 300 feet on: April 30, 2015 (Commission); May 26, 2015
(City Council)
D. Applicant posted notice on site by: May 11, 2015 (Commission); June 1, 2015 (City Council)
VI. LAND USE
A. Existing Land Use(s): The existing land use of this site is single-family rural residential/agricultural,
zoned RUT in Ada County and R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. Amity Road, an assisted living facility, rural residential /agricultural properties and a future
school site, zoned RUT in Ada County
South: Single-family residential properties in the development process (Hill’s Century Farm), zoned R-8
East: Rural residential/agricultural properties, zoned RUT in Ada County
West: S. Eagle Road, rural residential/agricultural property, zoned RUT in Ada County
Northwest: An Idaho Power substation is located at the southeast corner of Eagle and Amity roads,
zoned RUT in Ada County.
C. History of Previous Actions:
In 2014, an 8.39 acre portion of the site, located at the south boundary, was annexed (AZ-14-012)
with an R-8 zoning district and included in the Hill’s Century Farm preliminary plat (PP-14-014).
Development of this property is currently governed under the development agreement for Hill’s
Century Farm Subdivision, recorded as Instrument #2015-003138. This portion of the site is
proposed to be rezoned to C-N for an elementary school.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 4
D. Utilities:
a) Location of sewer: Sanitary sewer is available within the vicinity and will need to be extended by
the developer.
b) Location of water: Water service is available within the vicinity and will need to be extended by the
developer.
c) Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site.
2. Hazards: NA
3. Flood Plain: This property does not lie within the Floodplain Overlay District.
VII. COMPREHENSIVE PLAN ANALYSIS
EXISTING MAP DESIGNATION:
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the subject land for
Low Density Residential (LDR) uses (see Exhibit A.2).
The LDR designation allows for the development of single-family homes on large lots where urban services
are provided. Uses may include single-family homes at gross densities of 3 dwelling units or less per acre.
PROPOSED MAP DESIGNATION:
The applicant proposes to change the FLUM designation on the subject property from LDR to Mixed Use –
Neighborhood (MU-N) (see Exhibit A.2).
The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to avoid predominately single-use developments by
incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-
residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service
that people typically do not travel far for (approximately one mile) 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 particularly critical in MU-N areas. Tree-lined narrow streets are
encouraged. Developments are encouraged to be designed according to the conceptual MU-N plan depicted
in Figure 3-1 on page 25 of the Comprehensive Plan. See pages 24-27 of the Comprehensive Plan for more
information.
The applicant proposes to develop Medium density residential (4 to 8 units/acre), neighborhood scale retail,
office, professional and convenience uses on the west and north portions of the site as shown on the 1 st
concept plan in Exhibit A.3. An elementary school, YMCA, City Park, and potentially, a library and health
complex is planned on the southeast portion of the site as shown on the 2nd concept plan shown in Exhibit
A.3; this area is proposed to develop first.
Approval of a MU-N FLUM designation will allow zoning appropriate for the aforementioned uses.
Approval of the map amendment allows the applicant to apply for zoning which will accommodate the
YMCA and school uses as principal permitted uses as well as allow for a mix of neighborhood-friendly
commercial and residential uses to develop on the site that will collaborate as a mixed use development.
Because the conceptual “bubble” plan for the mixed use area shown in Exhibit A.3 is very conceptual in
nature and only depicts future possible uses and no site details, Staff recommends a more detailed plan is
submitted through a future amendment to the development agreement, prior to a plat application
being submitted and any development occurring beyond the school/YMCA/park site. This provision
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 5
will ensure development is consistent with the objectives and vision of the MU-N designation. At a
minimum, the future plan should incorporate the following:
Buildings in the commercial portion of the development should be arranged to create some form of
common usable area such as a plaza or green space;
Transitional uses and/or landscape buffering should be provided between commercial and residential
uses;
The project should include at least 3 types of land uses;
Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches, daycares,
civic buildings, or public safety facilities) should be provided; (as proposed)
Public and quasi-public spaces (i.e. plazas, parks, outdoor gathering areas, open space, library and
schools) should comprise a minimum of 10% of the development area; (as proposed)
Street sections consistent with the Ada County Highway District Master Street Map are required;
Neighborhood serving uses and dwellings should be integrated;
Residential uses should comprise a minimum of 40% of the development area with densities ranging
from 6 to 8 units per acre with supporting non-residential services. Non-residential uses should be
smaller scale and provide a good or service that people typically don’t travel more than a mile for
and need regularly; (6 to 8 units per acre is consistent with the R-8 zoning & falls within the range
desired in MU-N designated areas)
Non-residential buildings should be proportional to and blend in with residential buildings;
Employment opportunities for those living in the neighborhood are encouraged;
Connectivity and access between non-residential and residential land uses is critical;
Maximum building size should be limited to 20,000 s.f. building footprint (excluding the school site)
unless a structure contains a mix of both residential and office or commercial land uses.
