PZ - Staff Report for 3-19 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING March 19,2020 f
Legend 7,0
DATE: Continued from:February 20, 2020 ( jPpdjec- t Lc=f�on
_0
TO: Planning&Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: H-2019-0133
Lupine Cove ri_
LOCATION: 4000 N. McDermott Rd., in the NW 1/4 of 'x
Section 33,Township 4N.,Range 1 W. -'
I. PROJECT DESCRIPTION
Annexation of 7.09 acres of land with an R-8 zoning district and Preliminary Plat consisting of twenty-eight
(28)buildable lots, seven(7)common lots and two (2)other lots on 7 acres of land in the proposed R-8
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 7 acres
Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre
Existing Land Use Residential/agricultural
Proposed Land Use(s) Single-family residential(SFR)development
Current Zoning RUT in Ada County
Proposed Zoning R-8
Lots(#and type;bldg/common) 28 buildable;7 common&2 other
Phasing plan(#of phases) 1
Number of Residential Units(type 27 new and 1 existing(SFR detached homes)
of units)
Density(gross&net) 4 gross/7.46 net
Open Space(acres,total[%]/ Based on the applicant's calculations 0.81 of an acre(11.7%)
buffer/qualified) is being proposed.
Page 1
Amenities Children's play equipment,gazebo and basketball court
Physical Features(waterways, The Five Mile Creek runs along the northern boundary of this
hazards,flood plain,hillside) site. The McFadden Drain runs along the east boundary.
Neighborhood meeting date;#of August 28,2019;9 attendees
attendees:
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State One(1)access proposed via N.McDermott Rd.,a collector
Hwy/Local)(Existing and Proposed) street
Traffic Level of Service
Stub Street/Interconnectivity/Cross A stub street was required to the subject property from the
Access Aegean Subdivision to the north,but the plan as submitted
doesn't contemplate extension with this development.A stub
street is proposed at the south boundary.
Existing Road Network None
Page 2
Fire Service
• Distance to Fire Station 3 miles from Fire Station#2
• Fire Response Time 5 minutes under ideal conditions;can meet the response time
goals
• Resource Reliability 8 1%from Fire Station#2—does meet the target goal of 80%or
greater
• Risk Identification Risk factor of 2—current resources would not be adequate to
supply service to this project(see comments in Section VIILC)
• Accessibility Project meets all required access,road widths and turnarounds
• Special/resource needs An aerial device is not required;the closest truck company is
12 minutes travel time(under ideal conditions)—Fire Dept. can
meet this need in the required timeframe if needed.
• Water Supply Requires 1,000 gallons per minute for 1 hour;may be less if
buildings are fully sprinklered
• Other Resources NA
Police Service
• Distance to Police 8.5 miles
Station
• Police Response 5:30 minutes
Time
• Calls for Service 241 for Reporting District M719(1/1/2019—12/31/2019)
• Accessibility No issues with the proposed access
• Specialty/resource This proposed development is on the edge of the city limits. The Meridian
needs Police Department already serves this area with the Oaks Development and
Jump Creek. As of now no additional resources are needed at this time. Once
all the surrounding developments build out such as Gander Creek,Aegean
Estates and Owyhee High School it will require future additional police
resources in this geographic area.
• Crimes 241 (1/1/2019—12/31/2019)
• Crashes 3 (1/1/2019— 12/31/2019)
• Other The Meridian Police Department has no outstanding issues concerning this
development application.
All qualified open space provided in the development,to include all amenities,
must be in an open area in order to allow for natural observation opportunities.
Pathways and landscaping should not create hiding spots or blind spots that
would promote criminal opportunities.
The Meridian Police Department will support all Community Development
Staff recommendations,Traffic Impact Studies from ITD and or ACHD to
improve access,roadways,intersections,pathways and sidewalks before the
project if fully completed.
