PZ - Staff ReportHill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 1
STAFF REPORT
HEARING DATE: September 1, 2016
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Hill’s Century Farm Commercial – MDA, PP (H-2016-0092)
I. SUMMARY DESCRIPTION OF APPLICANTS’ REQUEST
The applicant, Martin L. Hill, has submitted an application for a modification to the development agreement
to include a detailed site plan and modification of certain provisions of the agreement; and a preliminary plat
consisting of 20 building lots and 2 common area lots on 19.73 acres of land in a C-N zoning district. See
Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA and PP applications based on the Findings of Fact and
Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Number
H-2016-0092, as presented in the staff report for the hearing date of September 1, 2016, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-
2016-0092, as presented during the hearing on September 1, 2016, for the following reasons: (You should
state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0092 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 at 3625 E. Amity Road, in the northwest ¼ of Section 33, Township 3
North, Range 1 East.
B. Applicant:
Martin L. Hill
3625 E. Amity Road
Meridian, Idaho 83642
C. Owner:
Same as applicant
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 2
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 modification to the development agreement and a preliminary plat. A
public hearing is required before the Planning & Zoning Commission and City Council on the
preliminary plat; a public hearing is only required before the City Council on the development agreement
modification, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: August 15 and 29, 2016
C. Radius notices mailed to properties within 300 feet on: August 12, 2016
D. Applicant posted notice on site by: August 18, 2016
VI. LAND USE
A. Existing Land Use(s): This property is currently being used for agricultural purposes and is zoned R-8
and C-N.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. Amity Road and agricultural land, zoned RUT in Ada County
South: Future City Park, YMCA, library and elementary school, zoned C-N
East: Rural residential/agricultural property, zoned RUT in Ada County
West: Agricultural property (future single-family residential), zoned R-8
C. History of Previous Actions:
In 2015, an amendment to the Comprehensive Plan Future Land Use Map (CPAM-15-001) was
approved to change the land use designation on this property (and a larger area totaling 87 acres)
from low density residential to mixed use neighborhood. Annexation and zoning (AZ-15-004) with a
C-N zoning district was also approved with the requirement of a development agreement, recorded
as Instrument No. 2015-061375.
A property boundary adjustment (PBA-15-012) was approved later in 2015 that created the current
configuration of the subject property (ROS #10215).
D. Utilities:
a) Location of sewer: A sanitary sewer main intended to provide service to the subject development
was recently installed as part of the Hillsdale Elementary School project.
b) Location of water: Water mains intended to provide service to the subject development currently
exists near the northwest corner of the subject site in E. Amity Road, as well as a recently installed
mainlines as part of the Hillsdale Elementary School project.
c) Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and water
mains to provide service, including a 12-inch water mainline across the development frontage in E.
Amity Road.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 3
E. Physical Features:
1. Canals/Ditches Irrigation: The Cunningham Lateral crosses this site along with some irrigation
ditches.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This property does not lie within the Floodplain Overlay District.
VII. COMPREHENSIVE PLAN ANALYSIS
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the subject property as
Mixed Use - Neighborhood (MU-N).
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 the northeast portion of this site with a residential care facility (assisted
living) and a medical clinic. The use of the remainder of the site is not yet detailed but is anticipated to
develop with professional offices, dental/medical clinics, daycares, gift shops, dry cleaner/laundromat,
salons/spas and other neighborhood-scale commercial uses as allowed in the C-N district and as desired in
MU-N designated areas (see the concept plan in Exhibit A.4).
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
“Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low
walls, berms, etc.).” (3.06.02F)
A 25-foot wide landscape buffer and building setback will be required with development along E. Amity
Road, an arterial street; and a 20-foot wide buffer and building setback 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 neighborhood commercial development should integrate well with the YMCA, City Park,
library, health complex and elementary school to the south, and existing and future residential uses in
the vicinity.
Support a variety of residential categories (low-, medium-, medium-high and high-density single-family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the
City with a range of affordable housing opportunities.