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
“Require landscape street buffers for new development along all entryway corridors.” (2.01.02E)
A 25-foot wide landscape buffer will be required with development along S. Eagle Road and E. Amity
Road, both arterial streets, and a 20-foot wide buffer will be required along S. Howry Lane, designated
as a future collector street; landscaping should be installed in accord with the standards listed in UDC
11-3B-7C Landscape Buffers along Streets.
“Locate small scale neighborhood commercial areas within planned residential developments as part of
the development plan.” (3.05.01E)
The proposed concept plan depicts a mix of residential, neighborhood friendly commercial uses, an
elementary school, YMCA, and possibly a library and health complex.
“Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A)
The future neighborhood commercial uses should create a site design that provides appropriate
landscaped buffers to residential uses while integrating the mix of uses through complementary building
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 6
materials and design elements and pedestrian and vehicular interconnectivity. Several of the proposed
Development Agreement provisions will ensure compliance with this policy.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to arterial and collector streets when access is available from a
local street. Future development should comply with the standards for access listed in UDC 11-3A-3.
“Adopt land use designations that will allow for housing opportunities for all income levels.” (3.07.01D)
The proposed MU-N land use designation and subsequent R-8 and C-N zoning will allow for a variety of
residential opportunities within this area which will contribute to the variety of housing opportunities
available in the City.
“Consistent with the Transportation and Land Use Integration Plan, require all new residential
neighborhoods to provide sidewalks, curb and gutters, and complete streets.” (3.07.02B)
No development is proposed with this application. Upon development of each phase of this project, the
developer will be required to provide street improvements.
“Require pedestrian access connectors in all new development to link subdivisions together to promote
neighborhood connectivity as part of a community pathway system.” (3.03.03B)
Future development of this site should include pedestrian pathways that link the mixed use area with the
residential and the elementary school/YMCA site as well as to adjacent off-site properties.
“Provide a variety of park types (neighborhood parks, community parks, regional parks) interspersed
throughout the community.” (6.01.02F)
The concept plan proposes a neighborhood park consisting of approximately 10 acres to be developed
on this site, in the vicinity of the elementary school and YMCA.
“Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.” (3.06.01E)
The proposed C-N zoning allows for neighborhood friendly small-scale commercial uses with limited
hours of operation. A minimum 20-foot wide landscape buffer to residential uses will be required in the
future in accord with the standards listed in UDC 11-3B-9C.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and
update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must
be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these
policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive
developments within the City of Meridian. The intended use of this property is a mix of single-family
dwellings at densities of 4 to 8 dwelling units per acre; neighborhood scale retail, office, professional,
and convenience uses; and an elementary school, YMCA, City park, and potentially a library and health
complex. There are no specific commercial uses proposed with this application. To promote quality
design, all future structures, except for single-family detached homes, will be required to comply with
the City’s design standards contained in UDC 11-3A-19 and the guidelines contained in the Meridian
Design Manual.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 7
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Necessary services are currently available to the subject site and should still be available upon
development of the site.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To
accomplish this, the plan identifies areas appropriate for residential development and areas not
appropriate. This site is currently designated for low density residential uses (under 3 dwelling units per
acre) and the applicant proposes to change the land use designation on 39.83 acres of the site to allow
medium density residential uses (3-8 dwelling units per acre) and neighborhood friendly commercial
uses as well as a school, YMCA, and potentially a library and health complex. The future single-family
residential units will contribute to the variety of housing options available within the City and the
commercial portion will provide services to area residents.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy with
regard to the types of lands needed to support the economic and employment needs of the community
has also changed. The Comprehensive Plan forecasts the need to continually adjust the provision of
commercial lands in order to gradually broaden economic opportunity throughout the City.
The subject property is currently identified as appropriate for low density residential uses. Because the
site is located at the corner of two arterial streets and a mid-mile collector street, Staff believes medium
density residential uses near the corner and commercial uses near the mid-mile adjacent to the collector
may be more appropriate and provide a transition to lower density residential uses to the south and east
of the site.
e. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property and will be extended upon development
by the developer.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate school
facilities and student transportation. No comments have been received from the West Ada School
District to determine if the school facilities and student tra nsportation in this area are adequate to serve
additional residents. However, a new elementary school is proposed as part of this development to break
ground this fall and a new high school is planned to the north at the northwest corner of E. Amity Rd.
and S. Howry Ln. which should help serve existing and new residents. According to the school districts’
boundary map, Lake Hazel Elementary, Lake Hazel Middle, and Mountain View High School currently
serve the residents in this area.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the City.
