Pine 43 H-2017-0058ADA COUNTY RECORDER Christopher D. Rich 2018-000751
BOISE IDAHO Pgs=98 BONNIE OBERBILLIG 01/03/2018 01:36 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. DMB Development, LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
this a'0) day of �CwU , 2PT/7, by and between City of Meridian, a municipal
corporation of the State of Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642 and DMB Development, LLC, whose address is 250 S. Beechwood, Boise,
Idaho 83709, hereinafter called OWNER/ DEVELOPER.
1. RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract
of land in the County of Ada, State of Idaho, described in Exhibit "A", which
is attached hereto and by this reference incorporated herein as if set forth in
full, herein after referred to as the Property; and
1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owner/Developer made a
written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 of the Unified Development Code ("UDC"), which
authorizes development agreements upon the annexation and/or re -zoning of
land; and
1.4 WHEREAS, Developer has submitted an application for a modification to
existing Development Agreement Inst. #108022893; the Annexation of 0.07
acres of land from RUT to the R-15 (Medium High Density Residential)
Zoning Designation; and the Rezone of 31.24 acres of land from the C -G
(General Retail and Service Commercial) zoning district to R-15 (Medium
High Density Residential) and 27.48 acres of land from the C -G. General
Retail and Service Commercial) to R-40 (High Density Residential) zoning
district in the Municipal Code of the City of Meridian on the Property
described in Exhibit "A".
1.5 WHEREAS, Owner/Developer made representations at the public hearings
both before the Meridian Planning & Zoning Commission and before the
DEVELOPMENT AGREEMENT—PINE 43 (H-2017-0058) PAGE 1 OF 10
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ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER/DEVELOPER:
DMB Development, LLC
CITY OF MERIDIAN
By:
Mayor Tam e
Weerd
STATE OF IDAHO )
ss:
County of Ada, )
ATTEST:
CJ4y Coles, City Clerk
O this A of_A"440'L17, before me, the undersigned, a Notary Public in and for said State, personally
appeared 4kow-R— ' �gjF�n known or identified to me to be the1Q10— ofDMB Development,
LLC and acknowledged to me that he executed the same on behalf of said corporation.
IN WITNESS WI4EREOF
above written. �l K. S�
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set my
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STATE OF IDAHO ) h►ue�obaeco°���
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County of Ada )
On this day of 201 before me, a Notary Public, personally appeared Tammy de
Weerd and C.Jay oles, know or identi d to me to be a Mayor an Clerk, respectively, of the City of Meridian, who executed the
instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the
same. 0 40008ON800 0,00
SSS REOF, I have hereunto set my hand and a ixed my official seal the day and year in this certificate first
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DEVELl�ty l� ENT—PINE 43 (H-2017-0058) PAGE IO OF I0
my official se4 the day4k6y50iWcerfificate first
Residing at:
My Commission
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0058 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Modification to the existing Development Agreement (Inst.
108022893) to accommodate the proposed mixed use development plan; Annexation and zoning of
0.07 of an acre of land from the RUT zoning district in Ada County to the R-15 (medium high-
density residential) zoning district in the City; Rezone of 31.24 acres of land from the C-G (general
retail and service commercial) to the R-15 (medium high-density residential) zoning district; and
27.48 acres of land from the C-G zoning district to the R-40 (high density residential) zoning
district; and, Preliminary Plat consisting of 364 building lots and 50 common lots on 119.77 acres of
land in the R-15, R-40 and C-G zoning districts, by DMB Development.
Case No(s). H-2017-0058
For the City Council Hearing Date of: October 17, 2017 (Findings on November 8, 2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 17, 2017, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of October 17, 2017, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 17,
2017, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of October 17, 2017, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
EXHIBIT B
Meridian City Council Meeting Agenda January 2, 2018 – Page 225 of 559
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0058 - 2 -
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of October 17, 2017, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for a modification to the development agreement; annexation and
zoning with the requirement of a development agreement; rezone; and preliminary plat is
hereby approved per the conditions of approval in the Staff Report for the hearing date of
October 17, 2017, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
Meridian City Council Meeting Agenda January 2, 2018 – Page 226 of 559
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0058 - 3 -
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of October 17, 2017
Meridian City Council Meeting Agenda January 2, 2018 – Page 227 of 559
Q'
By action of the City Council at its regular meeting held on the day of ,
2017.
COUNCIL PRESIDENT KEITH BIRD
COUNCIL VICE PRESIDENT JOE BORTON
COUNCIL MEMBER ANNE LITTLE ROBERTS
COUNCIL MEMBER TY PALMER
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
TIE BREAKER)
VOTED /eXt
VOTED /4<'
VOTED 1C4
VOTED
VOTED
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VOTED A --h
VOTED
Attest: =
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ily of w
S CE IDIAN
i DAH*
C.JatColes SEAL
City Clerk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: rj"-fU Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0058 - 4 -
Meridian City Council Meeting Agenda January 2, 2018 – Page 228 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 1
STAFF REPORT
Hearing Date: October 17, 2017
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Pine 43 – MDA, AZ, RZ & PP (H-2017-0058)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, DMB Development, has submitted applications for the following:
Modification to the existing Development Agreement (Inst. #108022893) to accommodate the
proposed mixed use development plan;
Annexation and zoning of 0.07 of an acre of land from the RUT zoning district in Ada County
to the R-15 (medium high-density residential) zoning district in the City;
Rezone of 46.55 31.24 acres of land from the C-G (general retail and service commercial) to
the R-15 (medium high-density residential) zoning district; and 27.48 acres of land from the C-
G zoning district to the R-40 (high density residential) zoning district; and,
Preliminary Plat consisting of 510 364 building lots and 50 common lots on 119.69 119.77
acres of land consisting of 108 mixed use (28 commercial and 80 multi-family residential)
building lots & 28 mixed use common lots on 73.14 acres of land in the C-G district; and 353
residential building lots consisting of 175 single-family detached, 138 single-family attached
and 40 attached live/work & 21 residential common lots on 46.55 acres of land in the R-15, R-
40 and C-G zoning districts.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, AZ, RZ and PP applications in accord with the
conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Commission is not required to make a recommendation on the MDA application; City Council is
the decision making body on this application.
The Meridian Planning & Zoning Commission heard these items on July 20, August 3 and 17,
and September 7, 2017. At the public hearing on September 7th, the Commission moved to
recommend approval of the subject AZ, RZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Dan Torfin
ii. In opposition: None
iii. Commenting: Tom Bevan
iv. Written testimony: Dan Torfin
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. Question regarding connection to Wilson Lane from this development.
c. Key Issues of Discussion by Commission:
Meridian City Council Meeting Agenda January 2, 2018 – Page 229 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 2
i. Changes from the existing conceptual development plan in the development agreement
to the proposed plan;
ii. Adequacy of off-street parking in the multi-family residential portion of the
development;
iii. Would like to see an updated development plan and open space calculations based on
Staff’s recommendations and the revised concept drawing shown at the Council meeting
on 8/17/17.
iv. The Commission was in support of the changes made to the conceptual development
plan shown at the 9/7/17 Commission meeting.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on October 17, 2017. At the public hearing, the
Council approved the subject MDA, AZ, RZ and PP requests.
a. Summary of City Council Public Hearing:
i. In favor: Dan Torfin, Applicant’s Representative
ii. In opposition: None
iii. Commenting: Jack Cortabitarte; Dale Newberry
iv. Written testimony: Dan Torfin, Applicant’s Representative
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. Provision of a sewer and water stub to the Cortabitarte property when the commercial
portion of the site along E. Fairview Ave. develops.
c. Key Issues of Discussion by Council:
i. None
d. Key Council Changes to Staff/Commission Recommendation
i. Modification to DA provision #5.1.1 in Exhibit A.6 as requested and agreed upon by the
applicant as shown.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0058, as presented in the staff report for the hearing date of October 17, 2017, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0058,
as presented during the hearing on October 17, 2017, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0058 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Meridian City Council Meeting Agenda January 2, 2018 – Page 230 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 3
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located south of E. Fairview Avenue, east of N. Locust Grove Road, north of
Commercial Street and west of Hickory Avenue, in Section 8, Township 3 North, Range 1 East.
B. Owners:
DMB Development, LLC
250 S. Beechwood
Boise, ID 83709
C. Applicant:
Dan Torfin, DMB Development, LLC
250 S. Beechwood
Boise, ID 83709
D. Representative:
Scott Wonders, JUB Engineers, Inc.
250 S. Beechwood, Ste. 201
Boise, ID 83709
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification, annexation and zoning,
rezone, and preliminary plat. A public hearing is required before the Planning & Zoning
Commission and City Council on the annexation and zoning, rezone and preliminary plat
applications; a public hearing is only required before the City Council on the development
agreement application, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 30, 2017 (Commission); September 12, 2017 (City
Council)
C. Radius notices mailed to properties within 300 feet on: June 23, 2017 (Commission); September
11 and 14, 2017 (City Council)
D. Applicant posted notice on site(s) on: July 10, 2017 (Commission); October 3, 2017 (City
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of 23 lots/parcels, zoned C-G.
There are a few existing structures on the site that will be removed with development; the PKG
office building exists on the property at the southeast corner of N. Webb Ave. and E. Pine Ave.
and will remain.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: There is a variety of
developed and undeveloped land surrounding this site consisting of commercial, office, industrial
and a mix of residential uses, zoned I-L, C-G, L-O, RUT in Ada County, R-8 and R-15.
