Pollard Subdivision AZ, PP H-2019-0021ADA COUNTY RECORDER Phil McGrane 2019-060655
BOISE IDAHO Pgs=70 NIKOLA OLSON 07/10/2019 12:02 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2, Tomlinson Family Trust Dated April 7, 1982, Owner
3. Brighton Development, Inc., Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
this day of 2019, by and between City of Meridian, a municipal
corporation of the State of aho, hereafter called CITY whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642 and Tomlinson Family Trust Dated April 7, 1982, whose address is 2929
W. Navigator Dr., Suite 400, Meridian, ID 83642 and hereinafter called OWNER and Brighton
Development, Inc., whose address is 2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
hereinafter called 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 § 67-6511A provides that cities may, by ordinance,
require or permit as a condition Of zoning that the Owner and/or Developers
make a written commitment concerning the use or development ofthe 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, Owner and/or Developer have submitted an application foi• the
annexation and zoning of 77.33 acres of land,, described in Exhibit "A", to the
C -G (General Retail and Service Commercial) and R-8 (Medium Density
Residential) zoning districts, under the Unified Development Code, which
generally describes how the Property will be developed and what
improvements will be made; and
1.5 WHEREAS, Owner and/or Developer made representations at the public
hearings both before the Meridian Planning & Zoning commission and before
the Meridian City Council, as to how the Property will be developed and what
improvements will be made; and
DEVELOPMENT AGREEMENT—POLLARD SUBDIVISION (H-2019-0021) PAGE 1 or 10
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ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER:
Tomlinson Family Trust Dated April 7,1982
e, —
ByW
��
DEVELOPER:
Brighton Development, Inc.
CITY OF MERIDIAN
By
Mayor Tammy de Weerd
ATTEST:
the
DEVELOPMENT AGREEMENT—POLLARD SUBDIVISION (H-2019-0021 PAGE 8 OF 10
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STATE OF IDAHO
ss
County of Ada
On this_ day of 7ulq , 2019, before me, a Notary Public, personally
appeared Tammy de Weerd and Chris Joh son, known or identified to me to be the Mayor and 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.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in
this certificate first above written.
_0 kn un o WcLjA=
Notary Public for Idaho
CHARLENE WAY Residing at:`IY1 Q i laLOI_Nu i 2A,OUVIb
COMMISSION #67390 Commission expires:3 -aM
NOTARY PUBLIC
STATE OF IDAHO
MY COMMISSION EXPIRES 3/28/22
DEVELOPMENT AGREEMENT -POLLARD SUBDIVISION (H-2019-0021 PAGE 10 OF 10
Meridian City Council Meeting Agenda July 9, 2019 – Page 173 of 542
Meridian City Council Meeting Agenda July 9, 2019 – Page 174 of 542
Meridian City Council Meeting Agenda July 9, 2019 – Page 175 of 542
Meridian City Council Meeting Agenda July 9, 2019 – Page 176 of 542
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0021 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 77.33 Acres of Land with R-8 (21.95
acres) and C-G (55.38 Acres) Zoning Districts; and Preliminary Plat Consisting of (75) Building
Lots, (7) Common Lots and (4) Other Lots on 71.3 Acres of Land in the R-8 and C-G Zoning
Districts for Pollard Subdivision, by Brighton Investments, LLC.
Case No(s). H-2019-0021
For the City Council Hearing Date of: May 21, 2019 (Findings on June 4, 2019)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 21, 2019, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of May 21, 2019, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 21, 2019,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 21, 2019, 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.
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.
Meridian City Council Meeting Agenda June 4, 2019 – Page 145 of 467
EXHIBIT B
Meridian City Council Meeting Agenda July 9, 2019 – Page 177 of 542
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0021 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of May 21, 2019, 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 annexation & zoning and preliminary plat is hereby approved with
the requirement of a Development Agreement per the provisions in the Staff Report for the
hearing date of May 21, 2019, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
Meridian City Council Meeting Agenda June 4, 2019 – Page 146 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 178 of 542
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0021 - 3 -
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 May 21, 2019
Meridian City Council Meeting Agenda June 4, 2019 – Page 147 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 179 of 542
By action of the City Council at its regular meeting held on the day of ,
2019.
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED \
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER TREG BERNT VOTED
OTEDMCOUNCILMEMBERGENESISMII,AM VOTED-
MAYORAYOR TAMMY de WEERD VOTED \
TIE BREAKER)
Mayormy e Weerd
Attest:
ilp of w
C on
IDAHO
Interim Y Clerk SEAL
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: 0)Dated: lO ^ ao
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0021 Pollard Subdivision - 4 - Meridian City Council Meeting Agenda July 9, 2019 – Page 180 of 542
EXHIBIT A
Page 1
HEARING
DATE:
May 21, 2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0021
Pollard Subdivision
aka Central Valley Plaza)
LOCATION: Off the northeast corner of SH-16 and W.
Chinden Blvd., in the SW ¼ of Section
21, T.4N., R.1W.
I. PROJECT DESCRIPTION
Annexation and zoning of 77.33 acres of land with R-8 (21.95 acres) and C-G (55.38 acres) zoning
districts; and Preliminary plat consisting of (75) building lots, (7) common lots and (4) other lots on
71.3 acres of land in the R-8 and C-G zoning districts for Pollard Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 71.3
Future Land Use Designation MDR, MU-C and MU-I
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Mixed-use medical/professional, retail/commercial and
residential
Current Zoning RUT in Ada County
Proposed Zoning R-8 and C-G
Lots (# and type; bldg/common) 75 building/7 common/3 private common driveways
Phasing plan (# of phases) Yes; 3 phases
Number of Residential Units (type
of units)
74 SFR units (and 88 beds in an assisted living facility)
Density (gross & net) 3.4 gross/5.19 net
Meridian City Council Meeting Agenda June 4, 2019 – Page 149 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 181 of 542
Page 2
B. Community Metrics
Open Space (acres, total [%] /
buffer / qualified)
2.74 acres (12.6%) (residential only)
Amenities 10’ wide multi-use pathway, children’s play structure
Physical Features (waterways,
hazards, flood plain, hillside)
An irrigation ditch runs along the southern boundary of this
site; this site is not within the floodplain.
Neighborhood meeting date; # of
attendees:
December 18, 2018; 9 attendees
History (previous approvals) None
Description Details Page
Ada County Highway
District
Staff report
yes/no)
No Yes
Requires ACHD
Commission
Action (yes/no)
Yes; scheduled for April 310, 2019
Note: Franklin Sensors (the business on the adjacent property to the west) does
not want the east/west collector street to be relocated further to the north.