Because the existing plan for the site is low density residential, Staff is of the opinion the proposed
FLUM amendment to medium density residential and mixed use neighborhood would increase traffic
within this area of the City.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 8
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be impacted by
the proposed development.
i. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural resources,
or scenic areas, nor does the parcel contain any known significant or sensitive natural resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 19 developed City parks totaling approximately 248 acres.
The City is in the process of developing new park facilities. The City also maintains several pathways.
This site is not formally designated for recreational purposes.
l. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies and
goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable areas for future
residential, commercial, and industrial development. The Map is designed to be a projection of growth
patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land
use changes.
Staff is of the opinion the proposed single-family residential and neighborhood commercial development
of this site is consistent with the proposed future land use designation of MU-N.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and goals of the
Comprehensive Plan. The City of Meridian Planning Division will administer the Comprehensive Plan
and its policies through the Unified Development Code. The Planning & Zoning Commission is also
authorized by the Council to review, approve and make recommendations on proposals affecting the
public’s interest in land use. The City Council is the ultimate decision making authority on most land use
applications.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do
not unconstitutionally violate private property rights, and establish a consistent review process that
enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private
property without due process of law. Staff believes that the requested Comprehensive Plan Land Use
Map change would not unconstitutionally violate private property rights. A neighborhood meeting was
held on April 9, 2015 of which11 people attended (see sign-up sheet included in application).
STAFF ANALYSIS: Staff believes the MU-N designation is appropriate for this property due to the above-
noted reasons. Additionally, locating the neighborhood commercial uses near the mid-mile with an
elementary school, YMCA, City Park and possibly a library and health complex to the south, along with
supporting residential uses meets the intent of mixed use designated areas. Therefore, staff is in support of
the applicant’s request for an amendment to the FLUM from LDR to MU-N.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 9
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ANNEXATION & ZONING (AZ): The applicant proposes to annex and zone 78.62 acres of land with R-8
(39.83 acres) and C-N (38.79 acres) zoning districts. As discussed above in Section VII, staff believes
the proposed zoning is consistent with the corresponding proposed FLUM designation of MU-N and the
policies in the Comprehensive Plan. If the CPAM is not approved, the annexation and zoning of this
property should not proceed.
A conceptual site plan was submitted that depicts how the site is proposed to develop with a mix of uses
consisting of medium density residential homes at densities of 4-8 dwelling units per acre; neighborhood
scale retail, office, and professional convenience uses; and West Ada elementary school, a YMCA, City
park, and potentially a library and health complex (see Exhibit A.3). The applicant plans to subdivide the
annexation area in the future.
There are 3 existing homes on this site. The home along the center of the south boundary of the
annexation area is proposed to be zoned R-8 and is proposed to remain. The home at the southeast corner
of the site is proposed to be included in the C-N zoned area and is proposed to remain as long as the
current owners live there; after which time, the YMCA will then redevelop and expand into that area.
The home along the north boundary of the site is also proposed to be included in the C-N zoned area and
is proposed to remain until redevelopment occurs, at which time the home and outbuildings will be
removed. The C-N zone prohibits single-family residential uses; therefore, staff recommends if the
applicant does not want to remove the two existing homes, that they are annexed with a residential
zone and rezoned in the future when the site is ready to redevelop commercially. Staff further
recommends the legal description for the C-N zone is revised to exclude these residential
properties; the legal description for the R-8 zone is revised to include the residential property
adjacent to Amity Road; and a new legal description for the R-8 zone is submitted for the
residential property at the southeast corner of the site, prior to the City Council meeting.
The existing homes will be required to hook up to City water and sewer service within 60 days of
services becoming available per MCC 9-1-4A. The addresses of the existing homes to remain on the site
will be changed at the time of development of the property.
The legal description submitted with the application, included in Exhibit C, shows the boundaries of the
property proposed to be annexed and rezoned. The property is contiguous to land that has been annexed
into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation or rezone
pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation and zoning with the
provisions included in Exhibit B.
REZONE (RZ): The applicant proposes to rezone 8.39 acres of land along the southern boundary of the
site from the R-8 to the C-N zoning district consistent with the proposed MU-N FLUM designation. This
property was annexed with the Hill’s Century Farm development in 2014.
