PZ - Staff Report 5-7 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/7/2020 Legend �o
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner � ' � � �
208-884-5533
Bruce Freckleton,Development
Services Manager ®�
208-887-2211 -
SUBJECT: H-2020-0006 ; rIRA
Teakwood Place Subdivision
® O®
LOCATION: The site is located at 1835 E. Victory
Road,approximately'/4 mile east of S. _
Locust Grove Road,in the NW '/4 of the ,� . L® J®H�
q
NW '/4 of Section 29,Township 3N.,
Range 1 E.
I. PROJECT DESCRIPTION
Annexation&zoning of 7.35 acres of land with an R-8 zoning district and preliminary plat
consisting of 28 building lots and 4 common lots,by Hesscomm Corp.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 7.35 acres
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Residential and Agricultural.
Proposed Land Use(s) Residential
Lots(#and type;bldg./common) 32 total lots—28 single-family residential;4 common lots.
Phasing Plan(#of phases) Proposed as two(2)phases.
Number of Residential Units(type 28 single-family units.
of units)
Density(gross&net) Gross—3.95 du/ac.;Net—5.64 du/ac.
Open Space(acres,total 52,737 square feet,or 1.2lacres(42,034 square feet Further
[%]/buffer/qualified) qualified open space;approximately 13.13%) analysis pg.
7&8.
Amenities I amenity proposed— 10' multi-use pathway
Physical Features(waterways, Eightmile Creek runs along the northeast corner of the
hazards,flood plain,hillside) property.
Page 1
Description Details Page
Neighborhood meeting date;#of Oct. 30,2019—6 attendees.
attendees:
History(previous approvals) N/A
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via extension of a local street from the
Hwy/Local)(Existing and Proposed) west(E.Fathom St.). The existing home is requesting to
maintain its access onto E.Victory Road,an arterial.An
emergency access is proposed on the western boundary
from E.Fathom St.to E.Victory Rd.
Traffic Level of Service "F"
Stub Street/Interconnectivity/Cross This subdivision's main access is from an existing stub
Access street(E.Fathom St.)and is proposing a new stub street to
the east for future development and future connectivity.
Existing Road Network No
Existing Arterial Sidewalks/ None
Buffers
Proposed Road Improvements None
Distance to nearest City Park(+ 1.6 miles to Renaissance Park(6.5 acres)
size)
Fire Service
• Distance to Fire Station 1.3 miles from Fire Station#4
• Fire Response Time 3:00 minutes under ideal conditions(this meets Meridian's
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 VIII.D).
West Ada School District
• Distance(elem,ins,hs) 0.6 miles to Siena Elementary; 3.2 miles to Victory Middlc
School;2.3 miles to Mountain View High School.
• Capacity of Schools . Siena Elementary—800;Victory Middle— 1000;Mountain
View—2268.
• #of Students Enrolled Siena Elementary—970;Victory Middle— 1085;Mountain
View—2237.
Wastewater EM
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat Trunkshed —
• Estimated Project Sewer See application
ERU's
46 WRRF Declining Balance 13.88 —
• Project Consistent with WW YES
Master Plan/Facility Plan
Water
Page 2
1 1 I 1
• • 1� 1 1
1 1 1
MENMEN
D -
.nn I IllNw� ■ � _
r..ui I mENE■r •* ■■■■■■■■ EMI b r� ;: .,
- o - . IIII 1'lllllllll ■� ii i.=W== � � �
l�II� 1 �-�eY�-= y n:IiIInnl nnll r
111�11 dam•% y
VI!'�OR"Y VIr 7R
111■■■■ir� 111 = - _ -
111■■■5■■■11111 dll �; � IIIA!■ili.L -;�.�-
111....■ ■allllllll N 111Ilife
n/1un �nnuun ..� onto■� I _ 1I
num -nnm.nnm. r- J uunr�
ruler■minnnn nm■i n _ noon: }
nnE�� nnm nnm J fr_.. nnm■p I
�. .7 _ !ii .i■ i NOON■
ennui in n"' �ii no■ - ■... ! ///
1♦♦ p■■■■■.■n■■ ■Tall.� - .-`_ .;= -
■nnnl.l 11111■� ... r� In■ /
�iii� n� '�..1 ! �d■.ap � TIE - - '
y pum mnumna NI>I■ i `n■■IIII■11■ � � - - - , � ;
5I I111 n11111111111111 n� r•7• . - ,.