C. History of Previous Actions:
In 2007, this property was included in the annexation (AZ-07-006, Ordinance #08-1348),
rezone (RZ-07-010), preliminary plat (PP-07-008) and variance (VAR-07-007) for
Pinebridge Subdivision. A development agreement was required as a provision of annexation,
Meridian City Council Meeting Agenda January 2, 2018 – Page 231 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 4
recorded as Instrument No. 108022893. Several time extensions were approved for the
preliminary plat (TE-09-015, TEC-11-002, TEC-13-004, and TEC-15-002), which expired on
May 7, 2017.
In 2011, a modification to the development agreement (Inst. No. 108022893) for Pinebridge
was approved which removed the Scentsy property from the agreement and required a new
development agreement for the Scentsy property (MDA-10-010, Inst. No. 111052691).
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the project area, are
currently existing adjacent to, or are currently traversing through the project area.
2. Location of water: Domestic water mains intended to provide service to the project area, are
currently existing adjacent to, or are currently traversing through the project area.
3. Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and
domestic water mains to and through the project area.
E. Physical Features:
1. Canals/Ditches Irrigation: The Settler’s Canal and Jackson Drain cross this site as well as
several smaller irrigation ditches.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
LAND USE: The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed
Use - Community (MU-C).
The purpose of the MU-C designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single-use and strip commercial type buildings. Non-
residential buildings in these areas have a tendency to be larger than in Mixed Use – Neighborhood
areas, but not as large as in Mixed Use – Regional areas. Goods and services in these areas tend to be
of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles).
Employment opportunities for those living in and around the neighborhood are encouraged.
Developments are encouraged to be designed according to the conceptual MU-C plan depicted below
Figure 3-3 in the Comprehensive Plan, pg. 27).
Meridian City Council Meeting Agenda January 2, 2018 – Page 232 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 5
THE CORE: This property is located within the northern area of “The Core” designated in The
Comprehensive Plan. This area focuses on fostering an environment for health sciences, technology
and business centers. The Core is a community of partners and programs creating sustainable jobs,
development products, training, and research. The Core is a business diversity of the future; jobs in
research, development and manufacturing that cannot be outsourced. The corridor of complementary
businesses and services provides a one-stop destination for visitors and workforce with all necessary
amenities.
The commercial areas proposed with this development should provide for businesses that incorporate
this vision. The diversity of residential housing choices proposed should provide nearby housing
options for employees in these areas.
TRANSPORTATION: The Master Street Map (MSM) designates north/south and east/west industrial
collector streets through this site from E. Pine Avenue to E. Fairview Avenue (N. Webb Way) and
from N. Locust Grove Road to the east property boundary (E. State Ave.), respectively. East Fairview
Ave., N. Locust Grove Rd., and E. Pine Ave. are all existing arterial streets that will serve this
development.
PROPOSED USE: The applicant proposes to develop this property with 123 single-family detached
homes, 91 attached townhomes, 504 multi-family units (apartments), and 19 vertically integrated
residential (live/work), office and commercial uses. The gross density of the R-15 zoned area (46.55
31.24 acres) where 353 233 single-family detached, townhomes and vertically integrated residential
units are proposed is 7.587.46 dwelling units per acre (d.u./acre). The gross density of the R-40 zoned
area (27.48 acres) where 504 multi-family residential units are proposed is 18.34 d.u./acre. The gross
density of both of the C-G zoned areas totaling 24.03 acres where 480 multi-family residential units
are proposed is 20 d.u./acre. Overall in the residential areas of the development, the gross density is
11.8 12.55 d.u./acre, which is consistent with the density desired in MU-C designated areas of 6 to 15
d.u./acre.
The proposed conceptual development plan depicts commercial (office/retail) uses adjacent to
Fairview Avenue, N. Locust Grove Road, and E. Pine Avenue (east of N. Webb Way and south of
Pine). Single-family, multi-family and vertically integrated residential uses are proposed internal to
the development, north of E. State Avenue with a portion of the multi-family on the north side of E.
Pine Avenue, west of N. Webb Way. Staff finds the proposed layout is generally consistent with the
conceptual MU-C plan depicted above. However, because the adjacent property to the west along the
north side of Pine is an industrial use and is designated on the FLUM as Industrial; and because Pine
Meridian City Council Meeting Agenda January 2, 2018 – Page 233 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 6
is a commercial arterial that is developing with higher density employment type uses, staff
recommends commercial uses be developed instead of high density residential between Pine and
State, west of Webb mirroring that proposed on the east side of Webb, south of State and north of
Pine. State Avenue will serve as a “break” between commercial and residential uses. The high-density
residential development may be relocated to the area north of the Jackson Drain adjacent to the other
multi-family development; or, single-family uses may develop in that area as currently proposed.
The current C-G zoning district is not specifically listed as an appropriate zoning district in the
Comprehensive Plan for MU-C designated areas; however, Council deemed the zoning appropriate
when the property was annexed in 2007 under the mixed use standards that were in effect at that time.
In reviewing development applications, the following items will be considered in Mixed Use and
specifically, MU-C areas: (Staff analysis in italics)
Development should comply with the general guidelines for development in all Mixed Use
areas. See guidelines and staff’s analysis below.
All developments should have a mix of at least three land use types. A variety of residential
housing types are proposed consisting of single-family detached, townhomes, multi-family
apartments) and vertically integrated live/work units; along with commercial and office uses
for a mix of land use types as required.
Residential uses should comprise a minimum of 20% of the development area at densities
ranging from 6 to 15 units/acre. Residential uses are proposed on approximately 6050% of the
site resulting in a gross density of 11.8 12.55 units/acre overall in residential areas. However,
Staff is recommending the multi-family portion of the development on the west side of Webb
between Pine and State is changed to commercial/office uses which may reduce this number if
the multi-family isn’t relocated elsewhere on the site.
Non-residential buildings should be proportional to and blend in with adjacent residential
buildings. Final design of non-residential buildings should comply with this requirement.
Vertically integrated structures are encouraged. A total of 40 vertically integrated townhomes
are proposed that will accommodate commercial development within the residential unit on the
ground floor.
Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, maximum building size should be limited to a 30,000 square-foot building footprint. For
community grocery stores, the maximum building size should be limited to a 60,000 square-
foot building footprint. For the development of public school sites, the maximum building size
does not apply. Only one of the proposed commercial building footprints exceeds 30,000 s.f. at
36,000’+/- (at the southwest corner of the site); others are well below that. This structure
should not exceed 30,000 s.f. unless it is a community grocery store or public school site; or,
public/quasi-public uses are proposed in excess of the required 5%. Although some of the 2-
story office buildings will be around 50,000 – 60,000 s.f., the footprint should not exceed
30,000 s.f.
Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space , libraries , and school s that
comprise a minimu m o f 5% of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement. Public and/or quasi-public spaces/places
such as those listed should be provided within the overall development.
In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area, such
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EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 7
as plaza or green space. The concept plan should be revised to include a minimum of 5%
common, usable areas as described.
Where the development proposes public and quasi-public uses to support the development above
the minimum 5%, the developer may be eligible for additional residential densities and/or
an increase to the maximum building footprint. If public/quasi-public uses are proposed
in excess of the minimum 5%, the 36,000+/- square foot building proposed at the southwest
corner of the site may be allowed.
The site plan should depict a transitional use and/or landscaped buffering between commercial
and existing low- or medium-density residential development. There is no existing low or
medium-density residential development abutting this site that requires buffering.
Community serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed use developments. Staff
considers this a large mixed use development; as such, it should contain some of these types
of uses.
All mixed use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians. Pedestrian pathways are proposed internally within the
development and adjacent to streets. There are no “neighborhoods” within this section as most
of the land is commercial and industrial; however, the adjacent arterial streets and proposed
collector street will make it easy for vehicles to access the site from nearby neighborhoods to
the north and west of this site. Segments of the City’s multi-use pathway system are also
designated on this site which will provide connectivity to/from adjacent developments.
Street sections consistent with the ACHD Master Street Map (MSM) are required within the
Unified Development Code. There is an industrial collector street designated north/south and
east/west through this site on the MSM; streets (N. Webb Way and E. State Ave.) are proposed
in accord with the MSM.
Sample uses appropriate in MU-C areas would include: All MU-N categories, community
grocer, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities ,
aut o servic e station, and retail shops , and other appropriate community-serving uses.
Appropriate zoning districts in the MU-C include: TN-R, TN-C, C-C, L-O, R-15 and R-40.
There are a mix of uses proposed consisting of retail, office and variety of residential options;
the proposed zoning for the single-family residential portion of the development is R-15 and the
proposed zoning for the multi-family residential portion of the development is R-40. The
existing C-G zoning was previously approved for this site and is proposed to consist of multi-
family residential, commercial retail and office uses. Future uses should be of the “community
serving” variety as noted above.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
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.” (3.07.01E)
The proposed single- and multi-family dwellings in the form of detached and attached
townhome) units, apartments and vertically integrated will contribute to the range of
housing opportunities available in the City. Staff is unaware of how “affordable”
homes/units in this development will be.
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Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
There are several direct accesses proposed to adjacent collector and arterial streets within
the commercial and multi-family sections of the development. Because the UDC (11-3A-3)
also restricts access to these streets, Council approval of these accesses is required.
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.
Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
Landscaping is required to be provided in common area lots within the subdivision in accord
with the standards listed in UDC 11-3G-3E and within the street buffers along E. Fairview
Avenue, N. Locust Grove Road, E. State Avenue, N. Webb Way, and E. Pine Avenue in accord
with the standards listed in UDC 11-3B-7C.
Provide housing options close to employment and shopping centers.” (3.07.02D)
The variety of housing options proposed with this development will be in close proximity to
nearby employment and shopping centers at Eagle/Fairview, Eagle/Ustick and
Eagle/Franklin; the medical school proposed southwest of the site at Locust Grove/Central
Drive; and, St. Luke’s hospital and medical center south of Franklin and east of Eagle Road.
