PZ - Staff Report 4-2
Charlene Way
From:Joseph Dodson
Sent:Monday, March 30, 2020 8:19 AM
To:Taylor Merrill; Jon Breckon; Adrienne Weatherly; Andrea Pogue; Bill Nary; Charlene
Way; Chris Johnson; Ted Baird
Cc:Bill Parsons; Tyler Chambers (tchambers@breckonld.com)
Subject:Lavender Heights Staff Report
Attachments:Lavender Heights AZ,PP - (H-2020-0009) Staff Report.pdf
Hello,
Attached is the staff report for the proposed Annexation and Preliminary Plat for Lavender Heights
Subdivision, H-2020-0009. This item is scheduled to be on the Commission agenda on April 2, 2020. The
public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail
with any questions.
Taylor and Jon - Please submit any written response you may have to the staff report to the City Clerk’s
office (MeridianCityClerk@meridiancity.org) and myself (e-mail or fax) as soon as possible.
Best Regards,
Joseph Dodson | Current Associate Planner
City of Meridian | Community Development
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.884.5533 |
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/2/2020 Legend , U
DATE: 0
Project Location
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner
208-884-5533
Bruce Freckleton,Development
Services Manager
208-887-2211 - - -
a
SUBJECT: H-2020-0009 N
Lavender Heights Subdivision
LOCATION: On the north side of Lake Hazel,near the ,. ' --- -- --
half-mile mark between S.Locust Grove oO
Road and S. Eagle Road. Located in the ;
SW 1/4 of Section 32,Township 3N.,
Range 1 E.
I. PROJECT DESCRIPTION
Request for annexation & zoning of 55.14 acres of land with R-4, R-8, R-15, and R-40
zoning districts and a preliminary plat consisting of 188 building lots, 24 common lots, and 3
other lots, by Westpark Company Inc.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 55.14 total acres(R-4— 16.63 acres;R-8—27.82 acres;R-
15—3.25 acres;R-40—7.44 acres)
Future Land Use Designation Medium Density Residential and Medium-High Density
Residential
Existing Land Use(s) Residential,Agricultural,and Commercial.
Proposed Land Use(s) Residential
Lots(#and type;bldg./common) 215 total lots—187 single-family residential; 1 multi-
family;and 27 common lots.
Phasing Plan(#of phases) Proposed as four(4)phases.
Number of Residential Units(type 187 single-family units;48 multi-family units.
of units)
Density(gross&net) Gross—5.86 du/ac.;Net—3.56 du/ac.
Open Space(acres,total 335,585 square feet,or 7.7 acres(approximately 14.66%
[%]/buffer/qualified) qualified open space)
Pagel
Description Details Page
Amenities 3 amenities— 10' multi-use pathway;pool;and additional
qualified open space.
Physical Features(waterways, Farr Lateral runs along south and western boundary.
hazards,flood plain,hillside)
Neighborhood meeting date;#of Oct.28,2019—9 attendees.
attendees:
History(previous approvals) N/A
B. Community Metrics
Description 1 Details Page
Ada County Highway District i
• Staff report(yes/no) Draft staff report has been received
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via a new collector roadway(S.
Hwy/Local)(Existing and Proposed) Bloomerang Ave.)from an existing arterial(E.Lake Hazel
Rd.).An additional access is proposed via extending a
public local street from the east(E.Brace Dr.)
Traffic Level of Service
Stub Street/Interconnectivity/Cross Applicant is proposing extending an existing stub street(E.
Access Brace Dr.)into their development but has provided no
additional stub streets. See analysis section below for more
information.
Existing Road Network No
Existing Arterial Sidewalks/ None
Buffers
Proposed Road Improvements Widening to E.Lake Hazel Road to include eastbound turn
lane onto new collector roadway(S.Bloomerang Ave.)and
a westbound turn lane onto same collector roadway.
Distance to nearest City Park(+ Discovery Park is across E.Lake Hazel Road.
size)
Fire Service
• Distance to Fire Station 4.1 miles from Fire Station#4
• Fire Response Time 7 minutes under ideal conditions(this does not meet
Meridian Fire response goal time of 5 minutes).
• Resource Reliability Fire Station#4 reliability is 78%.
• Risk Identification Risk Factor 2—residential with hazards(open waterway)
• Accessibility Proposed project meets all required access,road widths,
and turnarounds.
Police Service
See Agency Comments(Section VIILD).