��♦���♦ice♦p♦ ::__� •�liiiiiii� 1■IIII � -
__
nlln a\ 1 —
1
■Iiii ONE y ■ giii awn■
- • - • ::m R.. NONE NOON 1 - • - •
M 1
■ nnm R �' ♦ v
ti� III :ii i ■ un .
in' -i NENE WIN
■11■lur ._■■tuna■=-.1 Q ■. - ._■■run...==* +.■
rnui !.* rm��n n■ ■i • -• •• .w ■nniu m ♦ �i
��.ii■ aryl un m� ♦ ryM un n1a
■■■ N nn r:■►nn � � ■■ ■E■P un
.■■1■a ■ 11� . ■.■l _• .NOON\
1■IIIA1111 p::- �_-_•, ri11rA111 1 I�=.w.
IIIIIIIn� 111 � - 'I� IIIIIIIIr� 111 � %�' �
111■■■■■■.lull �■II IIII■■■1■.lull Willa
111n1■■ -■.1.11.1. �I � 1111■■■■ -■.1.11.1. �C
1111r1■■��■111111111 ■_ 1■11■■■■ �■111111111 ■ __
11mn'Clllllll.■alllllal s --►- • 11111..a —111n111..Im ► •
anlq�■nunnnn nn■9 ■■ ■■■■r■■■� nulq��minor■■nn■ � 7G7:L7G7-�
nn. m■■III:I..Ills J _.. * III N1■■■.■■ in .. m■■Ili iil-llll 11■■■.■■
:.1 : .:':...■ ==_=- _•'�_ ■. . �►��:::ILLIL nl III!■ �_ _..�_ ■�.it
♦ pen unn\� i - 1pr w.. .� pnnuu n unn i —- 111E
lnmu.. IIII n .••._ ■ �' �� • _ nlmin IIII �_ ■ �` ��u �
♦y ..'��■■■!1 �11111 l ,�.. I�NNI �� ll , �__ ■■II i1�111 = N�� ll
••ii i�'n� .••1 hna TIN E�ii i�'n� .1 ryhna� 111
G nn nunlannat• .rn■ i N gNEIEIINIIN �� Gum nunnnn _L.C7. IN gNENIIIEIII
I m nnnnnlllm � �• ��� � I m nnnmm�m • !■n■a—■
1 ♦ �� -r= � _ innlrnnn 1 ♦ � ssi � nnnrnnn
♦i 9 _-�-_ p ■ unn unn y ♦i 9 EI:nnn nnn unn
i 4 __ � .np iQ 4 a p.nu■p
ti♦♦♦ �—_� uun unn •I�� ti♦i♦ — _ nun unn
h♦I�i►, =='e Oi♦i p ��i� nun II V ,4 � ♦ p ��C� mlll n
Inlii �I ♦ �■ Iiuii
III. APPLICANT INFORMATION
A. Applicant:
Bruce Hessing,Hesscomm Corp.—6700 Linder Rd.,Meridian,ID 83646
B. Owner:
Charles&Vickie Richardson— 1835 E. Victory Rd., Meridian, ID 83646
C. Representative:
Leavitt&Associates Engineers,Inc.— 1324 1"St. South,Nampa ID, 83651
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 4/17/2020
Radius notification mailed to
properties within 300 feet 4/14/2020
Site Posting 4/17/2020
Nextdoor posting 4/14/2020
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.
