CC - P&Z Commission Recommendation to Council & Staff Report
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HEARING
DATE:
February 25, 2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0109
Edington Commons
LOCATION: 3610 N. Linder Rd.
I. PROJECT DESCRIPTION
Annexation & zoning of 14.56 acres of land with an R-15 zoning district; and Preliminary plat
consisting of 92 building lots, 10 common lots and 4 other lots on 13.49 acres of land in the R-15
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 13.49
Future Land Use Designation MDR (3-8 units/acre)
Existing Land Use Rural residential/agricultural
Proposed Land Use(s) Single-family residential
Current Zoning RUT in Ada County
Proposed Zoning R-15
Lots (# and type; bldg/common) 92 building/10 common/4 other
Phasing plan (# of phases) 2 phases
Number of Residential Units (type
of units)
Single-family attached and detached
Density (gross & net) 6.83 units/acre (gross) & 11.64 units/acre (net)
Open Space (acres, total [%] /
buffer / qualified)
See Analysis, Section V.3
Amenities Children’s play structure, climbing dome, swings, climbing
rocks & seating area
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B. Community Metrics
Physical Features (waterways,
hazards, flood plain, hillside)
Coleman Lateral runs across the northern boundary of this site
Neighborhood meeting date; # of
attendees:
July 9, 2019; no attendees except Applicant
History (previous approvals) None
Description Details Page
Ada County Highway
District
Staff report
(yes/no)
Yes
Requires ACHD
Commission
Action (yes/no)
No
Fire Service
Distance to Fire
Station
2.4 miles from Fire Station #3 (can meet the response time requirements)
Fire Response
Time
4 minutes (under ideal conditions)
Resource
Reliability
82% from Fire Station #3 – meets the target goal of 80% or greater
Risk
Identification
1 (residential) (current resources are adequate to supply service)
Accessibility Does not meet all required access, road widths & turnarounds; development
is limited to 30 building lots for both phases until a secondary access that
meets IFC is built & approved by MFD. See additional comments in
Section VIII.C.
Special/resource
needs
Doesn’t require an aerial device
Water Supply Requires 1,000 gallons per minute for 1 hour (may be less if building is
fully sprinklered)
Other Resources NA
Police Service
Distance to
Police Station
4.5 miles
Police Response
Time
4:01 minutes (priority 3)
Calls for Service See comments in Section VIII.D
Accessibility See comments in Section VIII.D
Specialty/resourc
e needs
See comments in Section VIII.D
Crimes See comments in Section VIII.D
Crashes See comments in Section VIII.D
West Ada School
District
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Distance (elem,
ms, hs)
Paramount Elementary – 1.2 miles (enrollment at Hunter Elementary is
currently capped); Sawtooth Middle School – 0.3 mile; Rocky Mountain
High School – 1.4 miles
Capacity of
Schools
Paramount Elementary 650; Sawtooth Middle School 1,000; Rocky
Mountain High School 1,800
# of Students
Enrolled
Paramount Elementary 701; Sawtooth Middle School 1,042; Rocky
Mountain High School 2,475
Anticipated
school aged
children
generated by this
development
74
Wastewater
Distance to
Sewer Services
0-feet
Sewer Shed White Drain Trunkshed
Estimated
Project Sewer
ERU’s
92
WRRF
Declining
Balance
13.78 MGD
Project
Consistent with
WW Master
Plan/Facility
Plan
Yes
Impacts &
Concerns
None
Water
Distance to
Water Services
0-feet
Pressure Zone 2
Estimated
Project Water
ERU’s
92
Water Quality None
Project
Consistent with
Water Master
Plan
Yes
Impacts &
Concerns
Provide water easement in shared drive (Block 1, Lot 21) for potential
connection of parcel to the east. A second water connection for redundancy
shall be required to the water main in Linder Road through the walking
path between lots 13 & 14 (Block 2).
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C. Project Maps
III. APPLICANT INFORMATION
A. Applicant:
G20, LLC – 4824 E. Fairview Ave., Boise, ID 83706
B. Owner:
Lester & Betty Vogel Trust – 3610 N. Linder Rd., Meridian, ID 83646
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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C. Representative:
Laren Bailey, Devco Development, LLC – 4824 E. Fairview Ave., Boise, ID 83706
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 11/15/2019 2/7/2020
Radius notification mailed to
properties within 300 feet 11/12/2019 2/4/2020
Public hearing notice sign posted
on site 11/22/2019 2/14/2020
Nextdoor posting 11/12/2019 2/4/2020
V. STAFF ANALYSIS
A. ANNEXATION & ZONING
Comprehensive Plan (https://www.meridiancity.org/compplan): This property is designated
Medium Density Residential (MDR) on the Future Land Use Map (FLUM) contained in the
Comprehensive Plan. The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per
acre.