Fire Service
Distance to Fire
Station
2.5 miles from Fire Station #5
Fire Response
Time
5 minutes under ideal conditions
Resource
Reliability
77% from Fire Station #5 – does not meet the target goal of 85% or greater
Risk
Identification
4 – Current resources would not be adequate to supply service to this project
see comments in Section VII.C
Accessibility Project does not meet all required access, road widths and turnarounds;
roadways needs to be 26’ wide for ladder truck access
Special/resource
needs
An aerial device is required; the closest truck company is 15 minutes travel
time (under ideal conditions) – Fire Dept. can’t meet this need in the required
timeframe.
Water Supply Requires 2,250 gallons per minute for 2 hours
Other Resources NA
Police Service
Distance to Police
Station
9 miles
Police Response
Time
5-7 minutes
Calls for Service NA (site is currently in Ada County)
Accessibility No issues with the proposed access
Specialty/resource
needs
No additional resources are needed at this time; the PD already services the
area to the east
Crimes
Crashes
Wastewater
Distance to Sewer
Services
0
Sewer Shed North McDermott Trunkshed
Estimated Project
Sewer ERU’s
See application information
Meridian City Council Meeting Agenda June 4, 2019 – Page 150 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 182 of 542
Page 3
WRRF Declining
Balance
13.62
Project Consistent
with WW Master
Plan/Facility Plan
Yes
Impacts/Concerns Although this development falls within the North McDermott Trunkshed,
mainlines that will provide service do not exist at this time. The Public Works
Department has evaluated and conceptually approved the developers proposal
to temporarily pump wastewater to the adjacent Black Cat Trunkshed to the
East. The permanent Lift Station site, contemplated in the Meridian
Wastewater Master Plan, is located north of the subject development and on the
west side of N. Pollard Lane. However, the developer is proposing to locate
the Lift Station in the northwest corner of the proposed development. The
developer shall be required to work out the final design location with the Public
Works Department, and deed the necessary land to the city with completion of
the station The Lift Station shall be satisfactorily completed and accepted prior
to the first occupancy permit being issued within the development. This
development shall be required to install the permanent forcemain (dryline)
under Chinden to facilitate an easy transition when service from the
McDermott Trunkshed becomes available.
Water
Distance to Water
Services
NA
Pressure Zone NA
Estimated Project
Water ERU’s
See application information
Water Quality NA
Project Consistent
with Water
Master Plan
NA
Impacts/Concerns Water service being provided by Suez Water Idaho . Applicant will need to
work closely with Suez and the City of Meridian to ensure that adequate water
flow and pressures can be provide to the development to provide for domestic
needs and fire protection.
Meridian City Council Meeting Agenda June 4, 2019 – Page 151 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 183 of 542
Page 4
C. Project Maps
III. APPLICANT INFORMATION
A. Applicant:
Brighton Investments, LLC – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
B. Owner:
Tomlinson Family Trust – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
C. Representative:
Mike Wardle, Brighton Corporation – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
Future Land Use Map Aerial Map
Zoning Map Planned Development Map
Meridian City Council Meeting Agenda June 4, 2019 – Page 152 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 184 of 542
Page 5
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 3/1/2019
Radius notification mailed to
properties within 300 feet 2/26/2019
Public hearing notice sign posted
on site 3/6/2019
Nextdoor posting 2/26/2019
V. STAFF ANALYSIS
A. ANNEXATION & ZONING
The Applicant requests annexation and zoning of 77.33 acres of land with R-8 (21.95 acres) and
C-G (55.38 acres) zoning districts. A conceptual site plan and building elevations were submitted
for the development, included in Sections VII.E and F.
Proposed Use Analysis:
The proposed development will be anchored by a medical campus consisting of a 95K square foot
s.f.) medical office building which will eventually include a surgical center, free -standing
emergency department and a 50-bed hospital. Three Four (34) 48K s.f. professional office
buildings, (2) buildings with 72K s.f. of “flex” office space which is anticipated to house a police
substation, retail with a convenience store, multi-tenant retail/office, a health club, (34)
conventional single-family residential homes, (40) single-family residential independent living
homes, and an 88-bed assisted living facility.
The Allowed Uses table in UDC Table 11-2A-2 for the R-8 zoning district lists single-family
residential homes (attached and detached) as a principally permitted use; and a residential care
facility as a conditional use subject to the specific use standards listed in UDC 11-4-3-29.
The Allowed Uses table in UDC Table 11-2B-2 for the C-G zoning district lists healthcare or
social services, professional services, public or quasi-public uses, flex space subject to the
specific use standards listed in UDC 11-4-3-18, indoor recreation facility (i.e. health club) subject
to the specific use standards listed in UDC 11-4-3-2, and retail as principal permitted uses; and
hospitals as a conditional use subject to the specific use standards listed in UDC 11-4-3-22.
Per the specific use standards, hospitals providing emergency care are required to have
direct access on an arterial street – the access proposed will be via a collector street from
SH-20/26 from which access is prohibited except at the half mile between section line roads.
The City Council should determine if this meets the intent of the requirement; if so, it
should be memorialized in the Development Agreement. Additionally, the specific use
standards for flex space prohibit roll-up doors from being visible from a public street; the
flex space buildings are proposed to have roll-up doors which will be visible from facing the
collector street. As mitigation, the Applicant proposes to construct a berm with landscaping
along the street to screen the doors from the street; a perspective drawing should be
submitted with the Certificate of Zoning Compliance application that demonstrates
compliance. Staff recommends the buildings be relocated so they each front on public
streets (i.e. Waverton & Narbeth) or rotate the buildings 90 degrees with the rear of the
structures facing each other; or some other alternative that allows compliance.
Meridian City Council Meeting Agenda June 4, 2019 – Page 153 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 185 of 542
Page 6
Comprehensive Plan (https://www.meridiancity.org/compplan):
This property is encompassed by three (3) different Future Land Use Map designations as
follows: MDR (35+/- acres), MU-C (18+/- acres), MU-I (16+/- acres). See Future Land Use Map
in Section II.C for specific areas of each designation.
The MDR (Medium Density Residential) designation allows smaller lots for residential
purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8
units per acre. Single-family residential attached/detached homes at a gross density of 3.4
units/acre and an 88-bed assisted living facility are proposed in this area consistent with the
MDR designation.
The MU-C (Mixed Use – Community) designation allocates areas where community-
servicing 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 MU-N (Mixed-Use Neighborhood) designated areas but not as large as in MU-
R (Mixed Use – Regional) designated 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. Office, flex-office and retail uses are proposed in the MU-C designated area. No
residential uses are proposed in the MU-C area on this site; however, medium density
residential uses were recently approved on the adjacent 12+/- acres directly to the east which
consists of approximately 20% of the overall MU-C area in accord with the Comprehensive
Plan.
The MU-I (Mixed Use – Interchange) designation calls out areas where construction of future
SH-16 interchanges is likely to occur and to acknowledge that this land will have a high
degree of visibility. These areas will be served by highway interchange ramps and restricted
local access. Uses in this area will need to be compatible with the impacts of a freeway
interchange. However, these uses are not intended for high volume retail or uses that are
better suited in neighborhood centers or commercial areas. The intention is to protect the
immediate vicinity of the interchange from traffic conflicts and shift the high traffic-
generating uses away from the immediate vicinity of the interchange. A medical campus,
surgical center, hospital and emergency care is proposed within the MU-I designated area
consistent with uses desired in MU-I designated areas.