Provide plazas and public areas and integrate them as destinations that provide places for
recreation, social gathering, and civic activities.” (4.04.01C)
Plazas and public gathering areas should be provided with this development in commercial
areas accordingly.
Provide for a wide diversity of housing types (single-family and multi-family arrangements)
and choices between ownership and rental dwelling units for all income groups in a variety of
locations suitable for residential development.” (3.07.03B)
The proposed development provides for diverse housing types consisting of single-family
detached homes, attached townhomes, multi-family apartments and vertically integrated
live/work units which will provided choices between ownership and rental dwelling units.
Require common area in all subdivisions.” (3.07.02F)
The UDC requires common open space to be provided for single-family and multi-family
developments as set forth in UDC 11-3G-3 and 11-4-3-27 respectively.
Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.”
The proposed multi-family portions of the development are located within walking distance of
Old Town, adjacent to a segment of the City’s multi-use pathway system that provides
recreational access along the Jackson Drain open space corridor and is near major access
thoroughfares (i.e. E. Fairview Ave., N. Locust Grove Rd., and E. Pine Ave.).
Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
Segments of the City’s regional pathway system are proposed through this site east/west
along the north side of the Jackson Drain and north/south along N. Webb Way, a future
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collector street, between Pine and Fairview Avenue in accord with the Pathways Master
Plan. This pathway is intended to eventually provide connections to pathways in adjacent
cities.
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)
The regional pathway proposed along the north side of the Jackson Drain stubs to the east
and west; and north/south between Pine and Fairview will link developments together and
promote neighborhood interconnectivity.
Diversify and balance the location of up to 1,200 square foot housing throughout the City
e.g. avoid concentration of one housing type in a geographical area). (3.07.01N)
The proposed diversity in housing types will prevent the concentration of one type of housing
in this area.
Improve and protect creeks (Fivemile, Eightmile, Ninemile, Tenmile, South Slough, and
Jackson and Evans drainage) throughout commercial, industrial and residential areas.”
The Jackson Drain runs east/west through this site and should remain open and be improved
and protected with development.
Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not
of concern.” (5.01.01E)
The Jackson Drain, which runs east/west through this site, is required to remain open and
not be piped. Staff recommends wrought iron fencing is required adjacent to the creek to
preserve public safety and views of the waterway.
Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
3.05.01J)
The proposed mixed use development should provide a wide variety of commercial and retail
opportunities for area residents.
Locate high density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02L)
Multi-family apartments are proposed adjacent to a linear open space corridor where the
Jackson Drain and a segment of the City’s multi-use pathway is located and in close
proximity to E. Fairview Ave. and E. Pine Ave., both major access thoroughfares.
Encourage high tech, research, pharmaceutical firms and high-quality research facilities.
4.01.01F).
The proposed commercial/office development should allow for businesses of this type in the
area of the City designated as The Core. The proposed residential uses should provide
nearby housing for employees of these facilities.
Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
With this development, E. State Street will be extended as a collector street from the east to
the west boundary to Locust Grove Road. A collector street is proposed to provide a
connection between E. Fairview and E. Pine Avenue. A local stub street is proposed at the
north end of the site to the west boundary for eventual connection to E. Wilson Lane (there is
a parcel with an existing structure on it that prevents the street from connecting).
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VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Districts:
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian comprehensive plan. Residential districts are distinguished by the
dimensional standards of the corresponding zone and housing types that can be accommodated
UDC 11-2A-1).
The purpose of the commercial districts is to provide for the retail and service needs of the
community in accordance with the Meridian comprehensive plan. Six (6) districts are designated
which differ in the size and scale of commercial structures accommodated in the district, the scale
and mix of allowed commercial uses, and the location of the district in proximity to streets and
highways (UDC 11-2B-1).
B. Schedule of Use:
UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the R-15 and R-40 zoning districts. Any use not explicitly listed, or listed as
a prohibited use is prohibited. Single-family detached and townhome dwellings are principally
permitted uses; and vertically integrated residential is a conditional use in the R-15 zoning
district; multi-family developments are a conditional use in the proposed R-40 zoning district.
UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the C-G zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited. Retail, restaurants, personal and professional services (including
offices) are all principally permitted uses; and multi-family is a conditional use in the C-G zoning
district. (See Table 11-2B-2 for other uses.)
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-7 and 11-2B-3 for the R-15, R-40 and C-G zoning districts
respectively.
D. Landscaping: Landscaping shall be required in accordance with the standards listed in UDC 11-
3B-7C, Street Buffer Landscaping; 11-3A-17, parkways; and, 11-3G-3E, common open space
areas.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family detached, townhomes, multi-family dwellings and vertically integrated residential; and,
11-3C-6B for non-residential uses.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards listed in UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual
ASM).
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Development Agreement (DA) Modification: The applicant has applied for a modification
to the existing development agreement (Inst. #108022893) for Pinebridge to update the
conceptual development for the site and update the text of the agreement in accord with the
proposed plan.
The previous development plan for the site that is proposed to be modified consisted of
approximately 3,000,000 square feet of commercial, light office, and multi-family residential
uses and a medical campus and included the 50+/- acre property that is now the Scentsy
Commons Campus to the east (see Exhibit A.2). A subsequent amendment removed the
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Scentsy property from the agreement.
Since the time this property was annexed, Pine Avenue has been extended between Locust
Grove and Eagle Road; a roundabout has been constructed at the intersection of E. Pine Ave.
and N. Webb Ave.; infrastructure has been completed to support the Scentsy Commons and
PKG Campuses.
Conceptual Development Plan: The proposed conceptual development plan included in
Exhibit A.2 is a refinement of the plan approved 10 years ago with the Pinebridge
development. It includes commercial components for office and retail and a variety of
residential housing types. The concept plan depicts commercial uses along adjacent arterial
streets (i.e. Fairview, Locust Grove and Pine); high density residential (480+/- units) along
the east side of Webb, north of E. State Avenue on the north end of the site and west of Webb
between State and Pine; and medium density residential (detached homes, attached
townhomes, vertically integrated) (353+/) units internal to the development north of E. State
Avenue on the west side of N. Webb Way. Streets, alleys and internal driveways are depicted
for circulation within the development and access to the proposed dwelling units and
commercial uses; parking is also depicted for the proposed commercial and multi-family
residential uses.
Conceptual building elevations were also submitted for commercial, townhome and single-
family detached homes proposed within the development along with floor plans for the
single-family detached homes and attached townhomes (see Exhibit A.5).
As discussed above in Section VII, staff is recommending the conceptual development
plan is revised to reflect commercial uses instead of multi-family residential in the area
west of Webb between State and Pine to mirror that on the east side of W. Webb Ave.
The multi-family units may be relocated to the area north of the Jackson Drain adjacent
to the other multi-family units; or, they may be removed entirely.
Additionally, due to the narrow width of Lots 2-20, Block 10 (24’) where townhomes are
proposed without alley access, staff is concerned that the appearance of these units will
be almost completely garage dominated with very little greenspace (up to 4’) resulting
from a minimum garage/parking pad width of 20 feet and no room for on-street
parking with 20-foot wide driveways for each lot. The same is true for Lots 2-22, Block
19 which are even narrower at 20-feet wide, except there will be no room for on-street
parking as the driveways will encompass the entire width of the lots. Therefore, staff
recommends the aforementioned lots in Blocks 10 and 19 are widened to allow for
single-family detached homes. Additionally, because no on-street parking is allowed
along W. Webb Way, the alley accessed townhomes in Block 18 will not have any on-
street parking. Therefore, Staff recommends a parking area is provided for guest
parking similar to that for Blocks 6 and 10. Staff recommends the concept plan is
revised to incorporate these changes and other changes that affect the site design as
recommended by Staff in Exhibit A.6 prior to the City Council meeting.
The proposed and recommended modifications to the concept plan will provide for a greater
variety of housing types in this area which will assist in supporting the proposed commercial
retail and office uses, as well as provide employment opportunities for existing and new
residents in the nearby vicinity. The recommended modifications will also make the plan
more in line with the vision and purpose of The Core as discussed above.
Note: The proposed vertically integrated residential project and multi-family development
will require conditional use approval prior to development.
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2. Annexation & Zoning
The applicant has applied for annexation and zoning of 0.07 of an acre of land with an R-15
medium high-density residential) (0.01 of an acre) and C-G (general retail and service
commercial) (0.06 of an acre) zoning district, consistent with the MU-C FLUM designation.
The land proposed to be annexed is at the corner of a parcel and is proposed to be dedicated
as right-of-way (ROW) for the extension of E. State Avenue; the remainder of the parcel is
not required to be included in the annexation application.
The legal descriptions 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
pursuant to Idaho Code section 67-6511A. Because there is already a development
agreement in place for the proposed development, staff recommends the legal
description included in the DA is amended to include the subject property.
3. Rezone
The applicant requests a rezone of 46.55 acres of land from the C-G (general retail and
service commercial) to the R-15 (medium high-density residential) zoning district.
A legal description is included in Exhibit C that shows the boundaries of the property
proposed to be rezoned.
The proposed rezone will allow the development of single-family residential uses, which will
contribute to the mix of uses desired within MU-C designated areas such as this. Because
development of this property is governed by the existing DA, which is proposed to be
modified as part of this application, a new DA is not recommended as a provision of the
rezone.