The proposed single-family homes and gross density of 6.83 units per acre is consistent with the
MDR FLUM designation.
Staff finds the following Comprehensive Plan policies to be applicable to this application and
apply to the proposed use and development of this property (staff analysis in italics):
“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)
The proposed mix of attached and detached units will contribute to the diversity in housing
types in the northwest portion of the City. Staff is unaware if the proposed units will be owner
occupied or rental units.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
The proposed development will provide housing options in close proximity to the existing and
future employment and shopping centers along the Chinden Blvd. and Ten Mile corridors.
“Require open space areas within all development.” (6.01.01A)
Qualified open space is required to be provided in accord with the standards listed in UDC
11-3G-3. As proposed, the development does not meet the minimum qualified open space
requirement.
“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)
Urban services can be provided and this development is contiguous to the City.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D);
Access is proposed via the adjacent arterial street; there are no stub streets to this property
and access is not available via a local street.
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“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)
There are no pedestrian connections proposed to adjacent properties other than sidewalks
along stub streets; Staff recommends a segment of the City’s multi-use pathway is constructed
along the northern boundary of this site adjacent to the Coleman Lateral in accord with the
Pathways Master Plan as noted below.
“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)
Other than sidewalks along public stub streets, no pedestrian connections are proposed to
adjacent properties. Below staff recommends that the applicant construct a 10-foot multi-use
pathway along the south side of the Coleman Lateral to promote neighborhood connectivity
and safe pedestrian access to the school to the north.
One of the many goals of the Comprehensive Plan is to proactively address conflicts
between incompatible uses. This property currently abuts C-C zoned property on the south
boundary. The applicant is providing a stub street for vehicular connectivity but the
neighborhood as designed doesn’t integrate with the mix of commercial uses currently
approved for the commercial property (Sugarman). With a previous development
application (Alpina Townhomes) on the subject Sugarman property, it was the desire of the
Commission to have the two properties develop uniformly to ensure a true mix and
integration of uses in this area. Staff recommends that the Commission determine if the
proposed single family development provides an adequate transition to the mixed use
designated property development to the south.
Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-
15 zoning district and proposed development is generally consistent with the MDR FLUM
designation and is appropriate for this site.
The proposed annexation area is contiguous to City annexed property to the north and south and
across the street to the west; and is within the Area of City Impact Boundary (AOCI). 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
Existing Structures/Site Improvements:
There is an existing home and several accessory structures on this site. These structures are
required to be removed prior to signature on the final plat by the City Engineer for the
phase in which they are located.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed
plat complies with these standards.
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Subdivision Design & Improvement Standards (UDC 11-6C-3):
The proposed subdivision is required to be designed and improved per the standards listed in
UDC 11-6C-3 which include but are not limited to streets, driveways, common driveways,
easements, and block face. The proposed plan complies with these standards.
Phasing Plan:
The subdivision is proposed to develop in two (2) phases. The first phase will include 44 building
lots.
Access (UDC 11-3A-3, 11-3H-4)/Streets:
One (1) access is proposed via N. Linder Rd., an arterial street, at the northwest portion of the
site; two (2) stub streets are proposed for future extension to the south and east. Development is
limited to 30 building lots until such time as a secondary access that meets International
Fire Code (IFC) is built and approved by the Fire Dept.
Traffic: A Traffic Impact Study was not required by ACHD for the proposed development.
Common Driveways (UDC 11-6C-3):
All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Four
(4) common driveways are proposed that comply with UDC standards. Common driveways
should be a maximum of 150’ in length or less, unless otherwise approved by the Fire Dept.
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.
Signage should be provided at the ends of the common driveways on Lots 6 and 22, Block 1;
Lot 7, Block 2; and Lot 15, Block 5 for emergency wayfinding purposes as requested by the
Fire Department.
Parking (UDC 11-3C):
Parking for single-family dwellings is required based on the number of bedrooms per unit. For 1-
and 2-bedroom units, a minimum of 2 spaces are required with at least one of those spaces in an
enclosed garage, other space may be enclosed or a minimum 10’ x 20’ parking pad. For 3- and 4-
bedroom units, a minimum of 4 spaces are required with at least 2 of those spaces in an enclosed
garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pads. For 5+ bedroom
units, a minimum of 6 spaces are required with at least 3 in an enclosed garage, other spaces may
be enclosed or a minimum 10’ x 20’ parking pad.