West Ada School District
• Distance(elem,ms,hs) West Ada School District has not provided comments at
this time.
• Capacity of Schools
• #of Students Enrolled
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
Page 2
Description Details Page
• WRRF Declining Balance 13.88
• Project Consistent with WW YES
Master Plan/Facility Plan
Water
• Distance to Water Services 0'
• Pressure Zone 5
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water YES
Master Plan
• Impacts/Concerns Each phase must be modeled to ensure fire flow
requirements; second water connection may be required at
first phase.
Existing wells must be decommissioned according to
IDWR rules which include employing methods to ensure
grout fills the annular space outside of the well casing.
Record of abandonment must be provided to the City prior
to final plat signature.
Applicant to coordinate with Engineering regarding fire
flow requirements beyond 1500 gpm.
COMPASS(Communities in See Agency Comments(Section VIILF)
Motion 2040 2.0)
C. Project Area Maps
Future Land Use Map Aerial Map
Legend ` 0ty� Le end
Project Location Residential Project Location
Density / / ----
MU-C ntial
I r�.
r :k
i f.r
CIVIC
Zoning Map Planned Development Map
Page 3
Legend ��' 10 Legend ��' F
Project Location R-z� Project Location
City Limits
R`8 Planned Parcels '
,
,
R-15
® RUT
R-4 '
--
R-2
-R-4
IRUT '
RUT RUT
III. APPLICANT INFORMATION
A. Applicant:
Westpark Co. Inc—PO Box 344, Meridian, ID 83680
B. Owner:
44 Development LLC—PO Box 344,Meridian,ID 83680
C. Representative:
Jon Breckon,Breckon Land Design—6661 N. Glenwood St., Garden City, ID 83714
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 3/13/2020
Radius notification mailed to
properties within 300 feet 3/12/2020
Site Posting 3/21/2020
Nextdoor posting 3/12/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan)
Medium Density Residential—This designation allows for dwelling units at gross
densities of three to eight dwelling units per acre. Density bonuses may be considered
with the provision of additional public amenities such as a park, school, or land dedicated
for public services.
Medium-High Density Residential—This designation allows for a mix of dwelling types
including townhouses, condominiums, and apartments. Residential gross densities should
Page 4
range from eight to twelve dwelling units per acre. These areas are relatively compact
within the context of larger neighborhoods and are typically located around or near mixed
use commercial or employment areas to provide convenient access to services and jobs
for residents. Developments need to incorporate high quality architectural design and
materials and thoughtful site design to ensure quality of place and should also incorporate
connectivity with adjacent uses and area pathways, attractive landscaping and a project
identity.
The annexation area is surrounded by existing City of Meridian zoning with the City's newest
park located across the street(Discovery Park). The proposed land use of single family
residential and multi family residential are consistent with the dwelling types noted in the Future
Land Use Map (FLUM)designation definitions. Certain densities are required to be met on this
property as there are two distinct FL UM designations on it. The proposed project meets the
densities listed above(see Section VII.D). Therefore, Stafffinds the density proposed with the
preliminary plat and proposed zoning districts are consistent with the Future Land Use Map
designations of Medium and Medium-High Density Residential.
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.A1. The DA is required to be signed by the property owner(s)/developer and
returned to the City within 6 months of the Council granting the annexation for approval by City
Council and subsequent recordation.
B. Comprehensive Plan Policies(https:llwww.meridianciU.or /g compplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City" (2.01.01 G). The proposed variety
of housing types in this project will contribute to the variety of residential unit types
available to current and future residents.
"With new subdivision plats, require the design and construction of pathways
connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the
incorporation of usable open space with quality amenities" (2.02.01A). This new
subdivision offers a large extension of the City s multi-use pathways and approximately 7
acres of usable open space that interconnects with proposed sidewalks throughout the
development. In addition, the proposed detached sidewalks offer new opportunities for
residents to get to Discovery Park; Discovery Park lies across E. Lake Hazel Road,
directly south of this project.
"Establish and maintain levels of service for public facilities and services, including
water, sewer,police, transportation, schools, fire, and parks" (3.02.01G).All public
utilities are available for this project site due to the existing subdivision to the east,per
Public Works comments. Even though this project does reside outside of the Fire
Department's S minute response time goal, a new fire station is planned nearby which
would eliminate this obstacle; it is currently unfunded as of FY 2020. ACHD has both
nearby arterial intersections planned for widening and improvement within the next 3
years therefore lining up well with the timeline of development for Lavender Heights.