The proposed assisted living facility will provide another housing option in this porti on of the City
adjacent to future medium density residential uses. Staff is unaware of how “affordable” it will be.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 4
“Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A)
The neighborhood commercial development is proposed to be separated from future residential
development to the west by a local street (S. Tavistock Ave.) and landscaped street buffer.
“Identify and encourage medical service related industry which are currently lacking.” (2.02.01A)
The proposed medical clinic and anticipated medical and dental offices should provide much needed
services in this area of the City that are currently lacking.
“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. Because no access is available via a local street, a driveway is proposed via E. Amity Road,
an arterial street, and via S. Hillsdale Avenue, a future collector street; these accesses and locations are
approved by ACHD as shown on the revised site plan in Exhibit A.4.
“Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City.” (3.01.01F)
City services are available to be extended by the developer to the proposed lots upon development of the
site in accord with UDC 11-3A-21.
“Review new development for appropriate opportunities to connect local roads and collectors to adjacent
properties (stub streets). (3.03.020)
There are no stub streets to this property from adjacent properties. A collector street is proposed along
the east boundary of the site for connection to Amity Road for the properties to the south. A north/south
stub street is proposed along the west boundary of the site for future extension and interconnectivity.
“Plan for and encourage services like health care, daycare, grocery stores and recreational ar eas to be
built within walking distance of residential dwellings.” (2.01.01C)
The proposed medical clinic, assisted living facility and anticipated future uses on the site are within
walking distance of adjacent existing and future residential dwellings.
“Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.” (3.06.01E)
The proposed C-N zoning provides a transition in zoning between neighborhood commercial and
residential uses. A minimum 10-foot wide landscape buffer will also be required along S. Tavistock
Avenue along the west boundary of the commercial portion of the site.
Staff feels the proposed assisted living facility and medical clinic along with future uses as anticipated are
consistent with the uses desired in the MU-N area and appropriate for this property. Additionally, the
location of the neighborhood commercial area near the mid-mile with an elementary school, YMCA, City
Park and a library and health complex to the south, along with supporting residential uses meets the intent of
mixed use designated areas.
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. DEVELOPMENT AGREEMENT MODIFICATION (MDA): A modification to the development
agreement (DA) (Instrument No. 2015-061375) to include a detailed site plan and modification of certain
provisions of the agreement is proposed as follows:
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 5
The conceptual development plan included in Exhibit A of the DA depicts a “bubble” plan for
the mixed use designated area that lists future possible uses and no site details (see below). A
provision in the DA requires a detailed site plan to be submitted and approved 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.
A detailed plan for the first phase of development is proposed which includes a medical clinic at the
northeast corner of the site with an assisted living facility immediately to the west on 2 building lots
on 6 acres of land (see Exhibit A.4). Details are not included for the 18 building lots on the
remaining 13.7 acre portion of the neighborhood commercial area but the applicant anticipates many
of these lots will be consolidated as users are determined; such users are anticipated to include
professional offices, dental/medical clinics, daycares, gift shops, dry cleaner/laundromat, salons/spas
and other neighborhood-scale uses as desired in MU-N designated areas.
The applicant’s narrative assumes that with submittal of the proposed site plan that they’ve complied
with the aforementioned DA provision and that no further modifications will be required for the
remainder of the site if uses such as those anticipated are provided. Because the intent of the
requirement is not solely to ensure MU-N appropriate uses are provided, but to ensure arrangement
of buildings in the commercial portion of the development provide for a common usable area (i.e. a
plaza or green space); an overall design consistent the with the mixed use neighborhood concept
plan in the Comprehensive Plan (Figure 3-1) with a transition in uses to the future medium density
residential development to the west; a pedestrian pathway network that links the mixed use area with
the YMCA site to the south, and provision of smaller scale non-residential uses that provide goods
or services that people living in the immediate vicinity need regularly, staff does not agree with this
assumption and clarifies that subsequent modifications are still required.