4. Preliminary Plat
The proposed plat depicts a total of 510 364 building lots consisting of 233 single-family, 84
multi-family and 47 commercial lots, and 50 common lots on 119.69 119.77 acres of land
consisting of 108 mixed use (28 commercial and 80 multi-family residential) building lots
and 28 mixed use common lots on 68.12 acres of land in the R-15, R-40 and C-G districts.;
and 353 single-family residential building lots consisting of 175 single-family detached lots,
138 single-family attached townhome lots, 40 attached live/work lots and 21 residential
common lots on 46.55 acres of land in the R-15 zoning district. Per the phasing plan included
in Exhibit A.3, the subdivision is proposed to develop in 13 14 phases beginning with the
single-family residential portions.
Proposed lots in the R-15 district for single-family residential uses start at range in size from
2,000 2,200 square feet (s.f.) to just over 4,000 s.f. with an average lot size of 3,246 s.f. with
lot dimensions of 20- to 35-feet wide by 100- to 125-feet deep.
Existing Structures: There are several existing structures depicted on the plat that are
proposed to be removed. Removal of these structures should take place prior to signature on
the final plat by the City Engineer for the phase in which they are located.
Dimensional Standards: Development of this site is required to comply with the
dimensional standards listed in UDC 11-2A-3B and 11-2A-7 for the R-15 district; 11-2B-3
for the C-G zoning district; and the subdivision design and improvement standards listed in
UDC 11-6C-3.
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The maximum block face length allowed in residential districts is 750 feet without an
intersecting street or alley. Where a pedestrian connection is provided, the maximum block
face may extend up to 1,000 feet in length. City Council may approve a block face up to
1,200 feet in length where block design is constrained by site conditions such as a large
waterway and/or a large irrigation facility. Staff has reviewed the proposed block lengths
and they’re all in compliance with and found that Block 10 that lies on the south side of
the Jackson Drain, exceeds the maximum length standard. Council approval for the
block length to extend up to 1,200 feet in length is required because the block design is
constrained by the adjacent waterway. However, the block length currently measures
approximately 1,540 feet which exceeds the most length that Council is able to approve;
therefore, the plan will need to be revised to at least meet the maximum block face
length of 1,200 feet if allowed by Council.
Traffic Impact Study (TIS)/Street Improvements: A TIS was prepared for the previous
development plan in 2007, which consisted of 550,000 s.f. of commercial space, 1,800,000
s.f. of office space, and 850 townhomes. It was estimated to generate 37,270 trips per day
with 3,880 occurring in the PM peak hour. Part of this project was constructed – the Scentsy
campus, located to the east on the west side of N. Eagle Road.
An updated Traffic Impact Study (TIS) was prepared for the proposed development by
Thompson Engineers which anticipated 229 single-family dwellings, 480 apartments, 108
townhomes, 96,000 s.f. of retail space and 417,000 s.f. of office space. It’s estimated to
generate 3,199 new trips per day, of which 1,038 trips will occur during the AM peak hour
and 1,325 trips will occur during the PM peak hour.
The TIS determined that the proposed development will generate less traffic that the current
approved development plan. See the TIS for more detailed information.
Based on the traffic study, ACHD is requiring the construction of a dedicated right turn lane
on Locust Grove Road at State Avenue to be constructed when State is constructed and
intersections Locust Grove. See ACHD’s required improvements in Exhibit B.7.
Streets: All streets within this development are proposed to be public.
North Webb Way is proposed to be extended as an industrial collector street north of E. Pine
Ave. to E. Fairview Ave; no on-street parking is allowed. North Webb Way south of Pine is
fully improved.
East State Ave. is also proposed to be extended as an industrial collector street from the east
boundary to the west boundary of the site to N. Locust Grove Road; a 14-foot wide parking
area is proposed along portions of the north side of the street with an attached 7-foot wide
sidewalk. ACHD is requiring additional right-of-way (ROW) to be dedicated so that the
parking and sidewalk is within the ROW. The UDC (11-3A-17C) requires minimum 5-foot
wide detached sidewalks to be constructed along all collector streets; therefore, the plans
should be revised accordingly.
Internal local streets within the development are required by ACHD to be minimum 33-foot
wide street sections with rolled curb, gutter and 5-foot wide attached sidewalks within 47 feet
of ROW to allow parking on both sides of the streets. Staff supports the increased width as it
allows for more on-street parking which is greatly needed with this development due to the
small lots sizes and lack of visitor parking. The plat has been revised to reflect compliance
with this requirement.
North Machine Avenue is required to be extended as proposed at the southeast corner of the
site to Pine Ave. consistent with ACHD’s prior action on Pinebridge and Scentsy Commons
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Subdivisions. North Nola Avenue is depicted in error within building lots in Block 6 and
needs to be removed from the plat.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3
unless otherwise waived by City Council. Where access via a local street is available, access
should be taken via the local street; where access to a local street is not available, the property
owner is required to grant cross-access/ingress-egress easements to adjoining properties.
There are several driveway accesses via the proposed collector streets for the multi-
family and commercial portions of the development that do not have access via a local
street; ACHD has approved these accesses. Council should approve a waiver for these
accesses if they deem appropriate; or, should restrict access as deemed appropriate in
accord with UDC 11-3A-3. Driveways generally align with driveways on the other sides
of the streets to reduce traffic conflicts.
A stub street (E. Wilson St.) is proposed at the north end of the development to the west; a
Fire Department approved temporary turn-around is required at the terminus because
the stub street exceeds 150 feet in length.
Staff recommends a driveway stub is provided on the northern portion of the property
within the commercial area at the east property boundary to Parcel #R7104250004
owned by Cortabitarte’s for future cross-access and interconnectivity with adjacent
parcels to the east. An alley is depicted on the north side of the multi-family
development to the east boundary; this should not be extended past the driveway to the
multi-family development. No other stub streets/driveways are proposed or
recommended to the east as the adjacent property is zoned I-L (Light Industrial) and
mostly developed with industrial uses consisting of trucking and wholesale uses that
have access via N. Hickory Ave.
Alleys: All alleys are required to be constructed in accord with the standards listed in UDC
11-6C-3B.5. Alleys are proposed for access to the lots in Blocks 6, 8, 11-12, and 16-18.
Alleys are required to be designed so that the entire length is visible from a public street.
The alley that provides access for the lots in Block 16 is not visible from a public street;
ACHD required a loop alley for access to these lots from N. Meadowglen Ave.; the site
plan should be reconfigured to comply with the aforementioned UDC standard and
ACHD’s requirements.
The street section for alleys shown on Sheet PP-02 of the plat complies with the required
standards.
The entrance to the alley from the public streets shall provide a minimum 28’ inside and 48’
outside turning radius. No parking is allowed on either side of the alley within 50’ of the alley
entrance as measured from the centerline of the alley.
Driveways: All driveway openings in curbs shall comply with the requirements of ACHD,
per UDC 11-6C-3C.
Common Driveways: Common driveways are required to comply with the standards listed
in UDC 11-6C-3D. A common driveway is proposed on Lot 9 for access to Lots 5-8, Block
11. If Lot 10 isn’t using the driveway for access, the driveway on that lot should be
located on the opposite site of the shared property line with the common driveway.
Parking: Off-street parking is required to be provided for single-family detached, attached
townhomes, multi-family and vertically integrated residential as set forth in UDC Table 11-
3C-6 and for non-residential uses as set forth in UDC 11-3C-6B.
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Parking for the multi-family portions of the development will be reviewed with the
conditional use permit application(s). Parking for the commercial portions of the
development will be reviewed at the time of Certificate of Zoning Compliance.
Bicycle parking is required to be provided for multi-family and non-residential uses per UDC
11-3C-6G in accord with the standards listed in UDC 11-3C-5C and will be reviewed with
the Conditional Use Permit and/or Certificate of Zoning Compliance as applicable.
On-street parking is prohibited along W. Webb Way and restricted to certain areas along the
north side of E. State Ave. where additional right-of-way is proposed for such. Parking is
allowed along internal local streets; however, with the width (i.e. 34-40’) of the lots proposed
for single-family detached homes with 20-foot wide driveways, not alot is left for parking.
Some off-street spaces are provided for guest parking within Blocks 6, 8 and 10 where the
townhomes and live/work units are proposed which will help. There is also off-street parking
proposed within the common areas in Blocks 7 and 10 where the swimming pool and sports
courts are located which will serve those uses but may also be available for overflow parking.
Staff recommends an off-street parking area is provided for Block 18 which has no on-
street parking.
Lighting: Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11.
Staff recommends pedestrian lighting is provided along the multi-use pathway within
the common area adjacent to the Jackson Drain.
Landscaping: Landscaping is required to be provided in the proposed development as set
forth in UDC 11-3B and 11-3G-3E. A conceptual landscape plan was submitted with this
application for the area proposed to be platted as shown in Exhibit A.4.
A minimum 10-foot wide street buffer is required adjacent to all local streets within the
development on land zoned C-G; a minimum 20-foot wide street buffer is required adjacent
to all collector streets within the development; and a minimum 25-foot wide buffer is
required adjacent to all arterial streets within the development in a common lot or dedicated
buffer as set forth in UDC Table 11-2B-3. In residential districts, the buffer is required to be
in a common lot owned and maintained by the Homeowner’s Association; in commercial
districts the buffer may be in a common lot or in a permanent dedicated buffer, maintained by
the property owner or business owner’s association per UDC 11-3B-7C.2.
Landscaping is required along all pathways as set forth in UDC 11-3B-12C.
Open Space/Site Amenities: Single-family/townhouse developments over 5 acres in size in
residential districts are required to comply with minimum open space and site amenity
requirements as set forth in UDC 11-3G-3.