West Ada School District has not offered comments on this project; however, any new
Page 5
residential development will likely add to the overcrowding experienced at some local
schools.
"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). The site design of this project proposes transitional densities throughout.
Larger R-4 lots reside around the exterior of the property to better match the existing
homes to the north. The applicant is then proposing R-8 lots on the eastern property
boundary to match the density of the subdivision directly to the east. The R-8 lots
continue an inward trend towards higher density but make up the majority of the site. R-
1 S zoning and alley loaded single-family homes abut the Farr Lateral and are closest to
the future multi family development. The multi family development is proposed as R-40
zoning and is closest to the arterial roadway, E. Lake Hazel Rd. Throughout the
development, landscaping and pathways buffer zoning densities as well. Overall, Staff
finds the site design to be a great example of transitional densities and housing types.
"Preserve,protect, and provide open space for recreation, conservation, and aesthetics"
(4.05.01F). The proposed project offers acres of open space and proposes to incorporate
a large extension of a 10 foot multi-use pathway system. The pathway will run along the
existing Farr Lateral and will help protect it in place while adding to its aesthetics.
"Require pedestrian access in all new development to link subdivisions together and
promote neighborhood connectivity" (2.02.01 D). Parkways, sidewalks, and an extension
of the City's multi-use pathway plan are proposed in this development. The sidewalks will
connect this development with the subdivision to the east and the new pathway along the
Farr Lateral, with its further extension within the subdivision, will offer future
connectivity to the north and west as those sites develop. The sidewalks proposed near E.
Lake Hazel Rd. and E. Bloomerang Ave. will also bring better connection to the new
Discovery Park for this development and the existing Impressive East Ridge Subdivision
directly to the east.
Staff finds this development to be generally consistent and in alignment with
Comprehensive Plan policies and objectives.
C. Existing Structures/Site Improvements:
There are a number of existing warehouse structures on this property associated with an
existing commercial business. These buildings will be demolished with phase 1 of the
development and the existing driveway to Lake Hazel will be closed off with vertical
curb and gutter pursuant to ACHD requirements. In addition, there is an existing home
further into the property that is proposed to remain and connect to city services with the
rest of the development. The existing home is shown as part of Phase 2 on the
preliminary phasing plan (Exhibit VII.H.)but staff is recommending a condition to
include the existing home with Phase 1 and therefore adjust the phasing plan in
accordance.
D. Proposed Use Analysis:
The proposed use is single-family residential with a multi-family residential component
that will be later reviewed through a conditional use permit. Single-family detached and
Page 6
attached dwellings are listed as principally permitted uses in the R-4, R-8, and R-15
zoning districts per UDC Table 11-2A-2.
The single-family portion of this project is proposed to be developed in three (3)phases
and proposed as three different zoning districts—R-4, R-8, and R-15. The first phase will
provide the main access point off of E. Lake Hazel Rd. and the secondary access through
the extension of an existing stub street from the east(E. Brace Dr.). Staff is
recommending a condition of approval that the secondary access be constructed with the
first phase to ensure compliance; this is commensurate with the condition of approval
from the Meridian Fire Department(see Section VIII.A1). Staff is also recommending the
proposed multi-use pathway be constructed with the first phase of development. The first
phase is also proposed to provide the pool and changing rooms for the development as
one of the proposed amenities. According to the preliminary plat, all lots appear to meet
the required zoning and use requirements, including the proposed multi-family lot.
The multi-family development is proposed to be zoned R-40 and built in its own phase (a
fourth phase). The applicant has submitted a conceptual site plan for the multi-family
development that abuts E. Lake Hazel Rd. In the R-40 zoning district, multi-family
development requires conditional use permit(CUP) approval by the Planning &Zoning
Commission. The future development of the multi-family use is being conceptually
reviewed in this application and conditioned to obtain a CUP through the required
Development Agreement associated with this application. The multi-family development
is proposed as six (6) eight-plexes for a total of 48 multi-family units. Each unit is shown
as 1,000 square feet and are laid out in one, two, and three bedroom units. Per the specific
use standards (UDC 11-4-3-27), a minimum of 12,000 square feet of common open space
will be required as part of this multi-family development.
Forty-eight units will require a minimum of three (3) amenities per the specific use
standards. The applicant is conceptually proposing three (3) amenities in line with this
requirementa clubhouse, walking paths, and a tot lot. In addition, 94 parking spaces
will be required with this conceptual plan. The applicant shows 95 standard stalls, and 4
ADA accessible stalls conceptually meeting the minimum requirements outlined in UDC
table 11-3C-6.