Transportation:
The Master Street Map (MSM) depicts a planned north/south residential collector street through
this site generally from W. Chinden Blvd. to the northeast. The proposed plat depicts a
north/south collector street (N. Levi Ave.) from Chinden Blvd. intersecting with an east/west
collector street (W. Waverton Dr.) connecting to Fairbourne Subdivision to the east and N. Black
Cat Rd., which is generally consistent with the MSM.
Land Use:
The proposed land use for this site is mixed use medical/professional, hospital, retail/commercial,
flex space, public/quasi-public, nursing care facility and residential consistent with the associated
FLUM designations.
Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property (staff analysis in
italics):
Meridian City Council Meeting Agenda June 4, 2019 – Page 154 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 186 of 542
Page 7
Provide for a wide diversity of housing types (single-family, modular, mobile homes 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)
A mix of single-family attached and detached homes are proposed within this development
some of which will be age restricted 55+ which will provide for a diversity in housing types
as desired.
Provide housing options close to employment and shopping centers.” (3.07.02D)
The proposed development will provide housing options in close proximity to future office
and commercial uses planned to develop on the adjacent property to the south.
Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K)
The MSM depicts a north/south collector roadway across this site providing access from SH-
20/26 to the northeast. The proposed street network is consistent with the MSM.
Require open space areas within all development.” (6.01.01A)
An open space exhibit is included in Section VII.D that complies with the minimum UDC
standards listed in UDC 11-3G-3.
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)
The proposed development is contiguous to the City and urban services can be provided to
this development.
Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
One (1) access is proposed via W. Chinden Blvd./SH-20/26, a state highway, at the half mile
between section line roads as allowed in UDC 11-3H-4B.2. Access points via the proposed
collector streets should be limited as set forth in UDC 11-3A-3 to ensure public safety. Staff
is of the opinion the proposed accesses shown in Section VII.E are acceptable unless
otherwise restricted by the City Council.
Work with ACHD, COMPASS, and VRT on bringing public transportation to and through
Meridian.” (3.03.04H)
VRT’s long-term plan (ValleyConnect 2.0) does not include any service along W. Chinden
Blvd./SH-20/26 in this area.
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)
A pedestrian circulation plan is included in Section VII.G that depicts pedestrian walkways
throughout the development and to adjacent properties for interconnectivity.
Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions, and to
facilitate access management planning.” (3.01.01J)
The Applicant has been working with ITD on the proposed access via SH-20/26 and with
ACHD on the proposed internal roadways.
Develop alternative modes of transportation through pedestrian improvements, bicycle
lanes, off-street pathways, and transit-oriented development as appropriate.” (3.03.03D)
Pedestrian walkways and proposed throughout the development; a multi-use pathway is
proposed within the street buffer along SH-20/26; VRT (ValleyConnect 2.0) does not have
any plans for bus service along SH-20/26; and bicycle lanes should be provided along
collector streets.
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In reviewing development applications, the following items will be considered in all Mixed
Use areas, per the Comprehensive Plan (pgs. 23-24): (Staff’s analysis in italics)
Residential densities should be a minimum of six dwellings/acre.”
As noted above, no residential uses are proposed on the subject MU-C designated area but
residential uses have been approved on the adjacent property to the east.
Where feasible, higher density and/or multi-family residential development will be
encouraged, especially for projects with the potential to serve as employment destination
centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69.”
This project is adjacent to two (2) state highways – SH-20/26 and SH-16. The proposed
development does not include high density and/or multi-family development; 74 medium
density residential units and an 88-bed assisted living facility are proposed, which will not
provide for the density desired in close proximity to employment destinations such as this.
A conceptual site plan for the entire mixed-use area should be included in the application.”
A conceptual development plan was submitted for the proposed mixed use development,
included in Section VII.E.
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 as a plaza or green space.”
Green space is proposed within the medical campus and in the office portion of the
development. A common usable area should be provided for each of these areas as
envisioned. The Applicant submitted a revised plan that depicts proposed public plaza areas
within the development (see Section VIII.G); 3 of the 4 areas depicted are located adjacent
to the main entry/collector roads and/or aren’t centrally located or connected to the area
around the adjacent buildings which they’ll serve – Staff recommends more central usable
plaza areas are planned for with development of each of the commercial/office areas
located in closer proximity to structures away from adjacent collector streets.
The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low- or medium-density residential development.”
The proposed plan depicts office uses as a transition from more intense commercial uses to
the planned medium density residential development to the east. A 25-foot wide landscape
buffer with a 6-foot all wood fence is proposed along the east boundary of the commercial
portion of the site to buffer the future medium density residential uses to the east. (Note: An
additional 23-foot wide common lot is proposed adjacent to this buffer on the residential
property where the Harrell Lateral is located which will provide additional separation
between the residential homes and commercial development.)
A mixed-use project should include at least three types of land uses [i.e. commercial
includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks,
entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a
case-by-case basis.”
The proposed development will at a minimum include commercial retail, office and
residential uses as desired.
Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed-use developments.”
A hospital and associated medical offices as well as a police substation are proposed within
this development.
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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 are
expected; outdoor seating areas at restaurants do not count.”
The proposed revised site plan does not in Section VII.G incorporate depicts public and/or
quasi-public spaces and places; the common area proposed in the residential portion of the
development will be owned by the Homeowner’s Association and does not satisfy this
requirement. These types of public spaces should be included in the mixed use designated
area when it develops in accord with Staff’s comments above.
All mixed-use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians.”
The proposed development is directly accessible to the adjacent residential neighborhood to
the east and the proposed residential neighborhood on the northern portion of this site via an
east /west collector street and existing rural homes on the adjacent properties to the north.
Pedestrian walkways are provided along the collector streets within the site.
Street sections consistent with the Ada County Highway District Master Street Map are
required within the Unified Development Code.”
The proposed preliminary plat depicts collector streets consistent with the Master Street
Map.
Because of the existing small lots within Old Town, development is not subject to the
Mixed-Use standards listed herein.”
The proposed development is not within Old Town; therefore, this provision is not applicable.
In reviewing development applications, the following items will be considered in MU-C
areas, per the Comprehensive Plan (pgs. 33-34):
All developments should have a mix of at least three land use types.”
The proposed development contains a mix of uses as required (i.e. commercial/retail,
healthcare, office, and flex-office).
Developments should comply with the general guidelines for development in all Mixed Use
areas.”
See analysis above.
Residential uses should comprise a minimum of 20% of the development area at densities
ranging from 6 to 15 units/acre.”