Because the provision currently requires a detailed site plan to be submitted prior to plat approval
and the applicant does not have details yet for the remainder of the site, staff recommends allowing
the applicant to proceed forward with the preliminary plat and first phase of development provided
that no final plats are approved on the portion of the site where a detailed site plan has not been
approved. See Exhibit A.5 for Staff’s recommended modification.
Second, the applicant proposes DA provision #5.1g.xii is deleted which states, “Maximum building
size should be limited to a 20,000 square foot building footpring (excluding the school site) unless a
structure contains a mix of both residential and office or commercial land uses.”
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 6
Because the provision is not a requirement but something that should be considered when reviewing
development applications, per the Comprehensive Plan (pg. 24), staff does not recommend deletion
of this provision. However, staff does recommend the provision is clarified accordingly to avoid
confusion of requirements vs. recommendations/considerations. See Exhibit A.5 for Staff’s
recommended modifications.
Last, the applicant proposes a modification to provision #5.1.i as follows, “The annexation area shall
be subdivided prior to issuance of any single-family residential building permits or for issuance of
occupancy permits for commercial buildings beyond those required for the development of the
school, YMCA and park site as shown on the conceptual development plan.”
Because the DA requires detailed site plan approval through a modification to the agreement and
because details haven’t yet been provided for 13.7 acres of the commercial area, staff does not
recommend modification of this provision as proposed. However, Staff is amenable to modifying the
provision as follows: “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; and the assisted living facility and medical clinic shown on the
detailed site plan approved with H-2016-0092.” See Exhibit A.5.
Note: A conditional use permit is required for an assisted living facility (i.e. nursing/residentia l care
facility) in the C-N zoning district per UDC Table 11-2B-2 the use is subject to the specific use
standards listed in UDC 11-4-3-29.
2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 20 building lots and 2
common lots on 19.73 acres of land in the C-N zoning district.
The boundary of the proposed plat does not encompass all of the area included in Parcel 2 shown
on the Record of Survey (recorded as #10215) in Exhibit A.1; a 171.42 foot wide strip of land,
zoned R-8, along the west boundary is not included. Because this will create a remnant parcel
that’s not legal to build on, staff recommends this area is included in a revised preliminary plat.
This property will likely be included in a future plat when the parcel to the west develops.
Dimensional Standards: The lots in the proposed subdivision are required to comply with the
dimensional standards of the C-N zoning district listed in UDC Table 11-2B-3. Staff has reviewed the
proposed plat and found it in compliance with these standards.
Building setbacks and height are required to comply with the standards noted in UDC Table 11-2B-3 for
the C-N district.
Access/streets: A local street (S. Tavistock Ave.) is proposed for access via E. Amity Road, an arterial
street; and another local street (E. Hill Park St.) is proposed for access via S. Hillsdale Ave., a future
collector street. A driveway access is depicted on the plat for the proposed commercial development via
E. Amity Road and S. Hillsdale Avenue. A future roundabout is depicted at the intersection of E. Amity
Road and S. Hillsdale Avenue.
The UDC (11-3A-3) requires access to be provided via local streets when available to improve safety by
combining and/or limiting access points to collector and arterial streets and ensuring that motorists can
safely enter all streets. The site plan is required to be reconfigured to reflect access only via the
proposed local streets unless otherwise waived by City Council. The applicant requests a waiver
from Council for the proposed access points via Amity and Hillsdale. Note: The applicant has
requested a modification of ACHD policy to allow the proposed accesses; ACHD staff is in support of
the request with the modified driveway locations shown on the site plan in Exhibit A.4.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 7
With inclusion of the R-8 zoned property to the west in the plat, S.Tavistock Ave. should be constructed
as a complete street within this site and stubbed to the adjacent property to the south.
A cross-access/ingress-egress easement should be granted between lots in the proposed subdivision for
access to streets in accord with UDC 11-3A-3.
Landscaping: A 25-foot wide street buffer is required along E. Amity Road, an arterial street; a 20-foot
wide buffer is required along S. Hillsdale Avenue, a collector street; and a 10-foot wide buffer is
required along S. Tavistock Avenue and E. Hill Park Street, both local streets, in accord with the
standards listed in UDC 11-3B-7C.