The school building is proposed to extend over the north property boundary onto the subject Hill
property. Approval of the rezone to C-N will allow the school parcel to be regulated under one zoning
jurisdiction rather than two and will allow the school to develop without approval of a conditional use
permit, which is required in the R-4 district.
The applicant plans to submit a property boundary adjustment application after the annexation and
rezone is approved to reconfigure the existing parcel boundaries to create a buildable parcel for the
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 10
school, YMCA and other associated uses. The West Ada School District plans to begin construction of
the elementary school late this summer.
The legal description submitted with the application, included in Exhibit C, shows the boundari es of the
property proposed to be rezoned.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho
Code section 67-6511A. Because the rezone area is proposed to develop as part of the larger annexation
area to the north, Staff recommends this property is removed from the existing DA (recorded as
Instrument #2015-003138) and included in the DA required for the annexation area. This will ensure this
site develops as proposed with this application per the concept plan included in Exhibit A.3.
Staff is recommends approval of the proposed CPAM, AZ and RZ applications with the requirement of a
development agreement with the provisions listed in Exhibit B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Existing & Proposed Future Land Use Map
3. Conceptual Development Plan (REVISED)
B. Agency & Department Comments/Conditions
C. Legal Descriptions and Exhibit Maps for Proposed Annexation & Rezone (REVISED)
D. Required Findings from Unified Development Code
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 11
Exhibit A.1: Vicinity Map
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 12
The red-outlined area is the proposed site for the elementary school, YMCA, City park,
and potentially, a library and health complex
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 13
Exhibit A.2: Existing & Proposed Future Land Use Map
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 14
Exhibit A.3: Proposed Concept Plan (REVISED)
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 15
Elementary School, YMCA, City
Park, Library, and Health Complex
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 16
B. Agency & Department Comments
1. PLANNING DIVISION
1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the
annexation ordinance approval, 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.
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 City
within two (2) years of the City Council granting the annexation. The DA shall, at minimum, incorporate
the following provisions:
a. Improve S. Howry Lane as a public street adjacent to the east boundary of this site as required by
Ada County Highway District.
b. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm as set forth
in UDC11-2B-3A.4, except for the YMCA which is allowed to operate from 5:00 am to 10:00 pm.
c. Future development of this site shall be generally consistent with the concept plans submitted with
this application included in Exhibit A.3.
d. Future development of this site should include a pedestrian pathway network that links the mixed
use area with the residential and the elementary school/YMCA site as well as adjacent off-site
properties. Vehicular connections should also be provided for interconnectivity within the site.
e. The three (3) existing homes in the R-8 zoning district that is proposed to remain at the south
boundary of the annexation area midway between S. Eagle Road and S. Howry Lane shall be
required to hook up to City water and sewer service within 60 days of services becoming available
per MCC 9-1-4A; the two (2) existing homes in the that fronts on E. Amity Road that is proposed to
be removed with redevelopment of the site and the existing home that fronts on S. Howry Lane that
is proposed to remain in the C-N district as long as the Hill’s reside there C-N district are not
required to hook up to City services. The two existing homes proposed to remain in the C-N zone
shall be annexed with R-8 zoning. Upon redevelopment, the City will consider a request for non-
residential zoning on these properties consistent with the MU-N designation.
f. The rear or sides of homes on lots that face S. Eagle Road and E. Amity Road shall incorporate
articulation through changes in materials, color, modulation, and architectural elements (horizontal
and vertical) to break up monotonous wall planes and roof lines.
g. Because the conceptual “bubble” plan for the mixed use area shown in Exhibit A.3 is very
conceptual in nature and only depicts future possible uses and no site details, a more detailed plan
shall be submitted through an amendment to the development agreement prior to a plat application
being submitted and any development occurring beyond the school/YMCA/park site. To ensure
development is consistent with the objectives and vision of the MU-N designation, at a minimum,
the future plan should incorporate the following:
i. Buildings in the commercial portion of the development should be arranged to create some
form of common usable area such as a plaza or green space;
ii. Transitional uses and/or landscape buffering should be provided between commercial and
existing low- or medium-density residential development;
iii. The project should include at least 3 types of land uses;
iv. Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches,
daycares, civic buildings, or public safety facilities) should be provided; (as proposed)
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 17
v. Public and quasi-public spaces (i.e. plazas, parks, outdoor gathering areas, open space,
library and schools) should comprise a minimum of 10% of the development area; (as
proposed)
vi. Street sections consistent with the Ada County Highway District Master Street Map are
required;
vii. Neighborhood serving uses and dwellings should be integrated;
viii. Residential uses should comprise a minimum of 40% of the development area with net
densities ranging from 6 4 to 8 units per acre with supporting non-residential services. Non-
residential uses should be smaller scale and provide a good or service that people typically
don’t travel more than a mile for and need regularly; (6 to 8 units per acre is consistent with
the R-8 zoning & falls within the range desired in MU-N designated areas).