Because of the proposed reduced 27-foot wide street sections (W. Windswept Dr. and W.
Woodpine St.), parking is restricted to one side of the street only; and narrow building lots
(i.e. 32’+/-) with 20’ wide driveways, the amount of available on-street parking is limited.
This has historically created issues with not enough on-street parking available for guests
and residents due to residents using their garages for storage rather than parking; and
people parking on both sides of the street where parking is restricted to only one side
blocking access for emergency vehicles.
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To address this issue, the Applicant has submitted a parking exhibit included in Section
VII.F that depicts a total of 50 available on-street parking spaces. Staff is concerned this is
sufficient; if the Commission and/or City Council does not feel it’s sufficient, they should
require the provision of wider street sections to accommodate parking on both sides of the
streets, wider building lots, and/or additional parking spaces in common areas. Because
more parking will be able to be provided on the south side of W. Windswept Dr. vs. the north side
where building lots are proposed, Staff recommends parking is solely provided on the south side
of the street and parking is prohibited on the north side as proposed.
One side of the street where 27-foot wide street sections are proposed should be signed “No
Parking”.
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.
The Pathways Master Plan depicts a segment of the City’s multi-use pathway in the general
area near the northern boundary of the site for pedestrian access from the development to
the east (Woodburn West) to the on-street pathway along Linder Rd. and the school to the
north. Therefore, the Park’s Dept. recommends as a DA provision that a pathway is
provided on the south side of the Coleman Lateral on this site. Inclusion of a pathway will
also allow this area (i.e. Lot 1, Block 1) to count toward the qualified open space
requirement which does not meet the minimum standards as proposed. This pathway would
eventually extend to the east to the existing pathway in Woodburn West development when
the abutting property to the east redevelops for interconnectivity and safe pedestrian access
to the school to the north.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17.
A 5-foot wide detached sidewalk was recently constructed with the road widening along Linder
Rd., an arterial street; minimum 5-foot wide attached (or detached) sidewalks are required along
internal local streets as proposed.
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-
17E, 11-3B-7C and 11-3G-3B.5. Eight-foot wide parkways are proposed along the entry street
and within common area “end caps”.
Landscaping (UDC 11-3B):
Landscaping is required to be provided in accord with UDC standards as follows:
A 25-foot wide street buffer is required along N. Linder Rd., an arterial street, in a
common lot(s) and landscaped in accord with the standards listed in UDC 11-3B-7C;
Landscaping is required on either side of pathways in accord with the standards listed in
UDC 11-3B-12C;
Landscaping is required within parkways as set forth in UDC 11-3A-17E, 11-3B-7C and
11-3G-3B.5; and,
Common open space is required to be landscaped in accord with the standards listed in
UDC 11-3G-3E.
Landscaping is proposed within the street buffer along Linder Rd. and within most common open
space areas in excess of UDC standards. No trees are depicted along the micropath between
Lots 13 and 14, Block 2; landscaping should be provided in accord with UDC standards (or
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apply for alternative compliance if an easement exists). The total linear feet of parkways
and required & provided number of trees should be included in the calculations table on
Sheet L2 of the landscape plan in accord with the minimum standards in UDC 11-3B-7C.
Qualified Open Space (UDC 11-3G):
Based on the overall development area which consists of 13.49 acres of land, a minimum of 10%
(1.35 acres) qualified open space is required to be provided within the development per the
standards listed in UDC 11-3G-3B.
An open space exhibit was submitted as shown in Section VII.D that depicts 2.02 acres (or 15%)
of open space for the development consisting of a half-acre park exceeding 50’ x 100’, common
areas with parkways along the entry street and parkways within “end cap” common areas adjacent
to streets, a micro-path lot, half of the arterial street buffer along Linder Rd. and the common lot
where the Coleman Lateral is located at the north boundary of the site.