Wastewater
• Distance to Sewer 0 feet
Services
• Sewer Shed North McDermott Trunkshed
• Estimated Project See application
Sewer ERU's
• WRRF Declining 13.81
Balance
Page 3
• Project Consistent Yes
with WW Master
Plan/Facility Plan
• Impacts/Concerns The maximum slope of sewer mainlines is 5.0%due to limitations on our
collections televising equipment.Please revise sewer grade between existing
SSMH(within McDermott)and the upstream manhole, SSMH Al.
Water
• Distance to Water 0 feet
Services
• Pressure Zone 1
• Estimated Project See application
Water ERU's
• Water Quality Yes-this development results in a long deadend water main which may result
Concerns in poor water quality. This deadend won't be eliminated until the Count
parcels to the south are developed.
• Project Consistent Yes
with Water
Master Plan
• Impacts/Concerns The water mainline in McDermott Road must be extended to the southern
property line extended.Water mainline sizes were not indicated on the plans,
however the McDermott line must be 12-inch diameter and the Lupine Lane
line as shall be 8-inch diameter.
Page 4
C. Project Maps
Future Land Use Map Aerial Map
Legend 0 Legend i
ff ff
I�Proye�t Laca�ian I�Proiec+Lc�c.:-_' _
�i
med-HIg
ens
r T
Residentid
hAdium Density - {. - #
sidential :MU-RG
Zoning Map Planned Development Map
(fLegend R Legend
Proyeot Lucaim %*-ot Lacafion
+-i Cfy Ling
�'R-8 — Purred Pa-e's
UT11
R- R
A .,
_ -I J
f RUT
Fq .1.
+'+
III. APPLICANT INFORMATION
A. Applicant:
Penelope Constantikes, Riley Planning Services
PO Box 405
Boise,ID 83701
B. Owner:
Justin Fishburn
Page 5
4000 N. McDermott Rd.
Meridian, ID 83646
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 1/31/2020
Radius notification mailed to
property owners within 300 feet 1/28/2020
Public hearing notice sign posted
1/10/2020
on site
Nextdoor posting 1/28/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this
project is being evaluated under the previous Plan)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as
Medium Density Residential(MDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses
may include single-family homes at gross densities of 3 to 8 dwelling units per acre. As noted above,the
submitted plat consists of 28 building lots on approximately 7 acres of land which is 4 dwelling units to the
acre. Staff finds the proposed density is within the density parameters of the MDR land use designation.
The following Comprehensive Plan Policies are applicable to this development:
• "Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities."(3.07.01E)
The proposed single-family detached homes will contribute to the variety of residential categories in
the City; Staff is unaware how "affordable"the units will be.
• "Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City."(3.01.0117)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
• "Require useable open space be incorporated into new residential subdivision plats."(3.07.02A)
The proposed plat depicts a total of 0.81 of an acre(or 11.716) of qualified open space, however
much of the qualified open space is ether developed with imperious surface or ponds which lacks
creativity in the design per the purpose statement in UDC 11-6A-1.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
On the south boundary are rural county lots in excess of 4 acres. The applicant has not provided
Page 6
any real transitional lot sizes along this boundary. The two (2) most impacted rural lots have a 5:1
and 3:1 lot ratio respectively.
• "Require new urban density subdivision which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,more
comparable lot sizes to buffer the interface between urban level densities and rural residential
densities."(3.05.02F)
Staff does not believe the transition proposed is adequate to the rural residential lots to the south.
• "Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties(stub streets)."(3.03.020)
A stub street was approved at the north boundary of this property with the Aegean Subdivision
preliminary plat which is required to be extended on this property with development. This street
would provide local street access to this development in accord with UDC 11-3A-3. The proposed
plat does not depict a stub street in the location of the stub street approved with the Aegean
Subdivision.
• "Incorporate creek corridors as an amenity in development design."(5.09.01E)
The City's mapping depicts the Five Mile Creek on the north boundary and the McFadden Drain on
the east boundary of the development. The submitted plans depicts minimal improvements or
enhancements in these areas. Staff believes these areas should be improved as an amenity for the
development.