Residential uses (i.e. patio homes) were recently approved to develop on the adjacent
property to the east and multi-family apartments are anticipated to develop further to the east
within the MU-C area totaling approximately 65% of the overall MU-C designated area; the
overall density of the residential area with the apartments should fall within this range.
Non-residential buildings should be proportional to and blend in with adjacent residential
buildings.”
The proposed assisted living facility incorporates a hip roof and is a single level similar to
proposed adjacent single-family dwellings. The residential portion of the development is
separated from the commercial portion by a collector street which Staff feels provides a
break” and doesn’t require the residential and commercial buildings to be “proportional
to” and “blend in” with.
The 3-story office structure originally proposed near the east boundary of the site adjacent
to the future single-level patio homes have been relocated further to the west and will be set
back approximately 160’ from the property line which Staff feels is appropriate although
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they will not be proportional nor will they blend in with adjacent residential buildings;
therefore, staff recommends the office building is shifted further to the west or to the north
next to the street (Narbeth Dr.) to create more of a spatial separation between the uses; or
decrease the height of the structure to 2-stories.
Vertically integrated structures are encouraged.”
No vertically integrated structures are proposed.
Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, a maximum building size should be limited to a 30,000 square-foot
building footprint.”
All of the structures within the MU-C area are planned to be below 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 schools that
comprise a minimum of 5% of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement.”
These types of spaces and places should be provided.
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.”
Not applicable
In reviewing development applications, the following items will be considered in MU-I
areas, per the Comprehensive Plan (pgs. 33-34):
Land uses within the MU-I areas and adjacent to the SH-16 corridor should be carefully
examined for their potential impacts on existing and designated neighborhood centers and
commercial activity areas.”
The proposed development is the first commercial development in the nearby vicinity; no
neighborhood centers are designated or exist in this area.
A traffic impact study may be required for larger developments in these areas.”
A TIS was completed for this development and has been reviewed by ACHD and ITD.
Vehicular access points should be prohibited near interchange ramps. Future uses should be
planned to integrate with a frontage/backage road type circulation system.”
No access points via SH-20/26 are proposed west of the Levi Ave. access near the SH-16
interchange; a collector street frontage road is proposed parallel to SH-20/26.
Any new development at or near MU-I areas should promote a nodal development pattern
where buildings are clustered, off-street parking is screened in the rear of the parcel and,
where practical, development is inter-connected with adjoining parcels.”
Buildings within the MU-I area are clustered but because the area lies between two
roadways, the parking cannot be screened from both roadways.
The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of
Meridian for travelers coming from north of the Boise River (the other being Linder Road).
As such, buildings, landscaping, and other design features at this interchange need to reflect
Meridian’s heritage, quality, and character.”
Design of the SH-16/US 20-26 interchange and the adjoining land uses must give special
consideration to the more scenic and environmentally sensitive area on the north side of US
20-26. The more intensive land uses should be sited on the south side of US 20-26.”
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Regional ridesharing, park-and-ride and transit transfer facilities are strongly encouraged
within the SH-16/US 20-26 MU-I area.”
No such uses are proposed but are encouraged. Because this area is rapidly transitioning
with urban development, staff recommends the applicant should coordinate with ACHD to
determine if a park and ride lot is desired in the area.
The MU-I area at Ustick Road, west of SH-16, should minimize retail and auto-oriented
services and transition rapidly from the interchange to the more rural, low density character
intended along the county line. (Examples of uses include middle or high schools, post office
or library branches, office uses, row house/patio home developments, athletic clubs, etc.)”
The following types of appropriate uses and themes are envisioned at the two interchange
locations along SH-16:
US 20-26: Commuter Services, Technology/Research, Business Park
Ustick Road: Educational, Civic, Light Retail, Residential”
Zoning:
Based on the analysis above, Staff is of the opinion the requested annexation with the R-8 and C-
G zoning districts and proposed development is generally consistent with the MDR, MU-C and
MU-I FLUM designations for this site.
The proposed annexation area is contiguous to City annexed property to the east and is within the
Area of City Impact Boundary. A legal description for the annexation area is included in Section
VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
B. PRELIMINARY PLAT
The proposed preliminary plat consists of (75) building lots, (7) common lots and (4) other lots
consisting of (2) private streets, (1) common driveway and (1) future right-of-way on 71.3 acres
of land in the R-8 and C-G zoning districts for Pollard Subdivision.
Note: Staff has verified that the out-parcel at the southeast corner of the site is an “original
parcel of record” as defined by UDC 11-1A-1 per the deed from 1961. As such, it’s not required
to be included in the proposed subdivision.
Existing Structures/Site Improvements:
There are no existing structures on this site.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and Table 11-2B-3 for the
C-G district.
Phasing Plan:
The subdivision is proposed to develop in 3 phases as shown on the phasing plan in Section
VII.B. Uses proposed in each phase are as follows:
Phase 1 will include a 95K square foot (s.f.) medical office, a 12K s.f. convenience store
retail), a 48K s.f. office, a multi-tenant retail/office building, a health club, and a 36K s.f.
flex office and is slated to open mid/late 2020.
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Phase 2 will include a 10K s.f. emergency room, 50 bed hospital, 50K s.f. medical office
building, (23) 48K s.f. offices and a 36K s.f. flex office and is slated to open mid/late 2022.
Phase 3 will include 74 conventional single-family residential units and independent living
units for 55 and older and an 88-bed assisted living facility – date yet to be determined.
Access (UDC 11-3A-3, 11-3H-4):
One full access is proposed for the development via N. Levi Ave., a collector street, from W.
Chinden Blvd./SH-20/26; direct lot access via W. Chinden Blvd./SH-20/26 is prohibited per UDC
11-3H-4B.2. Another access will be provided from the east via W. Waverton Dr., a collector
street, through Fairbourne Subdivision from N. Black Cat Rd.; signalization of the Black
Cat/Chinden intersection is expected to be completed in 2020 with the Costco road
improvements. Waverton Dr., which parallels SH-20/26 and serves as a backage road, will
provide connectivity and access to all properties fronting the state highway in this area in accord
with UDC 11-3H-4B.3.
Due to the increase in trips generated by the proposed development, ITD is requiring mitigation
improvements as detailed in their letter (see Section VII.K), which includes but is not limited to
dedication of 12 feet of right-of-way for a westbound right turn lane onto Levi Ave. to be
constructed prior to Occupancy and installation of a traffic signal with emergency pre-emption.
Old School Lane, an east/west private street that lies on the adjacent properties to the north along
the northern boundary of this site currently provides access to the five existing homes on the rim
from Pollard Ln. Two private streets (i.e. N. Restucci Ave. and N. Schwenkfelder Ave.) are
proposed from internal public streets to Old School Lane for access to these properties;
Staff recommends these streets are public, not private, as it’s not the intent of the UDC to
approve private streets for single-family developments except in limited circumstances (see
UDC 11-3F-1 for more information). Additionally, if and when the properties on the rim re-
develop, public street access should be available.