Based on the R-15 zoned area (46.55 31.24 acres) where single-family detached/townhomes
are proposed and the R-40 zoned area (27.48 acres) where multi-family residential units are
proposed, a minimum of 10% (or 4.66 5.87 acres) qualified open space and 2 qualified site
amenities are required to be provided within that portion of the development. The applicant
proposes a total of approximately 12.5% (or 4.667.37acres) of qualified open space
consisting of internal common area, linear open space along the Jackson Drain, and street
buffers along collector streets in accord with UDC standards as shown in Exhibit A.4.
Qualified site amenities for the residential neighborhood consist of a swimming pool and
cabana, sports and tennis courts, tot lots/play areas for children and segments of the City’s
10-foot wide multi-use pathway system along the Jackson Drain and along Webb Ave. in
accord with UDC standards.
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Additional common open space & site amenities will be required with the multi-family
portion of the development per UDC 11-4-3-27C & D and will be reviewed with the
conditional use permit application. Parkways: Parkways are required t be constructed and
landscaped in accord with the standards listed in UDC 11-3A-17E. Six-foot wide parkways
are proposed adjacent to 40- and 56-foot wide street sections and along one side of the 40-
foot wide street section with parallel parking on one side of the street. If trees are proposed
within parkways that are less than 8 feet in width, root barriers are required per the
standards listed in UDC 11-3A-17E.
Tree Mitigation: Mitigation is required for all existing trees 4” caliper or greater that are
removed from the site with equal replacement of the total calipers lost on the site up to an
amount of 100% replacement as set forth in UDC 11-3B-10C.5.
Mitigation requirements are listed on the landscape plan based on the applicant’s meeting
with the City Arborist. A total of 12 trees are proposed to be removed from the site with
development totaling 132 caliper inches that require mitigation.
Pathways: Per the Pathways Master Plan, a segment of the City’s 10-foot wide multi-use
pathway system is planned north/south through this site from Pine to Fairview Avenue and
east/west along the north side of the Jackson Drain.
A multi-use pathway is proposed along the north side of E. Pine Avenue to N. Webb Way
and then north along the east side of Webb to Fairview Avenue and then to the east; another
segment of the pathway is proposed along the north side of the Jackson Drain from the east to
the west boundary of the site in accord with the Pathways Master Plan.
A public pedestrian easement is required to be submitted to the Planning Division for
the multi-use pathways on this site unless the pathway will be placed in the dedicated
right-of-way, in which case it should be covered under a pedestrian easement with
ACHD. The easement should be submitted prior to City Engineer signature on the final
plat for the phase in which it is located.
Pedestrian connections shall be constructed between buildings in the form of pathways
distinguished from vehicular driving surfaces through the use of pavers, colored or
scored concrete, or bricks. Pedestrian connections meeting this requirement shall also
be provided across N. Webb Way where the swimming pool and sports courts are
located as well as where the multi-use pathway crosses the collector street. A HAWK
signal shall be provided where the multi-use pathway crosses N. Webb Way if allowed
by ACHD.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17.
Minimum 5-foot wide detached sidewalks are required along all arterial and collector streets;
minimum 5-foot wide attached (or detached) sidewalks are required along all local streets
within the development. Where segments of the City’s multi-use pathway are required, the
sidewalk/pathway shall be widened to a minimum 10 feet in width.
Detached sidewalks are proposed along all internal streets except for the 40-foot wide street
section with parking on one side of the street (E. State Ave.) and the 47-foot wide street
sections (internal local streets).
Signage: A subdivision identification sign is proposed within the roundabout at the
Pine/Webb intersection. A separate sign permit is required for this sign and cannot be
approved with the subject application. A sign within the right-of-way will require
approval from ACHD through a license agreement.
Meridian City Council Meeting Agenda January 2, 2018 – Page 244 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 17
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 required to be provided to each
lot in the subdivision in accord with UDC 11-3A-15.
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.
Waterways: The Jackson Drain and Settlers Canal run east/west through this site. The
Jackson Drain is a natural waterway and should be protected during construction and remain
open as a natural amenity and not be piped or otherwise covered. The Settlers Canal is
proposed to be relocated and piped with development. Smaller irrigation ditches are proposed
to be relocated and/or piped.
Floodplain: This site is not within the floodplain.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6B and
11-3A-7. No fencing details are shown on the proposed conceptual landscape plan. A fencing
plan should be submitted with each final plat phase of development.
Staff recommends wrought iron fencing is constructed along the Jackson Drain to
protect public safety unless the applicant can demonstrate to the satisfaction of City
Council that public safety can be preserved without the addition of a fence.
Building Elevations: The applicant has submitted conceptual building elevation examples
for the single-family detached and attached (2 to 3-story townhomes) residential units,
live/work units and commercial buildings proposed within this development. The applicant’s
narrative states that the architectural style for the townhomes will be varied from traditional
to modern and contemporary to meet the requirements of the market (see Exhibit A.5). Staff
is concerned that the concept elevations submitted for single-family homes won’t actually fit
on the narrow lots proposed in this development. To address this concern, the applicant has
submitted floor plans for attached & detached homes that coincide with the lot sizes
proposed; elevations of structures that actually fit on the lots were not submitted but the
applicant states they will incorporate the architectural styles in the submitted concept
elevations. Because attached dwelling units require design review approval, staff is amenable
to seeing the detailed plans at that time. If Commission or Council is concerned about the
future design of the detached homes, the applicant should be required to submit more
detailed elevations; or, require the development agreement to be amended in the future
to include new elevations for those lots as detached homes don’t require review or
compliance with the Architectural Standards Manual.
No elevations were submitted for the multi-family structures. Because the portion of the site
where the apartments are located is not being annexed or rezoned and because a conditional
use permit (CUP) is required for the proposed use, staff did not require building elevations to
be submitted at this time since they will be reviewed with a future CUP application and
required to comply with the standards set forth in the Architectural Standards Manual (ASM).
Because the rear and/or sides of 2-story homes constructed on lots that abut the future
collector streets (N. Webb Way and E. State Ave.) will be highly visible, these elevations
should incorporate articulation through changes in two or more of the following: modulation
e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material
Meridian City Council Meeting Agenda January 2, 2018 – Page 245 of 559
EXHIBIT A
Pine 43 – MDA, AZ, RZ, PP H-2017-0058 PAGE 18
types, or other integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the adjacent public street. Single-story structures are exempt from
this requirement.
Certificate of Zoning Compliance: A Certificate of Zoning Compliance is required to be
submitted for all structures on the site except for single-family residential detached as set
forth in UDC 11-5B-1. The application shall be submitted and approved by the Planning
Division prior to submittal of an application for a building permit.
Design Review: All structures on the site except for single-family residential detached are
required to comply with the design standards listed in the Architectural Standards Manual. A
Design Review application is required to be submitted concurrently with the Certificate of
Zoning Compliance application.
In summary, Staff recommends approval of the proposed development agreement
modification, annexation, rezone and preliminary plat requests for this site with the modified
development agreement provisions and conditions listed in Exhibit A. 6 and Exhibit B of this
report in accord with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Existing & Proposed Conceptual Development Plan (REVISED)
3. Proposed Preliminary Plat (dated: 8/10/17) & Phasing Plan (REVISED 8/28/17)
4. Proposed Landscape Plan & Qualified Open Space Exhibit (REVISED)
5. Conceptual Building Elevations & Floor Plans
6. Proposed Changes to Development Agreement
B. Agency & Department Comments/Conditions
C. Legal Description for Annexation and Rezone Boundaries & Exhibit Map (REVISED)
D. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda January 2, 2018 – Page 246 of 559
EXHIBIT A
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Exhibit A.1: Vicinity/Zoning Map
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EXHIBIT A
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Exhibit A.2: Existing & Proposed Conceptual Development Plan
EXISTING CONCEPT PLAN
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EXHIBIT A
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PROPOSED CONCEPT PLAN (REVISED)
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EXHIBIT A
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Exhibit A.3: Proposed Preliminary Plat (REVISED 8/28/17) & Phasing Plan
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.4: Proposed Landscape Plan (REVISED) & Qualified Open Space Exhibit (REVISED)
Meridian City Council Meeting Agenda January 2, 2018 – Page 256 of 559
EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.5: Conceptual Building Elevations & Floor Plans
Architectural Range of Styles (Residential)
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EXHIBIT A
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Conceptual Floor Plans for Detached Units in R-15 Zone
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EXHIBIT A
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Conceptual
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.6: Proposed Changes to Development Agreement
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City’s Zoning
Ordinance codified at Meridian Unified Development Code § 11-2B-2 which are herein specified as
follows:
Construction and development of 61 building lots and 21 common lots on 170 +/- acres in the proposed
C-G zone pertinent to the AZ-07-006 and RZ-07-010 applications. 510 414 lots on 119.69 119.77 acres
of land consisting of 108 47 mixed use (28 commercial and 80 multi-family residential) building lots &
28 24 mixed use common lots on 73.21 61.05 acres of land in the C-G district; and 353 317 residential
building lots consisting containing of 175 233 single-family detached, 138 single-family attached and
40 attached live/work residential units on 31.24 acres of land in the R-15 zoning district consisting of
123 single-family detached units and 110 attached townhome units (19 of which may incorporate
vertically integrated uses), 504 multi-family residential units on 27.48 acres of land in the R-40 zoning
district and 24 26 residential common lots on 46.56 acres of land in the R-15 zoning district.
Staff recommends the following modifications to the Applicant’s request:
Construction and development of 510 364 building lots [consisting of 233 single-family lots (123
detached lots, 91 attached townhome lots, and 19 live/work lots), 84 multi-family and 47 commercial
lots) and 50 common lots on 119.69119.77 acres of land consisting of 108 mixed use (28 commercial
and 80 multi-family residential) building lots & 28 mixed use common lots on 73.2114 acres of land in
the R-15, R-40 and C-G zoning districts; and 353 residential building lots consisting of 175 single-
family detached, 138 single-family attached and 40 attached live/work & 2421 residential common lots
on 46.5556 acres of land in the R-15 zoning district.