ix. Non-residential buildings should be proportional to and blend in with residential buildings;
x. Employment opportunities for those living in the neighborhood are encouraged;
xi. Connectivity and access between non-residential and residential land uses is critical;
xii. Maximum building size should be limited to a 20,000 s.f. building footprint (excluding the
school site) unless a structure contains a mix of both residential and office or commercial
land uses.
xiii. Planning of the C-N property north of the park and YMCA shall consider appropriate
visibility, parking and emergency access to the future neighborhood park.
h. A landscape buffer to residential uses is not required adjacent to the Hill home at the southeast
corner of the site as buffering will be achieved through the adjacent City park, YMCA and school
complex and the property will eventually be part of the YMCA site.
i. The annexation area shall be subdivided prior to issuance of any building permits beyond those
required for the development of the school, YMCA and park site as shown on the conceptual
development plan.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The addresses of the existing homes to remain on the site will be changed at the time of development of
the property.
2.1.2 Sanitary sewer and water service to the subject site will be via extensions of existing mains in the
vicinity. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide service
outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of
pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.1.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,
or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside
the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted
on the plat for reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must
include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 18
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All
easements must be submitted, reviewed, and approved prior to development plan approval.
2.1.4 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of
the total construction cost for all completed sewer, water and reuse infrastructure for duration of two
years. This surety will be verified by a line item cost estimate provided by the owner to the City. The
surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must
file an application for surety, which can be found on the Community Development Department website.
Please contact Land Development Service for more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department did not submit comments on this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments related to this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 19
C. Legal Descriptions and Exhibit Maps for Proposed Annexation & Rezone
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 20
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 21
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 22
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 23
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 24
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 25
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 26
EXHIBIT A
Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 27
D. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT FINDINGS:
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 amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The City Council finds that the proposed changes to the Future Land Use Map are consistent
with elements of the Comprehensive Plan as detailed in Section VII above.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The City Council finds that the proposal to modify the Future Land Use Map to allow for a
mix of residential and neighborhood friendly commercial uses on the site will be compatible
with existing and future residential uses in the nearby vicinity.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The City Council finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The City Council finds that the proposed amendment is consistent with the Unified
Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The City Council finds the proposed amendment will be compatible with the surrounding
existing and future residential uses.
f. The proposed amendment will not burden existing and planned service capabilities.
The City Council finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city. Sewer and water services are available to be
extended to this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
The City Council finds the proposed mixed use development of this property is consistent
with the proposed map amendment and will not significantly impact development in this
area and provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII and VIII and the subject findings above, the City
Council finds that the proposed amendment is in the best interest of the City.
EXHIBIT A
2. ANNEXATION/REZONE FINDINGS:
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 rezone, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject property with R-8 and C-N zoning districts
consistent with the proposed FLUM designation of MU-N. Therefore, the City Council finds
that the proposed map amendment complies with the provisions of the Comprehensive Plan
and should be compatible with adjacent existing and future residential uses (see section VII
above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the R-8 zoning district is
consistent with the purpose statement for the residential districts as detailed in Section VIII
above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
d. 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 that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The City Council finds annexing this property with an R-8 zoning district is in the best
interest of the City.
3. REZONE FINDINGS:
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 a rezone, the Council shall
make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the majority of the site with R-8 and C-N zoning district
and rezone a small portion of the site from R-8 to C-N for the development of an elementary
school and YMCA. The City Council finds that the proposed map amendment (zoning) is
generally consistent with the proposed MU-N future land use map designation requested for
this site. Therefore, the City Council finds the amendment is consistent with the applicable
provisions of the Comprehensive Plan (see section VII above).
EXHIBIT A
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the R-8 and C-N zoning districts
and proposed mixed use development is generally consistent with the purpose statements of
the residential and commercial districts in that it will contribute to the range of housing
opportunities available within the City as well as provide nearby services for those residents.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
d. 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 that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation (as applicable) is in the best of interest of the City (UDC 11-5B-3.E).
The City Council finds the proposed annexation is in the best interest of the City as outlined
above in Section VIII.