• "Develop and implement programs to encourage and promote tree health and preservation
throughout the City, including along waterways and within proposed development."(5.01.01E)
The subject property contains many mature trees that will be retained or removed with development
of the subdivision. The proposed landscape plan indicates that 1,958 caliper inches of mature trees
exist on the site. Many of them will be removed for various reasons. The plan indicates of the 1,958
caliper inches, only 184 caliper inches will be mitigated and 134 caliper inches of existing will be
retained on the site. If the plat were designed with less density,staff believes more of the existing
mature trees could be preserved with the development.
Staff believes the proposed development plan is consistent with the vision of the Comprehensive Plan in
regards to land use and density. However, because the plat lacks transitional lots sizes on the south
boundary and does not adequately address the transportation and open space elements of the Plan,Staff
recommends denial.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS
A. ANNEXATION&ZONING
The Applicant requests annexation of 7.09 acres of land,which includes land to the section line of N.
McDermott Rd.,with an R-8 zoning district consistent with the Medium Density Residential(MDR)
Future Land Use Map (FLUM)designation in the Comprehensive Plan. The legal description and exhibit
map for the area proposed to be annexed is included in Section VIILA below.
Proposed Use:
The Applicant proposes to develop the site with 27 new single-family detached homes;the existing
home is proposed to remain on a lot in the proposed subdivision.
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2.
Page 7
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary. A legal description and exhibit map for the annexation area is included in Section
VII.A. A development agreement is not being recommended as part of the annexation request
because staff is recommending denial.
B. PRELIMINARY PLAT
The proposed preliminary plat consists of 28 buildable lots (include the lot where the existing home is
proposed to remain), 7 common lots and 2 other lots on 7 acres of land in the proposed R-8 zoning
district. Lots range in size from 4,500 to 12,674 square feet(s.f.). The plat is proposed to develop in one
phase.
Existing Structures/Site Improvements:
There is one (1) existing home and some accessory structures on this site;the existing home is proposed
to remain on Lot 13,Block 2—all accessory structures that don't comply with the setbacks of the district
are required to be removed prior to signature on the final plat by the City Engineer. If the annexation and
subdivision is approved,the existing residence should connect to City services and obtain a new address.
Dimensional Standards:
Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district is required.
The minimum property size in the R-8 district is 4,000 square feet with a minimum street frontage of 40
feet. All of the lots conform the dimensional standards in UDC Table 11-2A-6.
Access(UDC 11-3A-3):
One access is proposed via N. McDermott Rd., a collector street; local street access is not available to
this property at this time,however a local stub street was planned from the Aegean Subdivision to the
north. The applicant is not proposing the extension of the roadway due to the cost associated with
crossing over the Five Mile Creek for the extension of the roadway. ACHD did not require half the cost
of the crossing from the developer of the Aegean project. Therefore,the crossing half the cost would be
absorbed by the subject developer with long term maintenance by ACHD. ACHD is requiring the
extension of the road consistent with their policy. Staff believes these two projects should be connected
with a public street connection.
UDC 11-3A-3 requires access to local streets when available and the Comprehensive Plan requires
interconnectivity and the extension of stub streets with development. The stub street to the north is not
shown on the proposed plat which is not consistent with the UDC or the Plan.
The local street being proposed(Lupine Lane) does stub at the south boundary. This street does not meet
the naming convention of the City and"Lane" should be removed from the street name as this
nomenclature is reserved for private streets,not public streets.
In addition to the stub street not being extended, approximately half of the residential lots take access
from common driveways. The long term maintenance of the common driveways will be the
responsibility of the HOA. Further,Public Works Department is being less supportive of common
driveways because of the separation requirements between the services. They also oppose the extension
of any mains (water or sewer)in said driveways as currently proposed by the applicant.
Per UDC 11-6A-1, one of the objectives of subdividing land is to promote the extension public
streets to improve vehicular network. Staff finds excluding the extension of the stub street and the
excessive number of common driveways does not meet this objective of the subdivision regulations
in the UDC.