Reason: The numbers noted were incorrect and the plans have been revised based on the Commission’s
recommendation.
Note: These numbers will likely change with revisions requested by Staff in Exhibit B and need to be
updated after submittal of a revised plan.
Updated per the revised plan:
Construction and development of 47 mixed use building lots on 61.05 acres of land in the C-G
district; and 317 residential building lots containing 233 single-family residential units consisting of
123 single-family detached units and 110 attached townhome units (19 of which may incorporate
vertically integrated uses) on 31.24 acres of land in the R-15 zoning district, and 504 multi-family
residential units on 27.48 acres of land in the R-40 zoning district on 119.77 acres of land.
4.2 No change in the uses specified in this Agreement shall be allowed without modification of this
Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following special conditions:
1. Development of the property shall substantially comply with the conceptual site plan and elevation
submitted with the subject application and the concepts outlined below; attached herein and
incorporated as EXHIBIT A1; the conceptual site plan depicts the general nature and relative
location of certain components for development of the property and it is the intent of this
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EXHIBIT A
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Development Agreement to allow sufficient flexibility at the time of detailed planning and
subdividing to allow adjustments to building size and location(s) and site plan while still
maintaining the general intent of the conceptual plan and provisions of the Development Agreement
as determined by the Planning Director.
Area B shown on the conceptual plan and designated as High Density Multi-Family Residential in
the R-40 Zone shall be allowed the above stated flexibility in its final design and site plan to
accommodate a variety of designs that may include traditional apartments, a possible component of
senior housing apartments and high density attached residential units and/or assisted living uses as
allowed in the R-40 Zone. The development of Area B as stated is required to obtain a Conditional
Use Permit for the final design and development; and as such Conditional Use Permit will guide the
final site plan and development; and flexibility shall be allowed for the final site plan and the
variety of the types of high density residential designs without requiring a modification to the
Development Agreement, as determined by the Director.
The conceptual elevations contained herein show a broad range of architectural styles for the
residential portions of the PINE43 project, including traditional, modern/contemporary and urban
styles which may include bungalow/craftsman, prairie, urban/modern and contemporary designs.
The maximum building height in the R-15 Zone is 40.00 feet and shall allow the construction of
three story residential units, both attached and detached. Commercial uses may be incorporated into
the Live/work units as allowed Vertically Integrated Uses. The attached Townhouse and Live/Work
categories shall also be allowed to incorporate residential units above the garages as residential
studio apartments to provide additional residential housing within PINE43.
Similarly commercial buildings may incorporate a wide range of architectural styles that range from
traditional to modern designs. Elevations submitted with the subject application and the concepts
outlined below.
2. Pine Street shall be extended to Locust Grove prior to issuance of any Certificate of Occupancy for
buildings that would require access to Pine Avenue. Pine Avenue and roundabout shall be
landscaped in accordance with the plan; and the Pine43 logo and signage will be allowed within the
roundabout to identify the project and Pine43 community, prior to issuance of Certificate of
Occupancy permits.
Staff recommends the following modifications to the Applicant’s request:
Pine Avenue and roundabout shall be landscaped in accordance with the plan; and the Pine43 logo
and signage will be allowed within the roundabout to identify the project and Pine43 community,
prior to issuance of Certificate of Occupancy permits. All signage is required to obtain a separate
sign permit; a license agreement with ACHD will be required for the sign within the right-of-way.
Reason: Staff wants it to be clear that the sign is NOT approved with this application and requires
separate permits.
3. Where there are existing utilities and where the surrounding public roads are fixed, the developer
shall be allowed up to 7 4 occupancy permits prior to final plat recordation. The Planning Director
and the Development Services Manager of the City of Meridian may consider allowing additional
occupancy permits (not to exceed 13) if the administration of the previous 7 seems to be efficient
and in the City’s best interest.
Staff recommends the following modifications to the Applicant’s request:
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EXHIBIT A
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Where there are existing utilities and where the surrounding public roads are fixed, the developer
shall be allowed up to 4 occupancy permits on the commercial portions of the development that are
deemed to be an original parcel of record as defined by UDC 11 -1A-1, prior to final plat
recordation.
Reason: There are 10 original parcels of record on this site which would otherwise be allowed
building permits if a plat wasn’t proposed. Services are available to be extended to the
commercial lots abutting the adjacent arterial streets without construction of infrastructure
associated with the subdivision.
4. The following concepts shall be employed in the development of the property:
a. General massing of buildings, roundabouts and landscape islands in streets shall be
constructed as generally shown on the preliminary plat and conceptual site plan prepared by Stanley
Consultants, Inc., dated 3-5-07 General building locations, Round-About and landscape shall be
constructed as generally depicted on the conceptual plan and landscape plan incorporated herein as
EXHIBITS A1 A.2 and A.4.
Staff recommends the following modifications to the Applicant’s request:
General building locations, Round-About and landscape shall be constructed as generally depicted
on the conceptual plan and landscape plan incorporated herein as EXHIBITS A1 A.2 and A.4.
b. Pedestrian connections shall be constructed between buildings in the form of pathways
distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete,
or bricks. Pedestrian connections meeting this requirement shall also be provided across N. Webb
Way where the swimming pool and sports courts are located as well as where the multi-use
pathway crosses the collector street. A HAWK signal shall be provided where the multi-use
pathway crosses N. Webb Way if allowed by ACHD.
c. Structures shall be built adjacent to roadways with a majority of the parking to the rear and
sides of the structures. Not to preclude the commercial buildings from having a front door presence
along arterial roadways and in accordance with the attached site plan incorporated herein as
EXHIBIT A.2.
d. Common areas with site amenities (i.e., plazas/courtyards, water features, picnic areas,
flower gardens, public art, etc.) are encouraged to be included within the office/retail portion of the
development and will be required in the multi-family portion of the development. that include
pathway connections, landscaped areas for gathering the community, residential amenities that
include swimming pools, tennis and sports courts and tot lots and open play areas.
e. Structures should be oriented toward each other or the adjacent street(s) if there is no
parking in the front of the building;
f. Windows, awnings, or arcades totaling at least 30% of the length of the façade should be
provided for facades that are viewable from other structures;
g. Provide walkways at least 8 feet in width for any aisle length that is greater than 150 parking
spaces or 200 feet away from the main building entrance;
h. Exterior building walls should demonstrate the appearance of high quality materials of
stone, brick, wood, or other native materials (acceptable materials include tinted or textured
masonry block, textured masonry block, textured architectural coated concrete panels, or stucco or
stucco like synthetic materials – smooth faced concrete block, tilt-up concrete panels, or
prefabricated steel panels are prohibited except as accent materials.
i. The building design shall incorporate at least 2 changes in one or a combination of the
following: color, texture and materials;
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j. Rooflines shall demonstrate 2two or more of the following: overhanging eaves, sloped or
flat roofs designs are allowed with two or more roof planes, varying parapet heights, and cornices;
Staff recommends the following modification to the Applicant’s request:
Rooflines shall demonstrate two (2) or more of the following: overhanging eaves, sloped roofs
with two or more roof planes, flat roofs with varying parapet heights, or cornices. or flat roof
designs are allowed with two or more roof planes or varying parapet heights, and cornices;
k. The primary building entrances shall be clearly defined by the architectural design of the
building.
l. A Conditional Use Permit for the multi-family portion of this development shall be
submitted prior to submitting for final plat approval on that area.
Staff recommends the following additional provisions are added to the agreement based on the
proposed development plan:
5. The Jackson Drain shall remain open as a natural amenity and not be piped or otherwise covered;
and shall be improved and protected with development. A 6-foot tall wrought iron fence shall be
constructed along the drain to preserve public safety.
6. Non-residential buildings should be proportional to and blend in with adjacent residential
buildings.
7. Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, maximum building size shall be limited to a 30,000 square-foot building footprint. For
community grocery stores, the maximum building size should be limited to a 60,000 square-foot
building footprint. For the development of public school sites, the maximum building size does not
apply. The structure shown at the southwest corner of the site with a footprint of approximately
36,000 square feet is not approved unless it is one of the aforementioned uses; or, where the
development proposes public and quasi-public uses to support the development above the minimum
5%, the developer may be eligible for additional residential densities and/or an increase to the
maximum building footprint.
8. Supportive and proportional public and/or quasi-public spaces and places including but not limited
to parks, plazas, outdoor gathering areas, open space, libraries , and schools that comprise a
minimu m of 5 % of the development area are required. Outdoor seating areas at restaurants do
not count towards this requirement.
9. In developments where multiple commercial and/or office buildings are proposed (not residential),
the buildings shall be arranged to create some form of common, usable area, such as plaza or green
space.
10. Community serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings,
or public safety facilities should be provided within the development.
11. Because the rear and/or sides of 2-story homes constructed on lots that abut the future collector
streets (N. Webb Way and E. State Ave.) will be highly visible, these elevations shall incorporate
articulation through changes in two or more of the following: modulation (e.g. projections, recesses,
step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated
architectural elements to break up monotonous wall planes and roof lines that are visible from the
adjacent public street. Single-story structures are exempt from this requirement.
12. The proposed vertically integrated residential project in the R-15 zoning district and multi-family
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EXHIBIT A
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development in the C-G R-40 zoning district will require conditional use approval prior to
development, as set forth in UDC Tables 11-2A-2 and 11-2B-2 respectively.