Sidewalks: Sidewalks are required to be constructed with development in accord with UDC 11-3A-17.
A minimum 5-foot wide detached sidewalk is required along E. Amity Road, an arterial street, and S.
Hillsdale Avenue, a future collector street; and a minimum 5-foot wide attached (or detached) sidewalk
is required along S. Tavistock Avenue and E. Hill Park Street as shown on the landscape plan.
Pathways: The Pathways Master Plan does not designate a pathway on this site. However, pedestrian
connections should be provided that link the mixed use area with adjacent single-family development
and the City Park and YMCA to the south.
Common Open Space & Site Amenities: Commercial development is not required to provide common
open space and site amenities as set forth in UDC 11-3G-3; however, the mixed use standards in the
Comprehensive Plan recommends a public plaza or open space is provided. The western 6 acre
residential portion of the site that staff recommends is included in this plat is required to provide
common open space and site amenities; however, because that area will be included in a future plat for
medium density residential lots, staff does not recommend open space and amenities are required at this
time and instead is reviewed as part of the larger residential development planned to the west.
Fencing: No fencing is proposed with this development. All fencing should comply with the standards
listed in UDC 11-3A-17.
Waterways: The Cunningham Lateral crosses this site and is proposed to be relocated and piped along
the east side of this site.
The Boise Project Board of Control requires a 40-foot wide easement for the relocation of the lateral
through Lots 10 and 11 and a portion of Lot 20 along the west side of S. Hillsdale Avenue. No trees are
allowed within the easement which overlaps the area where a landscaped street buffer is required along
Hillsdale. Therefore, the applicant should apply for alternative compliance to UDC 11-3B-7C with the
final plat application that contains the land in which the easement lies.
Utilities: All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21.
Street lighting is required to be installed within the development in accord with the City’s adopted
standards, specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is proposed to be provided to each lot in the
subdivision in accord with UDC 11-3A-15. The system will be operated and maintained by the Owner’s
Association.
Storm Drainage: A storm drainage system is required for the development in accord with the City’s
adopted standards, specifications and ordinances. Design and construction shall follow best management
practice as adopted by the City in accord with UDC 11-3A-18. Stormwater is proposed to be retained in
an onsite detention area in accord with ACHD requirements.
Building Elevations: Conceptual building elevations were submitted for future retail, office and
professional services buildings and the assisted living/memory care facility as shown in Exhibit A.6.
Building materials for the commercial buildings are depicted as stucco cornices, a 3 coat stucco system
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 8
on metal lath, tension canopies, aluminum window frames with tinted and insulated glass; stone veneer
wall and base. Building materials for the residential care facility are depicted as cultured stone with
“hardi” lap and shake siding, and wood timber truss gable elements and asphalt shingles.
All structures are required to comply with the design standards listed in the Architectural Standards
Manual.
Staff recommends approval of the proposed MDA application as recommended by staff in Exhibit A.5
and PP application with the conditions included in Exhibit B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map & Record of Survey
2. Proposed Preliminary Plat (dated: 7/14/16)
3. Proposed Landscape Plan (dated: 7/14/16)
4. Proposed Site Plan (dated: 8/2/16)
5. Proposed Modifications to Development Agreement as Recommended by Staff
6. Conceptual Building Elevations (dated: July 2016)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 9
Exhibit A.1: Vicinity/Zoning Map & Record of Survey
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Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 11
Exhibit A.2: Proposed Preliminary Plat (dated: 7/14/16) – NOT APPROVED
Area to be included in plat
per ROS #10215
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 12
Exhibit A.3: Proposed Landscape Plan (dated: 7/14/16) – NOT APPROVED
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 13
Exhibit A.4: Conceptual Development Plan (dated: 8/2/16)
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 14
Exhibit A.5: Proposed Modifications to Development Agreement as Recommended by staff
Proposed changes are noted in strike-out/underline format.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
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 of the Staff Report that is attached to
the Findings of Fact and Conclusions of Law (Exhibit “B”).