The existing easements/right-of-way depicted on Sheet PP1.1 of the plat where the existing
public street that serves the Franklin Sensors property to the west is located are required to
be vacated. This access was negotiated with ITD with removal of the Pollard/Chinden
access. Because the location of this roadway impacts development of this site (i.e. it runs
through the middle of the planned medical campus area), the Applicant proposes to relocate
the street further to the north. Because Franklin Sensors opposes the relocation of the
street, the ACHD Commission will hear this item on April 3rd.
A cross-access easement and driveway should be depicted on the plat (or granted through a
separate recorded easement) to the out-parcel at the southeast corner of the site
S0421438700) for access in accord with UDC 11-3A-3A.2.
Common Driveways (UDC 11-6C-3):
One (1) common driveway is proposed on Lot 62, Block 1 for access to Lots 63 and 64, Block 1;
comply with the standards listed in UDC 11-6C-3D. An exhibit is required to be submitted
with the final plat application that depicts the setbacks, fencing, building envelope and
orientation of the lots and structures. Driveways for abutting properties that aren’t taking
access from the common driveway(s) should be depicted on the opposite side of the shared
property line away from the common driveway. Solid fencing adjacent to common
driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer.
A perpetual ingress/egress easement for the common driveway(s) is required to 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. A copy of the easement should
be submitted to the Planning Division prior to signature on the final plat.
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Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family detached/attached and age
restricted dwellings based on the number of bedrooms per unit [SFR attached/detached: 1-
bedroom requires 2 per unit with at least 1 in an enclosed garage (other space may be enclosed or
a minimum 10’ x 20’ parking pad), 2-, 3-, and 4-bedroom units require 4 per unit with at least 2
in an enclosed garage (other space(s) may be enclosed or a minimum 10’ x 20’ parking pad(s);
age restricted requires 2 per unit with at least 1 in an enclosed garage for 2+ bedroom units];
parking for the assisted living facility is required based on the number of beds (i.e. 0.5 space per
bed), as set forth in UDC Table 11-3C-6.
Off-street parking for non-residential uses in commercial districts is based on the square footage
of the gross floor area (i.e. 1 space for every 500 s.f.) as set forth in UDC 11-3C-6B.1.
Pathways (UDC 11-3A-8):
Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with
landscaping on either side of the pathway(s) per the standards listed in UDC 11-3B-12C.
A 10-foot wide detached multi-use pathway is required within the street buffer along SH-20/26 as
proposed. If the pathway will not be located within ITD right-of-way, a public use easement
is required; coordinate the details of the easement with Kim Warren, Park’s Department
208-888-3579).
A pedestrian circulation plan has been submitted as shown in Section VII.G in an effort to
distinguish pedestrian from vehicular use areas for safety. The plan depicts pedestrian walkways
to main building entrances from adjacent sidewalks along streets.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-
17. Detached sidewalks are proposed throughout the development in accord with UDC standards.
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-
17E. Eight-foot wide parkways are proposed throughout the development in accord with UDC
standards. Landscaping is required to be provided within parkways per the standards listed in
UDC 11-3B-7C.
Landscaping (UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Table 11-2B-3 for the C-
G district and 11-2A-6 for the R-8 district and planted in accord with the standards listed in UDC
11-3B-7C.
A 35-foot wide street buffer is required along W. Chinden Blvd./SH-20/26, an entryway corridor;
a 20-foot wide street buffer is required along N. Levi Ln. and W. Waverton Dr., both collector
streets; and a 10-foot wide street buffer is required along local streets in the C-G district (buffers
are not required along local streets in the R-8 district). The street buffer landscaping depicted
on the landscape plan in Section VII.C complies with UDC standards except for the N. Levi
Ln. buffer which is short one (1) tree; the landscape plan should be revised to include one
additional tree in the buffer. Additionally, the street buffer along SH-20/26 where the
hospital is located is required to incorporate noise abatement in the form of a berm or a
berm and wall combination that is a minimum of 10 feet higher than the elevation at the
centerline of the state highway as set forth in UDC 11-3H-4D; the landscape plan should be
revised accordingly and an exhibit should be submitted that depicts the cross-section of the
berm and/or wall in relation to the centerline of the highway. The Director may approve
alternative compliance as set forth in UDC 11-5B-5 where the Applicant has a substitute noise
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abatement proposal in accord with ITD standards and prepared by a qualified sound engineer
per UDC 11-3H-4D.4.
Street buffers in residential districts are required to be placed in a common lot and
maintained by the Homeowner’s Association; street buffers in commercial districts are
required to be placed in a common lot or a permanent dedicated buffer maintained by the
property owner of business owner’s association per UDC 11-3B-7C.2. The plat should be
revised accordingly.
A 25-foot wide landscape buffer to adjoining residential uses is required on the C-G zoned
portion of the site to future single-family homes to the east as proposed landscaped per the
standards listed in UDC 11-3B-9C. Because of the high intensity of commercial uses proposed
on this site, Staff recommends additional trees (i.e. a mix of evergreen and deciduous) are
provided within the landscape buffer to result in barrier that allows trees to touch at
maturity in accord with UDC 11-3B-9C.1 in addition to the proposed landscaping and
fencing.
Qualified Open Space (UDC 11-3G):
A minimum of 10% (or 1.8 acres) qualified open space is required to be provided for the single-
family residential portion of the development based on 17.97 acres of land per the standards listed
in UDC 11-3G-3B. A qualified open space exhibit was submitted as shown in Section VII.D that
depicts 2.19 acres (or 12.19%) of open space in excess of UDC standards consisting of parkways
along all streets, a collector street buffer and common area in excess of 50’ x 100’ in area.
Qualified Site Amenities (UDC 11-3G):
A minimum of one (1) qualified site amenity is required to be provided for the single-family
residential portion of the development based on 17.97 acres of land per the standards listed in
UDC 11-3G-3C. A children’s play structure is proposed as an amenity in the common area
depicted on the qualified open space exhibit as play area.
Waterways (UDC 11-3A-6):
A waterway runs along the southern portion of this site and is proposed to be piped with this
development in accord with the standards listed in UDC 11-3A-6B.3.
Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. A 6-foot tall wood privacy fence is proposed along the north, east and west boundaries of the
residential portion of the site in accord with UDC standards.
The developer is required to construct fencing abutting pathways and common open space
lots in residential areas to distinguish common from private areas; therefore, the landscape
plan should depict fencing accordingly.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City’s adopted standards, specifications and
ordinances. See Section VIII.B below for Public Works comments/conditions.
Although this development falls within the North McDermott Trunkshed, mainlines that will
provide service do not exist at this time. The Public Works Department has evaluated and
conceptually approved the developer’s proposal to temporarily pump wastewater to the adjacent
Black Cat Trunkshed to the East. This development shall be required to install the permanent
force main (dryline) under Chinden to facilitate an easy transition when service from the
McDermott Trunkshed becomes available. This development is subject to paying reimbursement
fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada
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School District Reimbursement Agreement for Oaks Lift Station Pump Upgrades pursuant to
meridian city code section 8-6-5.