Staff notes that the multi family requirements have been conceptually reviewed and is not
issuing an approval of the current layout or other proposed improvements, site design,
elevations, or open space and amenities.
E. Specific Use Standards(UDC 11-4-3):
When the Multi-family Development is submitted for Conditional Use Permit, specific
use standards outlined in UDC 11-4-3-27 will be administered. There are no specific use
standards for the single-family portion of the proposed project.
F. Dimensional Standards(UDC 11-2):
All proposed lots and public streets appear to meet all UDC dimensional standards per
the submitted preliminary plat. This includes property sizes, required street frontages, and
road widths.
Page 7
In addition, all subdivision developments are also required to comply with Subdivision
Design and Improvement Standards (UDC 11-6C-3). There are three (3) common
driveways proposed; such driveways should be constructed in accord with the standards
listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat
application that depicts the setbacks, fencing,building envelope, and orientation of
the lots and structures accessed via the common driveway; if a property abuts a
common driveway but has the required minimum street frontage and is taking
access via the public street, the driveway should be depicted on the opposite side of
the shared property line from the common driveway.
G. Access(UDC 11-3A-3, 11-3H-4):
Access is proposed via a new collector roadway(S. Bloomerang Ave.)that travels north
from E. Lake Hazel Rd. near the quarter-mile mark on said road. This collector roadway
will provide access to the property directly east. A secondary access point is proposed via
the extension of an existing stub street from the east(E. Brace Dr.) in Impressive East
Ridge Subdivision. The proposed multi-family development shows a driveway to E. Lake
Hazel Rd. as well. This additional driveway to the arterial roadway would not be
approved by the City. In addition, multi-family residences are built to commercial
building code and will be required to be sprinklered. Therefore, Staff finds a secondary
access point into the multi-family development is not needed. S. Bloomerang Ave., a
collector roadway, is the only proposed and approved direct access via E. Lake Hazel
Road. At the time of CUP submittal for the multi-family development, the additional
driveway to E. Lake Hazel Rd. shall be removed from the plans.A note should be
placed on the face of the final plat prohibiting direct lot access to E. Lake Hazel Rd.
According to the ACHD Master Street Map, there is a planned commercial collector
roadway where S. Bloomerang Ave. is proposed. On the MSM however, the collector
runs along the south side of the Farr Lateral and then out to Locust Grove Road. The
intent of this collector roadway is to provide a connection point for properties in this
vicinity so motorists do not have to go out to an arterial and around. Therefore, Staff
believes the applicant should provide a connection from S. Bloomerang Ave. to the west
for the future development of the collector roadway and the property to the west; the
applicant shall obtain approval of the location of this curb cut with ACHD and the City of
Meridian. This roadway does not need to be constructed as a collector roadway, but
rather a local street providing interconnectivity that meets the intent of the MSM
designation. The applicant should work with ACHD on the proper location for this future
connection.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms
per unit. Future development should comply with these standards. The multi-family
development is conceptually shown with 95 spaces, meeting the minimum UDC
standards based on the number of bedrooms and size of the units. No parking plan was
submitted with the application.
Page 8
I. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway is proposed along the Farr Lateral and western and
northern property boundaries in accord with the Meridian Pathways Master Plan. In
addition, the applicant is extending the multi-use pathway from the Farr Lateral north and
through the development to connect with the proposed 10-foot multi-use pathway located
on the south side of the Farr Lateral that runs along the northernmost property boundary.
The applicant is proposing the 10-foot multi-use pathway be located with a 14-foot wide
public pedestrian easement. Much of the pathway is proposed to be located within a 20-
foot wide common lot as well.
The multi-use pathway has other pedestrian connections via 5-foot detached sidewalks
within parkways that run throughout the development. If pathways loop through common
driveways, Staff recommends signage is provided to notify pedestrians that the common
driveways serve a dual purpose (i.e. driveway/pathway) and are part of the pathway
loop.
J. Sidewalks(UDC 11-3A-17):
Detached sidewalks are proposed along all internal local streets as part of parkways, in
accord with the standards listed in UDC 11-3A-17.
K. Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to all local streets and are required to be
constructed in accord with the standards listed in UDC 11-3A-17.
L. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to E. Lake Hazel Rd., an arterial street,
landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide common lot is
depicted on the plat; this common lot also houses the pressure irrigation pump station and
widens beyond the required 25 feet towards the east end of the property where it adjoins
the proposed multi-use pathway and the Farr Lateral. The correct number of trees appear
to be shown on the submitted landscape plans (see Section VII.F)
Parkways are required to be landscaped in accord with the standards listed in UDC I I-
3B-7C. The total lineal feet of parkways and required number of trees based should
be included in the Landscape Calculations table on the final plat landscape plan to
demonstrate compliance with UDC standards.
Landscaping is required along all pathways (including micro-pathways) in accord with
the standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the
required and proposed number of trees are included in the Landscape Calculations table.
Common open space is required to be landscaped in accord with the standards listed in
UDC 11-3G-3E. The total square footage of common open space are included in the
Landscape Calculations/Requirements table along with the required number of trees to
demonstrate compliance with UDC standards.
Page 9
M. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B
is required. Based on the proposed plat of 55.14 acres, a minimum of 5.5 acres of
common open space should be provided.
The applicant is proposing 7.7 acres of open space (or 14.66%) consisting of a 10-foot
multi-use pathway, common lots with open space areas,parkways along all proposed
local streets, the inclusion of the Farr Lateral as open space, and half of the arterial street
buffer to E. Lake Hazel Rd. Most of this open space is qualified open space and exceeds
UDC minimum standards (see Exhibit VII.E).
Staff notes that the open space calculation includes area that is not common open space,
i.e. the pool and pool deck. This area is not open space but instead is part of an
amenity; this area should be removed from the open space calculations and revised
calculations provided prior to City Council.
The open space shown with the multi family development appears to meet the specific use
standards. A more cohesive and complete review will occur with the future Conditional
Use Permit application required for multi family development in the R-40 zoning district.
Staff recommends the applicant ensure the open space within the multi family
development meets the specific use standards requirements and the minimum 10%
open space requirement in UDC 11-3G-3.
N. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat (55.14 acres), a minimum of three (3) qualified
site amenities are required to be provided per the standards listed in UDC 11-3G-3C.
The applicant proposes three (3) qualified amenities to include: a 10-foot multi-use
pathway; a community pool; and additional qualified open space of at least 20,000 square
feet. These proposed amenities meet the minimum UDC standards.
The three (3)proposed amenities in the multi family development conceptually meet the
required specific use standards for multi family development. When the multi family
portion is submitted for CUP approval, the applicant should ensure there is an amenity
from each of the required sections in UDC 11-4-3-27.D.
O. Waterways(UDC 11-3A-6):
The Farr Lateral runs along the boundary of this development starting at its southeast
corner, continues along its southern and western boundary, and then bends north along its
northern property boundary. The applicant is proposing to protect this waterway in place
and add a 10-foot multi-use pathway outside of its easement to help create the waterway
as a usable amenity for this community and others.
P. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is
proposed as shown on the landscape plan and meets UDC standards as proposed.
Page 10
Q. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the single-family homes and the future
multi-family component of this project(see Section VII.1).
The single-family homes are depicted as mostly single-story structures with a variety of
finish materials with stone, stucco, and lap-siding combinations. Some homes depict
extra-large spaces for at-home RV storage and others with a second-story that appears to
show a bonus room. The alley loaded single-family homes also depict combinations of
stone, stucco, and lap-siding. All single-family homes appear to meet the design and
architectural standards.
The multi-family elevations depict a variety of finish materials and modulation. The rear
elevations of the proposed multi-family buildings abut an arterial roadway(E. Lake
Hazel Rd.) and will need to have additional modulation with the overall building
footprints to break up the fagade along the arterial and meet the required Architectural
Standards; submit elevations that comply with City standards with the CUP application.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement
of a Development Agreement and approval of the requested preliminary plat with the
conditions noted in Section VIII.A per the findings in Section IX of this staff report.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 11
VII. EXHIBITS
A. Annexation Boundary
CITY OF MERIDIAN ANNEXATION
31 32 LAVENDER HEIGHTS SUBDIVISION
LOCATED IN THE SW 1/4 OF SECTION 32, C 1/4
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Page 12
B. Proposed Zoning Designations(date: 12/3/2019)
CITY OF MERIDIAN REZONE
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Page 15
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Page 16
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Page 22
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,landscape plan and conceptual building elevations for the
single-family dwellings included in Section VII and the provisions contained
herein.
b. The 10-foot multi-use pathway shall be constructed with Phase 1 of the
development.
c. The required secondary access via extension of E. Brace Dr. shall be
constructed with Phase 1 of the development.
d. Direct lot access to Lake Hazel Road shall be prohibited.
e. No more than 54 and no less than 36 units shall be allowed on the R-40 zoned
property. Detailed Conditional Use Permit approval is required prior to any
development on the R-40 zoned area.