Some of the open space depicted on the exhibit does not count toward the “qualified” open
space standards set forth in UDC 11-3G-3 as shown in the second exhibit in Section VII.D
(see hatched areas), primarily consisting of the area along the north boundary where the
Coleman Lateral is located. Without this area, the development does not meet the minimum
standards. Therefore, Staff recommends a 20-foot wide common lot is added along the
north side of the building lots in Block 1 adjacent to the lateral outside of the irrigation
easement containing a 10-foot wide multi-use pathway with 5 feet of landscaping on either
side of the pathway in order for this area to qualify and comply with the minimum open
space standards. In order for open space to qualify toward the minimum requirements it must
improve the livability of residential neighborhoods, protect natural amenities, be accessible by all
residents of the development and be located in areas of high visibility to avoid hidden areas and
corners, dark areas, unusable space and reduce the opportunity for crime as set forth in UDC 11-
3G-1, 11-3G-3 and 11-3G-3D.
Qualified Site Amenities (UDC 11-3G):
A minimum of one (1) qualified site amenity is required to be provided for this development
based on the size of the development (i.e. 13.49 acres).
The Applicant proposes the following amenities in excess of UDC standards: a children’s play
structure, a swing set, seating benches, climbing rocks, climbing dome and a micro-path (see
Section VII.D).
Existing Trees: There are several (i.e. 6+/-) existing trees on this site that are proposed to be
removed with development. Mitigation information is included on the landscape plan; (151) 2-
inch caliper trees are proposed for mitigation in accord with the standards listed in UDC 11-3B-
10C.5.
Waterways (UDC 11-3A-6):
The Coleman Lateral runs along the northern boundary of this site within a 40-foot wide
easement and is proposed to be left open as linear open space.
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.
Fencing is proposed as follows: a 6-foot tall solid vinyl privacy fence is proposed along the west,
south and east boundaries of the development; a 5-foot tall black wrought iron fence is proposed
along the rear of building lots adjacent to the canal along the north boundary of the development;
and a 4-foot tall black wrought iron fence is proposed around the common area where children’s
play equipment is proposed near the entry of the development in accord with UDC standards.
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Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed. 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.
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 single-family attached
and detached units as shown in Section VII.E. Building materials consist of a mix of
siding (horizontal and vertical lap siding and board & batten) with stone veneer
accents; colors are very monochromatic.
The single-family attached structures are required to comply with the design standards in the
Architectural Standards Manual; single-family detached structures are exempt from this
requirement.
All SFR homes along the west perimeter boundary of the development adjacent to N. Linder Rd.
are proposed to be a single-story in height.
To ensure eaves are constructed on homes for aesthetic as well as drainage (i.e.
keeping water away from the foundation) reasons, Staff recommends a DA
provision requiring all homes within the development be constructed with
minimum 1-foot wide fire rated eaves on all four sides. For variety in appearance
of the structures, Staff recommends a cohesive color scheme is used for the overall
development featuring a minimum of two field colors, a trim color, and an accent
color or unique material. Garage door colors should coincide with this scheme or
other accents.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation & Zoning and Preliminary Plat
applications with the conditions included in Section VIII per the Findings in Section IX. Further,
Staff recommends the plat, landscape plan and qualified open space exhibit is revised per
the conditions in Section VIII prior to the Commission’s recommendation to Council on this
application.
B. Commission:
The Meridian Planning & Zoning Commission heard these items on December 5, 2019 and
January 16, 2020. At the public hearing on January 16th, the Commission moved to recommend
approval of the subject AZ and PP requests.
1. Summary of Commission public hearing:
a. In favor: Hethe Clark, Clark-Wardle, Applicant’s Representative; Julie Ann Domingo;
Serena Ormsby Alvarez; Stave Yapyap; Peng Cheng; Laren Bailey; Justin Cranney,
Hawley Troxell, representing the Lester & Betty Vogel Trust; Dennis Green; Tina
Folden
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b. In opposition: None
c. Commenting: Steven Lloyd
d. Written testimony: Whitney Montgomery (in support); letter from Laren Bailey, the
Applicant, to Steven & Andrea Lloyd, the property owners to the east, agreeing to limit
the height of homes to a single story adjacent to their property on Lots 20 and 23-26,
Block 1;
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s) of public testimony:
a. Support of proposed development from homeowner’s in other subdivisions by the same
developer;
3. Key issue(s) of discussion by Commission:
a. The possibility of “floating” the Mixed Use designation on the property to the south to
the southern portion of this property and adding a commercial component to enlarge the
mixed use area and provide a transiton and integration of uses from the residential to the
future commercial uses to the south;
b. Staff recommendation for 4-sided eaves and a cohesive color scheme to be provided for
the overall development featuring a minimum of two field colors, a trim color, and an
accent color or unique material and garage doors coinciding with this scheme or other
accents;
c. The provision of an emergency access to the site that meets Fire Dept. reuqirements;
d. The location of the micro-path along the east side of the site providing a connection
between the multi-use pathway and the common driveway and it not being visible from
the public street creating police surveillance concerns;
e. The provision and alignment of a 10’ wide multi-use pathway and qualified open space
along the northern boundary of the site and location of existing easements;
f. The availability of on-street parking for guests and whether or not reduced street
sections should be allowed and their impact on on-street parking;
g. Impact of the development on area school enrollment, which is currently over capacity,
and the School District’s request for no homes in this development to be occupied until
2021 which Pleasant View will be open and the cap on Hunter Elementary will be
lifted.