Pathways(UDC 11-3A-8):
There are no pathways depicted on the Pathways Master Plan for this property. The applicant is
proposing a mircopath(Lot 7,Block 2)along the south boundary,preserving pedestrian connectivity in
Page 8
the future. Common Lot 7,Block 2 must be developed in accord with UDC 11-3A-8 and UDC 11-313-
12.
Sidewalks(UDC 11-3A-17):
A 5-foot wide detached sidewalk is required along the frontage of this site adjacent to N. McDermott Rd.
The proposed plat depicts the 5-foot wide sidewalk outside of the required landscape buffer adjacent to
McDermott Road. The applicant should relocate the sidewalk in the 35-foot wide landscape buffer to
ensure compliance with the UDC.
Landscaping(UDC 11-3B):
A 35-foot wide street buffer is required along N. McDermott Rd. (measured from back of curb),
landscaped per the standards in UDC Table 11-3B-7C. The proposed landscape plan depicts the buffer in
a common lot as required by the UDC and landscaped in accord with UDC 11-3B-7C.
Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G-
3E. Trees are proposed far exceeding UDC standards.
Tree mitigation is required in accord with the standards listed in UDC 11-3B-10C.As noted above,
the property contains many mature trees that are proposed to be removed or retained as part of
the project(approximately 1,958 caliper inches). The applicant is proposing to retain 134 caliper
inches in the form of existing trees and mitigate 184 caliper inches. The remaining 1,320 caliper
inches are not being mitigated.UDC 11-3B-1OC.5(a) requires 100% replacement of the caliper
inches.The mitigation plan as proposed by the applicant depicts mitigation of 184 caliper inches
which does not comply with UDC standards. The applicant should coordinate with the City
Arborist on the mitigation plan to ensure the development can accommodate as many caliper
inches as possible.
Qualified Open Space& Site Amenities(UDC 11-3G):
Because the area of the preliminary plat is above 7 acres in size,the qualified open space and site
amenity standards listed in UDC 11-3G-3 apply. The applicant has provided an open space exhibit to
show how she derived at the qualified open space for the development. In reviewing the submitted
plan,some of the areas,the applicant is counting towards qualified open space does not meet UDC
standards as follows:
1. Lot 7,Block 2 is not landscaped in accord with UDC 11-3B-12.
2. Lot 6,Block 1 is not improved with an amenity(parking lot does not count as an amenity) or meet
the dimensional standards(50' X 100')to count towards qualified open space.
3. Lot 15,Block 2 is proposed to be developed with ACHD temporary turnaround. This area must be
removed from the open space calculations. If this area is not dimensioned 50' x 100' with the
removal of imperious surface, this area does not meet the City's open space standards.
4. Lot 13,Block 1 depicts a pond greater than 25%of the common lot and does not meet UDC
standards in accord with UDC 11-3G-3B.7 and 8.
5. Lot 1,Block 1 is not included in the open space calculation. If this area was enhanced and improved
in accord with City and the irrigation standards and integrated in the subdivision design as
envisioned by the Comprehensive Plan,the applicant could include this lot in the open space
calculations.Without this lot, staff finds that the qualified open space proposed with this project
does not comply with the standards set forth in UDC 11-3G-3.
Amenities for the development include a gazebo,tot lot and basketball court in excess of UDC
standards.
Page 9
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-6 and
11-3A-7.
The landscape plan submitted with the application details the fencing proposed for the project. Six-foot
tall vinyl fencing is proposed along the west, south and a portion of the north boundary. The portion of
6-foot solid fencing along the north boundary is adjacent to a common lot and cannot be 6-foot tall solid
fencing as proposed by the applicant. The fencing along the entire north boundary of the buildable
lots,including Lot 14 and 15,Block 1,must be constructed as a 6-foot tall semi-privacy fence as
proposed along the interior common lots within the subdivision.
Six-foot tall semi-privacy fencing is proposed along the internal common lots and the northern boundary
of Lots 16-22,Block 1 in accord with UDC standards.
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.