AN AMENDED LEGAL DESCRIPTION IS REQUIRED TO BE SUBMITTED TO INCLUDE THE
ANNEXATION AREA IN THE BOUNDARY OF THE PRELIMINARY PLAT
LEGAL DESCRIPTION OF THE PROPERTY SUBJECT TO THE DEVELOPMENT AGREEMENT
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.3, dated 8/28/2017, is approved subject to the following
changes:
a. The title of the 56.0’ street section depicted on Sheet PP-02 should be revised as follows: “Typical
56’ Street Section”.
b. Street buffers are required as follows: a minimum 10-foot wide street buffer is required adjacent to all
local streets in the C-G zoning district; a minimum 20-foot wide street buffer is required adjacent to
all collector streets (i.e. W. Webb Way and E. State Ave.); and a minimum 25-foot wide buffer is
required adjacent to all arterial streets (i.e. E. Pine Ave. and E. Fairview Ave.) within the
development in a common lot or dedicated buffer as set forth in UDC Table 11-2B-3. In residential
districts, the buffer is required to be in a common lot owned and maintained by the Homeowner’s
Association; in commercial districts the buffer may be in a common lot or in a permanent dedicated
buffer, maintained by the property owner or business owner’s association per UDC 11-3B-7C.2.
Correct the scale on Sheet PP-01 of the plat (should be 1”=200’).
c. Extend E. Drucker Drive and E. Jewel Street to the west property boundary so the alley that provides
access to the lots in Block 16 complies with UDC 11-6C-3B.5e and is visible from a public street; or
otherwise reconfigure this area to comply with UDC standards.
d. Minimum 5-foot wide detached sidewalks are required along all collector (N. Webb Way and E. State
Ave.) and arterial streets (E. Pine Ave. & E. Fairview Ave.) in accord with UDC 11-3A-17C. Except
for where a multi-use pathway is required in which case the walkway shall be 10-feet wide.
e. Reconfigure access to the lots in Block 13 so that the entire length of the alley is visible from a public
street in accord with UDC 11-6C-3A.5e.
f. Provide a driveway stub in the commercial area on the northern portion of the property at the east
boundary to Parcel #R7104250004 (owned by Cortabitarte’s) for future cross-access and
interconnectivity between the commercial area and adjacent parcels to the east.
g. A Fire Department approved temporary turn-around is required at the west end of Wilson Lane
because the stub street exceeds 150 feet in length.
h. An off-street parking area shall be provided for the alley accessed townhomes in Block 18 15 that
front on W. Webb Way similar to that proposed in Blocks 6 and 10.
i. Remove the alley stub at the east boundary of the site on the north side of the multi-family
development; the terminus of the driveway should be at the entry to the multi-family development.
j. Block 10, that lies on the south side of the Jackson Drain, exceeds the maximum block face length
allowed in residential districts of 750 feet without an intersecting street or alley. Council approval for
the block length to extend up to 1,200 feet in length may be approved because the block design is
constrained by the adjacent waterway (i.e. Jackson Drain). However, the maximum block face length
that can be approved is 1,200 feet; therefore, that plat will need to be revised either way.
1.1.2 The landscape plan included in Exhibit A.4 is approved subject to the following changes:
a. Depict wrought iron fencing along the Jackson Drain to protect public safety unless the applicant can
demonstrate to City Council’s satisfaction that public safety can be preserved without the addition of
a fence.
b. Reflect the changes required to the preliminary plat above in condition #1.1.1.
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c. Street buffer landscaping is required to be depicted as set forth in UDC Table 11-2B-3, as stated
above in condition #1.1.1b, in accord with the standards listed in UDC 11-3B-7C.
d. Depict fencing location and details in accord with the standards listed in UDC 11-3A-6B and 11-3A-7
if proposed.
e. Depict a 10-foot wide sidewalk/multi-use pathway within the street buffers along E. Pine Avenue and
N. Webb Way and along the north side of the Jackson Drain as required by the Park’s Department in
accord with the Pathways Master Plan.
f. If trees are proposed within parkways less than 8-feet in width, root barriers are required in accord
with the standards listed in UDC 11-3A-17E.
g. Depict pedestrian lighting along the multi-use pathway within the common area adjacent to the
Jackson Drain; submit a detail for the lighting fixtures.
1.1.3 Common driveways are required to comply with the standards listed in UDC 11-6C-3D including, but not
limited to the following:
a. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,
building envelope, and orientation of the lots and structures on lots accessed via the common
driveway.
b. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include
a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.
1.1.4 A minimum of 7.37 acres) of qualified open space is required to be provided within the R-15 and R-40
zoned portions of the development as proposed on the revised Open Space Exhibit included in Exhibit
A.4.
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.
1.1.6 In accord with UDC 11-3A-3 which limits access points to collector and arterial streets, City
Council approval of all or a portion of the driveways proposed via E. Pine Ave. and E. Fairview
Avenue (both arterial streets); and N. Webb Way and E. State Ave. (both collector streets) is
required.
1.1.7 Removal of existing structures shall take place prior to signature on the final plat by the City Engineer for
the phase in which they are located.
1.1.8 A public pedestrian easement is required to be submitted to the Planning Division for the multi-use
pathway on this site unless the pathway will be in the right-of-way in which case it should be covered
under a pedestrian easement with ACHD. The easement shall be submitted prior to City Engineer
signature on the final plat for the phase in which it is located.
1.1.9 Because the rear and/or sides of 2-story homes constructed on lots that abut the future collector streets (N.
Webb Way and E. State Ave.) will be highly visible, these elevations should incorporate articulation
through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break
up monotonous wall planes and roof lines that are visible from the adjacent public street. Single-story
structures are exempt from this requirement.
1.1.10 A Certificate of Zoning Compliance and Design Review application is required to be submitted to the
Planning Division for approval prior to submittal of building permits applications for all structures on the
site except for single-family detached homes. All structures except for single-family detached homes shall
comply with the standards listed in the Architectural Standards Manual.
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1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-15, R-40 and C-G zoning districts listed
in UDC Tables 11-2A-7 and 11-2B-3, respectively.
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.
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 single-
family dwellings.
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.
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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.
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 A street light plan will need to be included with each 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
2.1.2 Several additional water and sewer main connections/easements are needed beyond those proposed in the
conceptual engineering that was provided in the application, including but not limited to extensions to
parcels R7104250004 (Cortabitarte), and R7104250007 (Food Service of America). There appears to be
opportunities to eliminate dead ends and parallel water mains, and to that end, the applicant shall be
required to coordinate water and sewer mainline sizing and routing with each phase of the development
with Meridian Development Services. All existing mainline stubs must be used or abandoned at the main
per the City of Meridian Supplemental Specifications and Drawings to the Idaho Standards for Public
Works Construction.
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
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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 12-13-8.3). 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. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
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, 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 improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B.
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 compl y 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 11-12-3H.
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.
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2.2.18 The design 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 A street light plan will need to be included in the civil construction plans. 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 at http://www.meridiancity.org/public_works.aspx?id=272.
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 had no comments on this application.
4. FIRE DEPARTMENT
4.1 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a
clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per
International Fire Code Section 503.2.
4.2 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving
surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall
have parking only on one side. These measurements shall be based on the drivable surface dimension
exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to
accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and
D103.6.1 and D103.6.2.
4.3 To increase emergency access to the site, a minimum of two points of access will be required for any
portion of the project which serves more than 30 homes, as set forth in International Fire Code Section
D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full
development as set forth in International Fire Code Section D104.3.
4.4 ALLEY – In all cases, right of ways shall be a minimum of 20’ in width. The entrance to the alley from the
public street shall provide a minimum twenty-eight foot (28’) inside and forty-eight foot (48’) outside turning
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radius. No parking shall be allowed on either side of the street. The minimum distance for alley accessed
properties shall be 20’ from the face of a garage to the property line. (International Fire Code Section 503.4)
4.5 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway
greater than 150 feet in length that is not provided with an outlet shall be required to have
an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
4.6 Requirements for dead-end fire apparatus access roads that are between 500’-750’ in
length are as follows: 1) Roadways shall be built to Ada County Highway District cross
section standards and have a clear driving surface of 26-feet in width available at all times
and shall have no parking; 2) Streets less than 32-feet in width shall have no parking on
one side; and 3) Streets more than 39-feet in width shall be allowed to have parking on both
sides. These measurements shall be based on the drivable surface dimension. Special
approval is required for access roads over 750’ in length per International Fire Code Table
D103.6.1. and D103.6.2. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
4.7 A phasing plan with roadway and temporary roadways shown shall be provided to the Fire
Official prior to construction.
4.8 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4.9 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed
load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs.
4.10 A Fire Department approved temporary turn-around is required at the terminus of E. Wilson
Street at the west boundary of the site because the stub street exceeds 150 feet in length.
5. REPUBLIC SERVICES
5.1 Submit details of the proposed trash enclosures along with a site plan showing the location of said
enclosures for approval prior to submittal of a Certificate of Zoning Compliance application to the
Planning Division.
6. PARKS DEPARTMENT
6.1 Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site in
accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy Huff, City Arborist, at 208-489-
0589 to confirm mitigation requirements for the site prior to removal of any trees.
6.2 Construct segments of the City’s multi-use pathway system on the site in accord with the Pathways
Master Plan; coordinate the construction of the pathway with the Park’s Department.
6.3 A public pedestrian easement is required to be submitted to the Planning Division for the multi-use
pathways on the site if they lie outside of ACHD’s right-of-way at the time of development applications
for the applicable phase of development. Contact the City’s Pathways Project Manager for specific
requirements and information at 208-888-3579.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate right-of-way to total 62-feet from the centerline of Fairview Avenue abutting the site.
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7.1.2 Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue located a minimum of 55 -feet
from the centerline of the roadway abutting the site. Provide a permanent right-of-way easement if the
detached sidewalk is located outside of the dedicated right-of-way.