2. The preliminary plat included in Section VII.C, dated 01/23/2020, shall be revised as follows
prior to submittal of the final plat application:
a. Add to the plat, a proposed curb-cut for the future roadway to the west from S.
Bloomerang Ave.
b. For phases adjacent to E. Lake Hazel Road, add a note prohibiting direct lot access via E.
Lake Hazel Road.
Submit a revised plan (and electronic copy)to the Planning Division at least 10 days prior
to the City Council hearing.
3. The landscape plan included in Section VII.F, dated 01/23/2020, shall be revised as follows
prior to submittal of the final plat application:
a. The Landscape Calculations/Requirements table shall include the following: 1)the total
linear feet of parkways and the required number of residential subdivision trees per UDC
11-3B-7C; 2);the total square footage of common open space and required number of
trees per UDC 11-3G-3E.
b. Change proposed fencing symbol to more clearly reflect the type of fencing proposed
(i.e. a different symbol for each type of fencing); all fencing shall comply with the
standards listed in UDC 11-3A-7.
4. The Open Space Exhibit shall be corrected to remove impermeable surface area on Lot 9,
Block 3.
Page 24
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for all proposed zoning districts.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,
building envelope, and orientation of the lots and structures accessed via the common
driveway; if a property abuts a common driveway but has the required minimum street
frontage and is taking access via the public street,the driveway shall be depicted on the
opposite side of the shared property line from the common driveway as set forth in UDC 11-
6C-3D.
7. Where pathways loop through common driveways, signage shall be provided to notify
pedestrians that the common driveways serve a dual purpose(i.e. driveway/pathway) and are
part of the pathway loop.
8. The existing home that is to remain shall be required to connect to City of Meridian city
services with Phase 1 of the development. Therefore, a revised phasing plan shall be
submitted to the Planning Department at least 10 days prior to the City Council Hearing
reflecting this requirement.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Each phase of this development must be modeled to ensure fire flow requirements can be
met. A second water main connection may be required at first phase.
1.2 Existing wells must be decommissioned according to IDWR rules which include employing
methods to ensure grout fills the annular space outside of the well casing. Record of
abandonment must be provided to the City prior to final plat signature.
1.3 Applicant to coordinate with Public Works Engineering regarding fire flow requirements
beyond 1500 gpm.
1.4 No sewer mainlines in common drives,only sewer services(reminder that a maximum of
three services are allowed into a manhole,with a minimum 30-degrees of angle separation).
1.5 Sanitary sewer and water service lines extending through storm water seepage beds should be
avoided.
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
Page 25
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 I I"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. hi 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,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-313.
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.
Page 26
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.
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
https:llweblink.meridiancity.org/WeUink/Doc View.aspx?id=184359&dbid=0&redo=MeridianC
ky
Page 27
D. POLICE DEPARTMENT
hgps:11weblink.meridianciU.or,g/WebLink/DocView.aspx?id=184598&dbid=0&r0o=MeridianC
iv
E. PARK'S DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=185184&dbid=0&repo=MeridianC
iv
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=184930&dbid=0&r0o=MeridianC
iv
G. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184482&dbid=0&r0o=MeridianC
iv
H. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=184914&dbid=0&r0o=MeridianC
iv
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=184498&dbid=0&r0o=MeridianC
J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=184482&dbid=0&r0o=MeridianC
hty
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
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;
Staff finds the proposed zoning map amendment to R-4, R-8, R-15, and R-40 and subsequent
development is consistent with the Comprehensive Plan, if all conditions of approval are
complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Page 28
Staff finds the proposed zoning map amendment will allow for the development of single-
family detached and attached homes, as well as multi family; all of which will contribute to
the range of housing opportunities available within the City consistent with the
Comprehensive Plan and the purpose statement of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
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
Staff finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City per the Analysis in
Section V.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance
with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report
for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property with development. (See
Section VIII of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Page 29
Staff is not aware of any health, safety, or environmental problems associated with the platting
of this property. ACHD considers road safety issues in their analysis and approves of the
overall project.
6. The development preserves significant natural,scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.
Page 30