Water service being provided by Suez Water Idaho. Applicant will need to work closely with
Suez and the City of Meridian to ensure that adequate water flow and pressures can be provide to
the development to provide for domestic needs and fire protection.
Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for each lot within the
development.
Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed 2-4 story hospital, 3-story
medical office buildings, 3-story office buildings and 2-story flex-tech buildings as shown in
Section VII.F.
All single-family attached structures, the assisted living facility and all commercial structures are
required to comply with the design standards listed in the Architectural Standards Manual.
Submittal and approval of a Certificate of Zoning Compliance and Design Review application is
required prior to issuance of building permits. Single-family detached structures are exempt from
this requirement.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation & Zoning with the requirement of a
Development Agreement and Preliminary Plat per the conditions included in Section VIII in
accord with the Findings in Section IX.
B. The Meridian Planning & Zoning Commission heard these items on March 21 and April 18, 2019. At the
public hearing on April 18th, the Commission moved to recommend approval of the subject AZ and PP
requests.
1. Summary of Commission public hearing:
a. In favor: Mike Wardle, Brighton Corporation; Jon Wardle, Brighton Corporation; Tonn Peterson,
Ball Ventures Ahlquist; and David Turnbull, Brighton Corporation.
b. In opposition: Lucretia Wilson
c. Commenting: Robin Hayes, Matthew Restucci, David Dorrough, Keith McGregor, Michelle
Dorrough, Karen Garcia; Tamela Paxman; and Denise LaFever.
d. Written testimony: Mike Wardle, Brighton Corporation
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: Mark Niemeyer
2. Key issue(s) of public testimony:
a. Hayes – Loss of agricultural land due to development; concern pertaining to the general public
accessing the private street (Old School Ln.) from the two public stub streets; would like to have
water & sewer stubs constructed to the north boundary as close to the first phase as possible,
private street” signage installed at the entrances to Old School Ln., good construction trash & weed
control, construction guest management, retention of their address (i.e. Pollard Ln.), construction on
the site cease daily by 6:00 pm, snow removal, and noise & light pollution;
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b. Restucci – Remove northern portion of Pollard Ln. once public stub streets are constructed to north
boundary with the residential portion of the development;
c. Meridian Research Park (development to the west of the subject property) – prefers the current
location of the east/west street (i.e. Waverton) in alignment with the main entrance to Franklin
Sensors as opposed to the proposed location further to the north; safety concerns pertaining to truck
and vehicle traffic going through the hospital site to access Meridian Research Park and extra
turning movements – prefer hospital location on the east side of N. Levi Ave.;
d. LaFever - Concern pertaining to the impact on taxpayers by possibly having to build a fire station
and get equipment sooner than envisioned to service this area and whether the City will purchase
land to build or lease the space for the Police substation or if the Developer will be donating the
lease space as a quasi-public space for the development; concern pertaining to the intensity of uses
planned on this site and associated traffic impacts on SH-20/26 and SH-16; would like to see the
24/7 hours of operation of the hospital go through the CUP process (which it will because a hospital
use requires CUP approval in a C-G zoning district).
3. Key issue(s) of discussion by Commission:
a. Refinement needed to the site plan for the public/quasi-public spaces provided within the
commercial portions of the development referenced in A.1e and f;
b. Concern pertaining to receiving a draft staff report from ACHD the day of the meeting on 3/21 and
not having adequate time to review the report prior to the hearing; and concern pertaining to
outstanding issues noted in their memo that need to be addressed;
c. Would like to see revisions to the conceptual development plan as noted in Section VIII before the
Commission makes a recommendation to Council on the application – continued public hearing to
April 18th in order to receive final ACHD report to address the roadway concerns and effects on
adjacent properties, additional time to understand Fire Dept. needs and abilities to service this
project and see revisions to the concept plan in response to items noted in Section VIII;
d. Timing for construction of Waverton to the east in Fairborne Subdivision from N. Black Cat Rd.;
e. Location of a sewer lift station on site; and,
f. Location of the east/west collector street (Waverton) and access to the Franklin Sensor/Meridian
Research Park property.
4. Commission change(s) to Staff recommendation:
a. Modification to condition #A.2c in Section VIII to allow the street buffer to be in a permanent
dedicated buffer or a 20-foot wide common lot;
b. Modification to condition #A.6 in Section VIII to require the detail of the children’s play equipment
to be submitted with the “applicable residential” final plat application;
c. Modification to condition #A.3f to allow alternative compliance to be requested to the requirement
for a berm or berm/wall combination to be provided within the street buffer as noise abatement
adjacent to SH-20/26 if the Applicant has a substitute noise abatement proposal in accord with ITD
standards and prepared by a qualified sound engineer as allowed by UDC 11-3H-4D.4;
d. Modification to condition #B.1.2 in Section VIII to require the lift station to be located at the
northwest corner of the subject property as proposed by the Applicant on a 50’ x 120’ parcel;
5. Outstanding issue(s) for City Council:
a. The Commission directed the Applicant to work with their neighbors to the west (i.e. Franklin
Sensors) to find a solution on the transportation/road issue as well as provision of signage at Levi
and the driveway south of the hospital to the west and Waverton to direct truck vs. car traffic to the
Franklin Sensors site; and,
b. Per the specific use standards, hospitals providing emergency care are required to have direct access
on an arterial street – the access proposed will be via a collector street from SH-20/26 from which
access is prohibited except at the half mile between section line roads. The City Council should
determine if this meets the intent of the requirement; if so, it should be memorialized in the
Development Agreement.
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C. The Meridian City Council heard these items on May 21, 2019. At the public hearing, the
Council moved to approve the subject AZ and PP requests.
1. Summary of the City Council public hearing:
a. In favor: Jon Wardle and David Turnbull, Brighton Corporation; Robin Hayes
b. In opposition: Jacob Barrett, Franklin Sensors
c. Commenting: David and Michelle Dorrough, Keith McGregor, Karen Garcia, and
Lucretia Wilson, Franklin Sensors;
d. Written testimony: Keith McGregor & David Dorrough, Franklin Sensors
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: Joe Bongiorno, Fire Dept.
2. Key issue(s) of public testimony:
a. Opinion that the proposed zoning of the commercial portion of the site isn’t
consistent with the associated FLUM designations and needs an amendment to the
FLUM;
b. Against proposed relocation of the east/west collector street – preference for the
current location and it’s alignment to the entry of the Franklin Sensors building;
c. Concern pertaining to safety of left-hand turn movements on the site;
d. Concern pertaining to financial burden to taxpayers and congestion from this
development.