Pressurized Irrigation System (UDC 11-3A-I5):
An underground pressurized irrigation(PI) system is required to be provided for each lot within the
development as set forth as set forth in UDC 11-3A-15. If a PI pump station is required on the developed
property, such station shall be on a lot solely dedicated to that pump station and shall be owned by the
entity that owns and maintains the PI system as set forth in UDC 11-313-6E.
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.
Storm drainage will be mitigated with private drainage ponds at the end of the proposed common
driveways and public street drainage is proposed to accommodate in common Lots 2 and 13,Block 1.
Because ACHD drainage ponds are proposed within common lots,the proposed ponds must be designed
in accord with UDC 11-313-11 or removed from the open space calculations.
Building Elevations:
Conceptual building elevation photos were submitted for the proposed homes, as shown in Section
VII.E. Building materials are proposed to consist of a mix of stucco,wood, and stone wainscot. Field
and trim materials are distinguished by color and texture;window and door openings are accentuated
with trim.
Because the rear and/or side of 2-story structures on lots that abut N.McDermott Rd.will be
highly visible, Staff recommends those elevations incorporate articulation through changes in two
or more of the following: modulation (e.g.projections,recesses,step-backs,pop-outs),bays,
banding,porches,balconies,material types,or other integrated architectural elements to break up
monotonous wall planes and roof lines.Single-story structures are exempt from this requirement.
VII. DECISION
A. Staff:
Staff recommends denial of the proposed Annexation& Zoning and Preliminary Plat in accord
with the Findings in Section IX.
Page 10
VIII. EXHIBITS
A. Annexation&Zoning Legal Description and Exhibit Map
GRITy
F! 'wwl�o+tpa3cfdan `� 4
1602 W.Hays St.,Suite 306
Boise,ID 83702 s
www.accu ratesu rveyors_oo m
Land Description-Annexation
A parcel of land being a portion of the Southwest Quarter of the Northwest quarter of
Section 33,Township 4 North, Range 1 West of the Boise Meridian,Ada County,Idaho
being more particularly described as follows.
BEGINNING at the found 2-inch aluminum cap monument in asphalt labeled PLS 7729
at the Y.corner common to Sections 32 and 33 In said township from which the found 3-
1 inch brass cap monument in asphalt with illegible labeling at the section corner
common to Sections 28,29, 32 and 33 in said township bears N 00'32'36'E a distance
of 2633.71 feet,
Thence N 00'32'3V E along the section line and along the centerline of N. McDermott
Road for a distance of 334.34 feet to a found 5/81 inch iron pin upon which a 2-inch
aluminum cap labeled RLS 11463 was placed;
Thence N 85'03'27"E along the centerline of the McFadden Drain(aka Teeter Drain)
for a distance of 751.67 feet to a found 5/811 inch Iron pin with a plastic cap labeled PLS
13256;
Thence 5 19"45'03"E along said centerline and its extension for a distance of 435.77
feet to a found 5/81'inch iron pin upon which a 2-inch aluminum cap labeled PLS 11463
was placed;
Thence N 89'17'46"W along the center section fine for a distance of 899.36 feet to the
POINT OF BEGINNING.
Parcel contains 7.086 acres,more or less. t
114639
1602 W.Hays St.,Suite 306 Boise,ID 83702 r. Phone:208-488-4227
www,acc u ratesurve yors.com
Page 11
A A T101V MA.P
4000 N. MCDERM077 RD. MEROIAN IV- OJ646
LWNG i4lTHIN THE 5W 114 OF THE NW 114 OF SEC7TON 33. 7.4N_ R_rw., S.M.