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 existing home 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 existing home 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 are not
required to hook up to City services.
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 of the
Staff Report that is attached to the Findings of Fact and Conclusions of Law (Exhibit “B”) 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 and
approved prior to a final 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 the following items will be considered in reviewing development
applications:
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;
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 15
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;
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;
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 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;
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; and the assisted living facility and medical clinic shown on
the detailed site plan approved with H-2016-0092.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 16
Exhibit A.6: Conceptual Building Elevations (dated: July 2016)
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 17
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 18
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 19
B. Agency & Department Comments
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2, dated 7/14/16, shall be revised as follows:
a. Include the western 171.42 foot wide R-8 zoned area depicted within Parcel 2 on the Record of
Survey (#10215) within the boundary of the plat.
b. Include a street buffer within a common lot along S. Tavistock Ave. and E. Amity Road as set forth
in UDC 11-2B-3 on the R-8 zoned portion of the site. The buffer is required to be maintained by the
Homeowner’s Association; a note should be added on the plat accordingly.
c. Remove the access driveways depicted via E. Amity Road and S. Hillsdale Avenue unless a waiver
is approved by City Council to the standards listed in UDC 11-3A-3.
d. A cross-access/ingress-egress easement shall be granted between lots in the proposed subdivision in
accord with UDC 11-3A-3.
e. Include the 2 common area lots in the Development Data table.
1.1.2 The landscape plan included in Exhibit A.3, dated 7/14/16, shall be revised as follows:
a. Include all of the area shown within Parcel 2 on the Record of Survey recorded as #10215 within the
boundary of the site as required in condition #1.1.1a above.
b. Remove the access driveways depicted via E. Amity Road and S. Hillsdale Avenue unless a waiver
is approved by City Council to the standards listed in UDC 11-3A-3.
c. No trees are allowed within the portion of the street buffer along S. Hillsdale Avenue that contains
the easement for the Cunningham Lateral. The applicant shall submit an application for alternative
compliance to UDC 11-3B-7C.3 as set forth in UDC 11-5B-5.
d. Include a street buffer along S. Tavistock Ave. as set forth in UDC Table 11-2B-3 per the standards
listed in UDC 11-3B-7C.
1.1.3 Construct S.Tavistock Ave. as a complete street section within this site with a stub to the adjacent
property to the south.
1.1.4 The existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer for the phase in which they are located.
1.1.5 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent
with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-N zoning district listed in UDC Table
11-2B-3.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-15,
UDC 11-3B-6 and MCC 9-1-28.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 20
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for non-
residential uses.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-
3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers,
and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate
for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-
3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in
UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in
UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and
constructed features within the clear vision triangle consistent with the standards in UDC 11 -3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in
UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-
5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as
set forth in UDC 11-6B-3C2.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 21
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of
the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-7B (if
applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City
Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth
in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant
shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be responsible for the extension of sanitary sewer and water mains to provide service,
including, but not limited to a 12-inch water mainline across the development frontage in E. Amity Road
per MCC 9-1-11B.
2.1.2 A street light plan will need to be included in the final plat application. Street light plan requirements
are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
2.2 General Conditions of Approval
2.2.1 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.2.3 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
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.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 9-1-28C1). The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the developer will be responsible
for the payment of assessments for the common areas prior to prior to receiving development plan
approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the
City Engineer.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 22
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or
laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In
performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable
law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-
5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as
landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at
(208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway District and the
Final Plat for this subdivision shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process, prior to the issuance of a plan approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of
the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per
the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at
developer’s expense. Final design shall be submitted as part of the development plan set for approval,
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 23
which must include the location of any existing street lights. Street light plan requirements are listed in
section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on
the city of meridian Public Works Department’s website at
http://www.meridiancity.org/public_works.aspx?id=272. The contractor’s work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final
plat signature. 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 887-2211.
2.2.23 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 has no 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.
Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 24
C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to transportation and circulation. Please see Comprehensive
Plan Policies and Goals, Section VII, of the Staff Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more information from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site.