3. Key issue(s) of discussion by City Council:
a. The appropriateness of the proposed commercial zoning in relation to the FLUM
designations for this site in response to Mr. Barrett’s assertions;
b. The objections of the relocation of the east/west collector street further to the north
not in alignment with the Franklin Sensors building entrance – when development
occurs in the County (from the outside in, instead of from the inside out) problems
with alignment of streets when adjacent properties annex and develop, preference
for development to occur in a well-planned, orderly manner to avoid these types of
issues.
c. The issue of whether or not the north/south collector street (Levi) meets the intent
of the UDC requirement for hospitals providing emergency care to have direct
access onto an arterial street.
4. City Council change(s) to Commission recommendation:
a. The Council deemed the north/south collector street (N. Levi Ave.) meets the intent
of UDC 11-4-3-22 which requires hospitals that provide emergency care to have
direct access on an arterial street (see DA provision #A.1h in Section VIII).
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VII. EXHIBITS
A. Annexation & Zoning Legal Description and Exhibit Map
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B. Preliminary Plat (date: 1/10/2019) & Phasing Plan
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C. Landscape Plan (date: 1/10/2019)
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D. Qualified Open Space Exhibit (dated: 3/15/19)
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E. Site Plan - Revised
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F. Conceptual Building Elevations/Perspectives (dated: 1/10/19)
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Medical Office Building:
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Photos of Existing Flex-Tech Buildings:
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Conventional Single-Family Home Elevations:
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G. Pedestrian Circulation Plan & Public/Quasi-Public Spaces & Places - Revised
Note: The public plaza areas depicted are not approved with this application to count toward the
minimum 5% required in the Comprehensive Plan. Subsequent review & approval of these areas will
take place with review of Certificates of Zoning Compliance for each commercial area.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
Prior to the City Council hearing, Staff recommends the Applicant revise the conceptual site
plan as follows:
Depict 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 minimum of 5% of the development area within the mixed use portion of
the development as set forth in the Comprehensive Plan (outdoor seating areas at
restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan). The Applicant
submitted a revised site plan (included in Section VII.G) that depicts public plaza areas adjacent
to collector streets within the development that are not central or connected to adjacent buildings
as desired. While the areas depicted are nice entry features, Staff recommends more central,
connected plaza areas are planned with development of each commercial area through
provisions in the Development Agreement.
The office structure proposed near the east boundary of the site should be shifted further to
the west or to the north along Narbeth Dr. to create more of a spatial separation between
the 3-story structure and future single-level patio homes to the east in Fairbourne
Subdivision; or, it should be reduced to a 2-story structure because the structure is not
proportional to and will not blend in with the adjacent residential buildings per the
following Comprehensive Plan provision: “Non-residential buildings should be proportional
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to and blend in with adjacent residential buildings.” The office structure was shifted further to
the west away from the adjacent residential property boundary resulting in a 160’+ separation to
future residential uses which Staff feels provides an appropriate separation and negates the need
for commercial structures to be proportional and blend with residential buildings.
The 3-story office structure proposed near the east boundary of the site adjacent to the
future single-level patio homes should be shifted further to the west or to the north next to
the street (Narbeth Dr.) to create more of a spatial separation to the future single-level patio
homes; or the height of the structure should be reduced to 2-stories in accord with the
following Comprehensive Plan provision: “Non-residential buildings should be proportional
to and blend in with adjacent residential buildings.” Additionally, if a 4th office building is
proposed, it should be depicted on the plan. Same as noted above.
Depict the sewer lift station on the subject property instead of on the adjacent property to
the west. Condition #B.1.2 below includes requirements for the sewer lift station.
The specific use standards for flex space uses prohibit roll-up doors from being visible from
a public street (UDC 11-4-3-18); the flex space buildings are proposed to have roll-up doors
which will be face the collector street. Staff recommends the buildings be relocated so they
each front on public streets (i.e. Waverton & Narbeth) or rotate the buildings 90 degrees
with the rear of the structures facing each other; or some other alternative that allows
compliance with this standard. The Applicant proposes to construct a berm with a fence on top
to screen the roll-up doors from the public street; a cross-section of the berm/wall will be
provided with the Certificate of Zoning Compliance/Design Review application that demonstrates
the doors will be screened from the public street in accord with this requirement.
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations, preliminary plat, phasing plan, landscape plan, qualified
open space exhibit and pedestrian circulation plan included in Section VII and the
provisions contained herein.
b. All single-family attached homes, the assisted living facility and all commercial
structures shall comply with the design standards listed in the Architectural Standards
Manual. An application for Design Review shall be submitted concurrently with the
Certificate of Zoning Compliance application and approved prior to submittal of building
permit applications.
c. A cross-access easement shall be recorded that provides access to the out-parcel
S0421438700) at the southeast corner of the site and a driveway shall be provided for
access and interconnectivity with the subject property in accord with UDC 11-3A-3A.2.
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d. A 10-foot wide multi-use pathway shall be constructed within the street buffer along the
W. Chinden Blvd./SH-20/26 in accord with UDC 11-3H-4C.4; landscaping shall be
provided along either side of the pathway as set forth in UDC 11-3B-12C.
e. Buildings within the commercial portions of the development shall be arranged to create
some form of common, usable area, such as a plaza or green space as set forth in the
Comprehensive Plan for mixed use designated areas (see pg. 23 of the Comprehensive
Plan).
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 schools
that comprise a minimum of 5% of the development area shall be provided within the
mixed use portion of the development as set forth in the Comprehensive Plan (outdoor
seating areas at restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan).
More central, connected plaza/outdoor gathering areas should be planned adjacent to
buildings with development of each commercial area; those depicted on the site plan in
Section VII.G do not all qualify toward the minimum requirements.
g. Buildings, landscaping, and other design features near the SH-16/SH-20/26 interchange
need to reflect Meridian’s heritage, quality, and character as one of the regional gateways
to the City of Meridian in accord with the Comprehensive Plan (see pg. 33).
h. The north/south collector street (N. Levi Ave.) was deemed by City Council to meet the
intent of the UDC (11-4-3-22) requirement for hospitals that provide emergency care to
have direct access on an arterial street.
2. The preliminary plat included in Section VII.B, shall be revised as follows:
a. If solid fencing is proposed on Lot 61, Block 1 adjacent to the common driveway on Lot
62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5-foot wide
landscape buffer as set forth in UDC 11-6C-3D.5.
b. The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stubbing at
the north boundary shall be public.
c. Depict a 20-foot wide common lot or a permanent dedicated buffer for the street buffer
along W. Waverton Dr. on Lot 24, Block 1 in accord with UDC 11-3B-7C.2ab.
d. Depict street buffers along W. Chinden Blvd./SH-26/26, N. Levi Ave., and W. Waverton
Dr. in the C-G district on a common lot or on a permanent dedicated buffer in accord
with UDC 11-3B-7C.2b.
e. Depict street sections on the plat.
f. Depict lot square footage for each residential lot.
g. Depict a cross-access easement to the out-parcel at the southeast corner of the site in
accord with UDC 11-3A-3A.2.