4. Commission change(s) to Staff recommendation:
a. Strike condition #A.1c which requires a cohesive color scheme to be used for the overall
development featuring a minimum of two field colors, a trim color, and an accent color
or unique material with garage door colors coinciding with this scheme or other accents
– design review should not be required for single-family detached homes;
b. Strike condition #A.1d which requires minimum 1-foot wide fire rated eaves to be
constructed on all 4 sides of homes within the development.
5. Outstanding issue(s) for City Council:
a. The Commission would like direction from City Council as to whether or not there
should be a policy requiring 4-sided eaves to be constructed on homes within the City –
the Commission generally preferred the appearance of eaves on homes but because they
aren’t required by Building Code or City Code they were hesitant to require them
through the Development Agreement. If Council determines eaves should be required,
condition #A.1d should be re-instated.
b. The Commission requested the Council consider if the proposed development in itself
provides an adequate transition to the mixed use designated parcel the south and what
could be done about making sure the commercial piece doesn’t get blocked in.
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VII. EXHIBITS
A. Annexation & Zoning Legal Description and Exhibit Map
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B. Preliminary Plat (date: 12/3/2019 1/8/2020) & Phasing Plan REVISED
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C. Landscape Plan (date: 11/18/2019 January 815, 2020) REVISED
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D. Qualified Open Space Exhibit (NOT Approved) & Site Amenities
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E. Conceptual Building Elevations (Single-Family Attached/Detached) – REVISED
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F. On-Street Parking Exhibit
Staff Note: Because W. Woodpine St. (the middle east/west street) is only a 27-foot wide street section,
parking is restricted to only one side of the street which reduces the parking count by 2; 3 additional
spaces can be accomodated along one side of W. Woodpine St. where it stubs at the east boundary
adjacent to common area, resulting in an overall total of 50 on-street spaces.
Add 3 spaces
Remove 2
spaces
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
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
preliminary plat, phasing plan, landscape plan and conceptual building
elevations included in Section VII and the provisions contained herein.
b. All single-family attached structures shall comply with the design standards
listed in the Architectural Standards Manual. An application for Design Review
shall be submitted and approved for all attached dwellings prior to submittal of
building permit applications.
c. For variety in appearance of the structures, a cohesive color scheme shall be
used for the overall development featuring a minimum of two field colors, a
trim color, and an accent color or unique material. Garage door colors shall
coincide with this scheme or other accents.
d. All homes within the development shall be constructed with minimum 1-foot
wide fire rated eaves on all four sides.
e. All homes along the west perimeter boundary of the development adjacent to
N. Linder Rd. and on Lots 20 and 23-26, Block 1 shall be restricted to a single-
story in height as proposed by the Developer.
d. A minimum 10% (1.35 acres) qualified open space shall be provided with development
of this site as set forth in UDC 11-3G-3 in accord with the conditions of approval of the
preliminary plat.
e. A 10-foot wide multi-use pathway within a 14-foot wide public use easement and 20-foot
wide common lot with a minimum 5-foot wide landscape strip on each side of the
pathway, landscaped per the standards listed in UDC 11-3B-12C shall be provided along
the south north side of the Coleman Lateral outside of the Irrigation District’s easement.
Five-foot wide landscape strips shall be provided on either side of the pathway that
comply with the standards listed in UDC 11-3B-12C. The pathway shall extend from the
east boundary of the site to the sidewalk along N. Linder Rd.
2. The preliminary plat included in Section VII.B, dated 12/3/19, shall be revised as follows:
a. Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1
adjacent to the Coleman Lateral for a multi-use pathway and associated landscaping.
b. Relocate Lot 21, Block 1 to between Lots 17 and 18 or Lots 18 and 19, Block 1 in order
to provide an access near the east end of the linear open space to the north as required by
UDC 11-3G-3B.1e; the common lot shall be a minimum of 15-feet wide.