29 2$ 10
SFC770V CORNER �g
CP&f Na. 2018--01 71 65
ILLEGIBLE
a11463 �
N
�5'03'27" 754,67' mass J.
a
Lj CAP, PLS 11463 KD
CA
7,086 Acres w
SGALE: 1'=ztlo Z� N 7
G'-a 4 C47,2NfR
SEC 7 ON 33
OW Na 106023324
32 rL33 M6977461W PCs 5467
Erz ° svr N 89'17'46" W 89906' SET.?'ALUM, J6 V�
20I6T720634 CyyNr CAP, PC5 17463
PIS 7728
LEGEND
BOUNDARY LINE
-- SEC774HU LINE
FOUND 3 ?f2" BRASS CAP � $ OF ��{''MONUMENT ON AVWALT N 00'32,36" E SE7WEE'N FOUND MONLIMEIVTS
FOUND 2' ALl/MINLNd GAP A7 THE 714 CORNER COM44ON TO SEC77ONS �
MONUMENT W AS HALT 32 & 3T SEC 7 N SEC 710. .32. &CORNER w
COMMON TO Sr=C7IO�I.S 28, 29, 32, 8r 33. �♦
FOUND 518"IRON PIN, v3 1800 W. HNys Street #206
Wi i PLASW GAP, OR AS NOTED t Soi®e, Idaho 83?08
s# (206) 486-4227
SCIK w ACCUrE t8 911r9ey0I8.00II1
DATE: JULY, 2619 JOB 1 D-178
Page 12
B. Preliminary Plat(date: 11/7/2019)
LZ"I'INE ".-E --I 1 I--I I _T
' - .• - :.=-.. =m cr uc=.i�ut—=o�tTr ar we—s1.h of ouw - ,' .-. - _ ._-_
7-7
C.
ltiit. �I£3
� 1
r
- rJ A.
Nathan—"-°
J.fang
11 afi3
—77
gV. s�
A MI.00AL ROAD SEMO\ SIURED DRIVE
Page 13
C. Landscape Plan(date: 10/16/2019)
...s..<..�..�K...��...a,.....,...�a�..e ��YrC.�7'•. -="-'Y•_-� :i�L�..- _ �.`._.....ti � .aFa ii m
.-. � .. �L....�--.- r.+�.r. .�..�"�.•..... ..-Yam..- - ... Q.,d..
a
�J
O�
m
THMPOWIOH IS IM WION LYLEF B6 K
AND WILL reE DE-fERMIHE�BY h1E CfIV � r .. (�� � � ,
CD
AR6OR13T S ;` \1�IIII
3
i
:uc
d]� N1\1
L101 i
r
Page 14
a'4
o a
5 m
o iv _
s
xsTx.oa
00
s �
i > > • 9 " e • a to
w
- err it
00
o
8(--�
d a
CEO?.lwAr�uwEixwwrq r . L•J
0 0 0 0
Page 15
e T ■ ■ ie
��swru „ SfL'i1 1d€[
ro.,��r�vorr.w�r m �■.�
BILL IL BURLAP TREE PFANTMS SWUB PLANMr.
I � I
I I , II II I J
II =R
I II �
,�j, try
r
5 FEET M FIE IBFIL CL OBED VIMM PENCE rr SMI-PRrYATE FENCE 5 FEET N HEIOHT
— eL
71 I r _
T
■11lJ.� \ f
�� •• �_� LV.73CAPE
PLAN d
Y3r1L■ra._ _ __
■
PLhYCR.AF"f 3Y31'EM3 ROUN-73.5:PC-5489fL35 its fi1'S=?C IShiENI7-Y"RE=ERENC= V_tfiE !� S
G%ZE13 AMSY Y;R==ERENC--IM.AGEys.,La, y
L 1 Qd
Page 16
D. Qualified Open Space Exhibit(date: 11/7/2019)—NOT APPROVED
LUPINE COVE SUBDIVISION srraacws oxr+[a�EvrrGarR
�'... R���o u�..sa.. .n.b �an a Mono•N."�cowrr or so•��sr•r�GI iow+o a zav c ANo _..