3. The landscape plan included in Section VII.C shall be revised as follows:
a. If solid fencing is proposed on Lot 61, Block 1 adjacent to the common driveway on Lot
62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5-foot wide
landscape buffer as set forth in UDC 11-6C-3D.5.
b. The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stubbing at
the north boundary from W. Tree Crest St. shall be public.
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c. One (1) additional tree shall be added within the street buffer along N. Levi Ave. in
accord with UDC 11-3B-7C.3b.
d. Include additional trees (i.e. a mix of evergreen and deciduous) within the landscape
buffer to adjoining residential uses from commercial uses along the east boundary to
result in a barrier that allows trees to touch at maturity in accord with UDC 11-3B-9C.1.
e. Depict fencing on building lots adjacent to common open space lots in residential areas to
distinguish common from private areas as set forth in UDC 11-3A-7A.7.
f. Depict noise abatement within the street buffer along SH-20/26 adjacent to the hospital in
the form of a berm or a berm and wall combination that is a minimum of 10 feet higher
than the elevation at the centerline of the state highway as set forth in UDC 11-3H-4D;
include a cross-section of the berm and/or wall in relation to the centerline of the
highway as a detail on the plan or a separate exhibit. The Director may approve
alternative compliance as set forth in UDC 11-5B-5 where the Applicant has a substitute
noise abatement proposal in accord with ITD standards and prepared by a qualified
sound engineer per UDC 11-3H-4D.4.
4. Direct lot access via W. Chinden Blvd./SH-20/26 is prohibited per UDC 11-3H-4B.2.
5. The existing easements/right-of-way noted on Sheet PP1.1 of the plat shall be vacated prior to
signature on the final plat by the City Engineer.
6. Submit a detail of the children’s play equipment with the applicable residential final plat
application.
7. An exhibit is required to be submitted with the final plat application for lots accessed by the
common driveway on Lot 62, Block 1 that depicts the setbacks, fencing, building envelope
and orientation of the lots and structures. Driveways for abutting properties that aren’t taking
access from the common driveway(s) should be depicted on the opposite side of the shared
property line away from the common driveway. Solid fencing adjacent to common driveways
is prohibited unless separated by a minimum 5-foot wide landscaped buffer.
8. A perpetual ingress/egress easement for the common driveway(s) 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. A copy of the easement shall be
submitted to the Planning Division prior to signature on the final plat.
9. A 14-foot wide public pedestrian easement is required to be submitted to the Planning
Division for the multi-use pathway within the street buffer along SH-20/26 if the pathway is
located outside of ITD’s right-of-way; coordinate the details of the easement with Kim
Warren, Park’s Department.
10. Signage for addressing needs to be provided at the public street for homes on Lots 63 & 64,
Block 1 accessed by the common driveway for emergency wayfinding purposes.
11. All single-family attached structures, the assisted living facility and all commercial structures
are required to comply with the design standards listed in the Architectural Standards
Manual. Submittal and approval of a Certificate of Zoning Compliance and Design Review
application is required prior to issuance of building permits. Single-family detached
structures are exempt from this requirement.
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B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
1.2 Although this development falls within the North McDermott Sewer Trunkshed,
mainlines that will provide service do not exist at this time. The Public Works
Department has evaluated and conceptually approved the developer’s proposal to
temporarily pump wastewater to the adjacent Black Cat Trunkshed to the East. The
permanent Lift Station site, contemplated in the Meridian Wastewater Master Plan, is
located north of the subject development and on the west side of N. Pollard Lane.
However, the developer is proposing to locate the Lift Station in the northwest corner of
the proposed development, which shall be required. The developer shall be required to
work out the final design location with the Public Works Department, and deed the
necessary land (a 50’ x 120’ parcel) to the city with completion of the station. The Lift
Station shall be satisfactorily completed and accepted prior to the first occupancy permit
being issued within the development. This development shall be required to install the
permanent forcemain (dryline) under Chinden to facilitate an easy transition when service
from the McDermott Trunkshed becomes available.
1.3 This development is subject to paying reimbursement fees for The Oaks Lift Station and
Pressure Sewer Reimbursement Agreement, and the West Ada School District
Reimbursement Agreement for Oaks Lift Station Pump Upgrades (currently under
development) pursuant to meridian city code section 8-6-5
1.4 Water service being provided by Suez Water Idaho. Applicant will need to work closely
with Suez and the City of Meridian to ensure that adequate water flow and pressures can
be provide to the development to provide for domestic needs and fire protection.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with Suez Water Idaho,
and the Meridian 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 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.
2.3 The applicant shall provide easement(s) for all public sewer mains outside of public right
of way. The easement widths shall be 20-feet wide for a single utility. The easements
shall not be dedicated via the plat, but rather dedicated outside the plat process using the
City of Meridian’s standard forms. The easement shall be graphically depicted on the plat
for reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
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note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
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 may be necessary.
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.
2.6 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 addressed 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.
2.7 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.
2.8 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.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, and road base approved by the Ada County Highway District prior to issuance
of building permits.
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.
2.11 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.
2.12 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.
2.13 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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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2.18 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.
2.19 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.
2.20 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.
2.21 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.
2.22 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.
2.23 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, 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 887-2211.
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/161916/Page1.aspx
D. POLICE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/162994/Page1.aspx
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http://weblink.meridiancity.org/weblink8/0/doc/163824/Page1.aspx
F. SETTLER’S IRRIGATION DISTRICT
Plans must be submitted to Settler’s Irrigation District for comment and review prior to
construction.
G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/162719/Page1.aspx
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H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=161962&dbid=0
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/162389/Page1.aspx
J. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=164957&dbid=0
K. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/163888/Page1.aspx
L. VALLEY REGIONAL TRANSIT (VRT)
Per an email from Brian Parker, VRT, on March 15, 2019, VRT has no plans to serve SH-16 or
W. Chinden Blvd. west of Linder Rd.
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the Applicant’s proposal to annex and develop the subject 71.3 acre
property with R-8 and C-G zoning is consistent with the associated FLUM designations for this
property. (See section V above for more information.)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed map amendment and development complies with the
purpose statements of the residential and commercial districts in that it will provide for a
range of housing opportunities and retail and service needs for the community consistent with
the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The City Council finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed residential and commercial uses should be
compatible with adjacent existing and future residential and commercial uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
The City Council finds City services are available to be provided to this development.
5. The annexation (as applicable) is in the best interest of city.
The City Council finds the proposed annexation is in the best interest of the City.
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B. Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The City Council finds the proposed plat is generally in conformance with the UDC if the
Applicant complies with the conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The City Council finds public services can be made available to the subject property and will
be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The City Council finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
The City Council is unaware of any significant natural, scenic or historic features that
need to be preserved with this development.
Meridian City Council Meeting Agenda June 4, 2019 – Page 199 of 467Meridian City Council Meeting Agenda July 9, 2019 – Page 231 of 542