7.1.3 Repair or replace any broken or deteriorated curb, gutter, and sidewalk on Pine Avenue, Locust Grove
Road, and Webb Avenue south of Pine abutting the site.
7.1.4 Construct a dedicated right turn lane on Locust Grove Road at State Avenue. The turn lane shall be
constructed when State Avenue is constructed and intersects Locust Grove Road.
7.1.5 Construct Webb Avenue north of Pine Avenue as a 36-foot wide collector street section with vertical curb
and gutter within 40-feet of right-of-way with a 6-foot wide planter strip and 5-foot wide detached
concrete sidewalk located outside of the right-of-way on the west side of the roadway and a 10-foot wide
detached concrete pathway on the east side of Webb Avenue. Install “NO PARKING” signs on both sides
of Webb Avenue. If street trees are desired then 8-foot wide planter strips are required. Provide a
permanent right-of-way easement if the detached sidewalks are located outside of the dedicated right-of-
way.
7.1.6 Construct State Avenue as a 36-foot collector street section with vertical curb and gutter on the south side
of the roadway within 40-feet of right-of-way. Construct a 6-foot wide planter strip and 5-foot wide
detached concrete sidewalk outside of the right-of-way on the south side of State Avenue, as proposed.
On the north side of State Avenue outside of the dedicated right-of-way, to construct a 14-foot wide
parking area vertical curb, gutter, and a 7-foot wide attached concrete sidewalk, as proposed. If street
trees are desired then 8-foot wide planter strips are required. Provide a permanent right-of-way easement
if the sidewalks are located outside of the dedicated right-of-way.
7.1.7 Construct Nola Avenue north of State Avenue with two 20-foot wide travel lanes, a 10-foot wide center
landscape island, vertical curb, and gutter within 56-feet of right-of-way, with a 6-foot wide planter strip
and 5-foot wide detached concrete sidewalks located outside of the right-of-way, as proposed. Plat the
center landscape island as right-of-way owned by ACHD. If street trees are desired then 8-foot wide
planter strips are required. Provide a permanent right-of-way easement if the detached sidewalks are
located outside of the dedicated right-of-way.
7.1.8 Construct Presidential Drive west of Webb Avenue two 20-foot wide travel lanes, a 10-foot wide center
landscape island, vertical curb, and gutter within 56-feet of right-of-way, with a 6-foot wide planter strip
and 5-foot wide detached concrete sidewalks located outside of the right-of-way, as proposed. Plat the
center landscape island as right-of-way owned by ACHD. If street trees are desired then 8-foot wide
planter strips are required. Provide a permanent right-of-way easement if the detached sidewalks are
located outside of the dedicated right-of-way.
7.1.9 Construct the internal local streets as 33-foot street sections with rolled curb, gutter, and a 5-foot wide
attached concrete sidewalk within 47-feet of right-of-way.
7.1.10 Construct one knuckle at the Wingate/Winslow intersection, as proposed.
7.1.11 If the 6 off street parking stalls on Presidential Drive are to remain, then the parking stalls shall be located
completely outside of the right-of-way and the curb, gutter, and sidewalk should wrap around the outside
of the parking area.
7.1.12 Construct Machine Avenue as a 40-foot wide commercial street section with vertical curb, gutter, and a 5-
foot wide concrete sidewalk within 54-feet of right-of-way.
7.1.13 Construct the following alleys as, 20-foot wide residential alleys within 20-feet of right-of-way, as
proposed:
2 north/south alleys, to run between Drucker Drive and Jewel Street.
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1 east/west alley, to run between Summerbrook Avenue and Nola Avenue.
1 east/west alley, to run between Wingate Avenue and a local street.
7.1.14 Construct connection segments of alleys as shown on page 16.
7.1.15 Construct Webb Avenue to intersect Fairview Avenue, 180-feet east of the west property line.
7.1.16 Construct State Avenue to intersect Locust Grove Road, 230-feet north of the south property line.
7.1.17 Construct the following streets to intersect Webb Avenue, north of Pine Avenue:
Wilson Street, located, 510-feet south of Fairview Avenue.
Jewel Street, located, 700-feet south of Fairview Avenue.
Drucker Drive, located, 1,220-feet south of Fairview Avenue.
Winslow Drive, east and west of Webb Avenue, located, 1,535-feet south of Fairview Avenue.
Presidential Street, east and west of Webb Avenue, located a, 2,015-feet south of Fairview Avenue.
State Avenue, east and west of Webb Avenue, located, 2,295-feet south of Fairview Avenue.
7.1.18 Construct the following streets to intersect State Avenue:
Summerbrook Avenue, located, 270-feet east of Locust Grove Road.
Nola Avenue, located, 600-feet east of Locust Grove Road.
Wingate Avenue, located, 150-feet west of the east property line.
7.1.19 Construct one stub street to the west, Wilson Street, located 510-feet south of Fairview Avenue. Install a
sign at the terminus of Wilson Street which states, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
7.1.20 Construct a temporary cul-de-sac turnaround at the terminus of Wilson Street. The turnaround should be
paved, and be the same dimensional standards as a standard cul -de-sac turnaround. If the temporary cul-
de-sac turnaround encroaches onto a building lot, then the entire lots should be encumbered by the
easement and identified on the plat at a non-buildable lot.
7.1.21 Close the 8 existing driveways on Fairview Avenue with the construction of sidewalk, as proposed.
7.1.22 Construct one 34-foot wide right-in/right-out only driveway onto Fairview Avenue, located 450-feet east
of the Webb Avenue. Install a 6” raised median to restrict the driveway to right-in/right-out only. The
median should extend 75-feet beyond either side of the driveway.
7.1.23 Construct one 60-feet wide driveway onto Pine Avenue, with two 20-foot wide travel lanes and a center
landscape island, located 460-feet east of Nola on the north side of Pine Avenue, as proposed. Construct
the driveway as a curb return type driveway with a 30-foot radius.
7.1.24 Construct 4 driveways onto Webb Avenue north of Pine Avenue as curb return type driveway with a 30-
foot radius, located as follows:
One 20-foot wide driveway on the west and one 30-foot wide driveway on the east side of Webb Avenue,
located 320-feet south of Fairview Avenue.
One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center landscape
island, located, 700-feet south of Fairview Avenue. This driveway is proposed to align centerline to
centerline with Jewel Street on the west side of Webb Avenue.
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One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center landscape
island, located, 1,220-feet south of Fairview Avenue. This driveway is proposed to align centerline to
centerline with Drucker Drive on the west side of Webb Avenue.
7.1.25 Construct 5 driveways onto State Avenue as curb return type driveway with a 30-foot radius, located as
follows:
One 30-foot wide driveway, located 270-feet east of Locust Grove Road.
One 36-foot wide driveway, located 620-feet east of Locust Grove Road.
One 30-foot wide driveway located 1,200-feet east of Locust Grove Road.
One 30-foot wide driveway, located 185-feet east of Webb Avenue.
One 30-foot wide driveway, located 785-feet east of Webb Avenue.
7.1.26 Construct one new driveway on Webb Avenue located 630-feet south of Pine Avenue. This driveway is
restricted to a maximum width of 36-feet.
7.1.27 Construct one driveway on Machine Avenue located 385-feet south of Pine Avenue. This driveway is
restricted to a maximum width of 36-feet.
7.1.28 Driveways onto Wilson Street and Summerbrook Avenue shall be located a minimum of 75-feet from the
nearest intersection, and be restricted to a width of 36-feet.
7.1.29 Pave all of the driveways their full width at least 30-feet into the site beyond the edge of pavement of the
adjacent roadway.
7.1.30 Other than the access specifically approved with this application, direct lot access is prohibited to
Fairview Avenue, Pine Avenue, Locust Grove Road, Webb Avenue north of Pine, and State Avenue and
should be noted on the final plat.
7.1.31 Payment of impacts fees are due prior to issuance of a building permit.
7.1.32 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to
District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file number)
for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping
proposed within ACHD right-of-way or easement areas.
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7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant
at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be
required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event
any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and
approved supplements, Construction Services procedures and all applicable ACHD Standards unless
specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of
ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed
by the applicant or the applicant’s authorized representative and an authorized representative of ACHD.
The burden shall be upon the applicant to obtain written confirmation of any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require additional improvements to the transportation system at that time. Any change in the planned
use of the property which is the subject of this application, shall require the applicant to comply with
ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the
requirements or other legal relief is granted by the ACHD Commission
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C. Legal Description for Annexation & Rezone Boundaries & Exhibit Maps (REVISED)
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D. Required Findings from Unified Development Code
1. Annexation and 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, the Council shall
make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Applicant proposes to annex and zone 0.07 of an acre of land for the extension of E. State Ave. at
the southwest corner of the site. The City Council finds the map amendment complies with the
applicable provisions of the Comprehensive Plan. (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-15 and R-40 zoning districts 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 map amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the developer.
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 the small portion of property (0.07 of an acre) at the southwest
corner of the development for the extension of E. State Ave. is in the best interest of the City.
2. Preliminary Plat Findings:
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;
The City Council finds that the proposed plat is in conformance with the Comprehensive plan if the
site is developed in accord with the conditions of approval in Exhibit B. (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;
The City Council finds that public services are available and are adequate to serve the proposed
development. (See Exhibit B of the Staff Report for more details 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 development at their
own cost, the City Council finds that the subdivision will not require the expenditure of capital
improvement funds.
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d. There is public financial capability of supporting services for the proposed development;
Based on comments from public service providers in Exhibit B, the City Council finds there is public
financial capability of supporting services for the proposed development. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
The City Council is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist on this
site.
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