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3. The landscape plan included in Section VII.C, dated 11/18/19, shall be revised as follows:
a. Depict trees and landscaping along the micropath between Lots 13 and 14, Block 2 in
accord with the standards listed in UDC 11-3B-12C.
b. Include the linear feet of parkways and required & provided trees in the calculations table
on Sheet L2 of the landscape plan in accord with the minimum UDC standards.
c. Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1 south
of the Coleman Lateral containing a 10-foot wide multi-use pathway and 5-foot wide
landscape strips on either side of the pathway landscaped per the standards in UDC 11-
3B-12C.
d. Relocate the common lot (Lot 21, Block 1) with pathway and landscaping to between
Lots 17 and 18 or Lots 18 and 19, Block 1 so that the multi-use pathway required to the
north along the waterway is accessible at each end as required by UDC 11-3G-3B.1e;
landscaping is required along either side of the pathway as set forth in UDC 11-3B-12C.
e. Depict a 6-foot tall wrought iron fence between the multi-use pathway and the adjacent
waterway for public safety.
4. For lots accessed by common driveways, an exhibit shall 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) shall 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.
5. Provide address signage for homes accessed by the common driveways on Lots 6 and 22,
Block 1; Lot 7, Block 2; and Lot 15, Block 5 for emergency wayfinding purposes.
6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for
all common driveways, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment. A copy of the recorded easement should
be submitted to the Planning Division prior to signature on the final plat by the City
Engineer.
7. Development shall be limited to 30 building lots until such time as a secondary access that
meets International Fire Code (IFC) is built and approved by the Fire Dept.
8. All existing structures on the site shall be removed prior to City Engineer signature on the
final plat phase in which they are located.
9. Parking is restricted to only the south side of the 27-foot wide street section (i.e. W.
Windswept Dr.); signage shall be installed prohibiting parking on the north side of the street
to ensure emergency access can be provided.
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 Provide water easement in shared drive (Block 1, Lot 22 21) for potential connection of
parcel to the east. A second water connection for redundancy shall be required to the
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water main in Linder Road through the walking path between lots 13 & 14 (Block 2) with
the development of the second phase of the subdivision.
2. General Conditions of Approval
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 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 water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.4 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.
2.5 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.
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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.
2.10 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.
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.
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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 887-2211.
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=178616&dbid=0
D. POLICE DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/179502/Page1.aspx
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http://weblink.meridiancity.org/WebLink8/0/doc/178893/Page1.aspx
F. NAMPA & MERIDIAN IRRIGATION DISTRICT
http://weblink.meridiancity.org/WebLink8/0/doc/178820/Page1.aspx
G. ADA COUNTY DEVELOPMENT SERVICES
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=178813&dbid=0
H. CENTRAL DISTRICT HEALTH DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/178990/Page1.aspx
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/WebLink8/0/doc/178990/Page1.aspx
J. WEST ADA SCHOOL DISTRICT (WASD)
http://weblink.meridiancity.org/WebLink8/0/doc/179106/Page1.aspx
K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/WebLink8/0/doc/179666/Page1.aspx
L. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182053&dbid=0&repo=MeridianC
ity
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:
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1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the Applicant is proposing to annex and develop the subject property
with 92 single-family residential units in the R-15 zoning consistent with the MDR FLUM
designation. (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 Commission finds the proposed map amendment and development complies with the
purpose statement of the residential districts in that it will contribute toward the range of
housing opportunities available within the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed medium density residential uses should be
compatible with adjacent existing and future residential. The Commission recommends the
Council determine if the proposed use and design of the development is compatible with the
adjacent future commercial uses abutting the south boundary.
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 Commission finds City services are available to be provided to this development. The
School District has submitted comments, included in Section VIII.J that currently show
student enrollment is above capacity for the elementary, middle and high school – the
School District is of the opinion it would be best to delay the approval of this development
until they are within a year of opening Owyhee High School.
5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City if the
Applicant complies with the conditions in Section VIII.
B. Preliminary Plat (UDC 11-6B-6)
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 Commission 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 Commission finds public services can be made available to the subject property and will
be adequate to accommodate the proposed development.
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3. The plat is in conformance with scheduled public improvements in accord with the cit y's
capital improvement program;
The Commission finds the proposed plat is in 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 Commission 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 Commission 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 Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.