.r tt.rs once re.. � APPLlCANI
z acoao U sia,r.ae. as, A-,4
8A5l5 OF BEARING �.vERu p� r[s�
H on s:.s'r xr•rry rn�.�n wv,.,.r�.rs - � •i
e� �e C - Mcfad den Orofi OT{ 11 rr L'4
3 po%.bc y n
T tTs t/o �O -a bM�cr 1035
`
aLocx " O
315F�n y, - ;'OF C,e{t 35,6873F(0.8N
-
�
O mmr 37 37 5? 1, 4o sF a.Ilei SF
I3�M�L.k�p �AAM1(JI,11�
71"�gad
NAr.m All.w.s }o -daA6las .� a M,
NathanerN"a;h—,
—r-1— J.Dan oI
14583
iri.ui Wiz:' sor ua•urrix.1 wion�rz, .'qm mow, n 11
o.:c�oe .so°>aaJ or v.•Miwrs :s• .vxezrcaow rz•aowoCS o°Fiow"` n•„or, ss°in m. ix'acuiiMn��avi:'i° YYCGfILre•[•P..
.r.caos�r..,n mr r<a.s Ninusnr.�.� rrervz•iwx,ra.uaz se.nc.o z�.,.:o•,m •01N''"'""' �z.•a sM.vnmr�n •o'xr rnv,�s . �Q..zer frr�.G -..m,�nn,...��„ra ,��rM�w.,•��„r.
en�r
ACHD LOCAL ROAD SECTION SHARED DRIVE
-NTS-
I rr..srnr.]nn
Page 17
E. Conceptual Building Elevation Photos
3 i■u eu. use urs r __ � Sa �
s,
m 11�
49 ♦� .'`
Page 18
• E,
S
IX. CITY/AGENCY COMMENTS & CONDITIONS (NO CONDITIONS OF APPROVAL DUE TO
STAFF'S RECOMMENDATION OF DENIAL)
A. PLANNING DIVISION
B. PUBLIC WORKS
C. FIRE DEPARTMENT
https://weblink.meridianciN.org/WebLink/Doc View.aspx?id=181295&dbid=0&repo=MeridianCiU
D. POLICE DEPARTMENT
https://weblink.m eridia n c i ty.org/WebLink/Doc View.aspx?id=182011&dbid=0&rep o=Meridia n City
E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciN.oLvlWebLinkIDocView.aspx?id=182431&dbid=0&repo=MeridianCity
F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=181358&dbid=0&repo=MeridianCity
G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=181368&dbid=0&repo=MeridianCiU&cr
=1
H. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183096&dbid=0&repo=Meridian City
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=183480&dbid=0&repo=MeridianCiU
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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;
Staff finds the proposed development is consistent with the vision of the Comprehensive Plan in
regards to land use and density however; the plat lacks transitional lots sizes on the south boundary
and does not adequately address the transportation and open space elements of the Plan in order to
support the proposed plan. (See section V. above for more information.)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment and development complies with the purpose statements of
the residential districts in that it will contribute to the range of housing opportunities for the
community consistent with the Comprehensive Plan.
Page 20
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed residential uses should be compatible with adjacent existing and future
residential uses in the area, if transitional lot sizes are provided along the south boundary and more
open space is preserved with the development.
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
Stafffinds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is not in the best interest of the City as the proposed
development is not consistent with the Comprehensive Plan and UDC standards.
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)
Stafffinds the proposed plat is not in conformance with the UDC because the proposed development
does not show a stub street to the north boundary in alignment with the Aegean Subdivision, uses an
excessive amount of common driveways, lacks adequate transition from the rural subdivision to the
south and does not comply with the landscape and open space standards. (see section VI. above for
more information).
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subjectproperty 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;
Stafffinds 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;
Stafffinds 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
Stafffinds the proposed development will not be detrimental to the public health, safety or general
welfare, however the development would better serve the public interest if the plan increased the lots
sizes along the southern boundary, eliminated the excessive use of common driveways, enhanced the
surrounding waterways on the north and east boundary and provided more useable open space.
Page 21
6. The development preserves significant natural, scenic or historic features.
Stafffinds there are natural features (Five Mile Creek and McFadden Drain) that need to be
preserved and enhanced as part of the development.
Page 22