The annexation area is near existing public services and not on the periphery of corporate city
limits; existing City of Meridian zoning and development lay to its west, north, and south. The
proposed land use of single family residential is consistent with the recommended uses in the
FL UM designation. The proposed project has a gross density of 3.95 du/ac and a net density of
5.64 du/ac, meeting the required density range listed above. Therefore, Staff finds the proposed
preliminary plat and requested R-8 zoning district to be generally consistent with the Future
Land Use Map designation of Medium 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://www.meridiancity.orglcompplan):
(Staff analysis is in italics after the cited policy)
"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 and plat offers additional sidewalks, open space, and a new segment of multi-
Page 4
use pathway that will help connect this project to adjacent subdivisions. The multi-use
pathway section is the only qualifying site amenity proposed with this project (per UDC
11-3G-3 standards, in order for an open space lot to be considered an amenity, it must be
at least 20,000 square feet above the required minimum of 10016). Because the section of
multi-use pathway used as the qualifying amenity is a small section and the open space
is not large enough to qualify as an amenity,Staff is recommending an additional
amenity be placed on one of the common open space lots to further increase the quality
and availability of amenities in the area. Staff is also concerned with the Applicant's
proposed open space proposed on the preliminary plat and is offering further conditions
regarding these concerns (see Section VIII.AI). If the conditions of approval of this
report are met, Staff finds this project in compliance with the policies established in the
new Comprehensive Plan.
"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 readily available to this project site due to the existing subdivision to the
west. ACHD notes the excessive traffic that already exists on E. Victory Rd and nearby
intersections but has also noted in their staff report(see Section VIII.H) the low number
of estimated vehicle trips from this subdivision will not require additional mitigation or
road improvements. West Ada School District has offered comments on this project
regarding school enrollment—the closest schools to this project are not yet over capacity
according to their original letter and West Ada estimates 22 school age children will
reside in this development. However, Staff has received letters from West Ada on more
recent projects and Sienna Elementary and Victory Middle are now shown as
overcapacity. Staff is aware of the overall overcrowding issues facing nearby public
schools, however, the low number of school age children expected in this development
should be easily absorbed in the district. School enrollment numbers of the closest
schools to this development are listed above in the Community Metrics section of this
staff report.
"Encourage infill development" (3.03.01E). Teakwood Place Subdivision is on the cusp
of being an infill development by definition. Staff finds that the already annexed and
developed properties residing to the north, west, and south make development of this
property a logical and orderly progression of City limits. In addition, all public utilities
and services are readily available for this subdivision including planned road
improvements at the nearby intersection of E. Victory and S. Locust Grove.
"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 density that matches the subdivision
to the west and the underlying FL UM designation. The subdivision to the south is of
lower density zoning(R-4) but the applicant has proposed larger lot sizes on those lots
abutting the subdivision to the south. Overall, Staff finds the site design to meet the intent
of this comprehensive plan policy.
"Reduce the number of existing access points onto arterial streets by using methods such
as cross-access agreements, access management, and frontage/backage roads, and
promoting local and collector street connectivity" (6.01.02B).Access into this subdivision
Page 5
is through an existing and developed subdivision (Tradewinds Sub.) via an extension of a
local street. This will mean one less additional access point on E. Victory and S. Locust
Grove Roads, arterial streets.
C. Existing Structures/Site Improvements:
There is an existing home on this parcel that is proposed to remain until Phase 2
develops. In addition to the home, a number of accessory structures and two large barns
currently exist. The largest barn that resides towards the southern part of the parcel will
be removed upon development of Phase 1 and the pole barn closest to the existing home
will remain until Phase 2 development. All structures can be seen on the submitted plat
and landscape plans.As noted below staff does not support the phasing of the proposed
development. Any structures that remain on the property must comply with the
dimensional standards of the R-8 zone or be removed.
D. Proposed Use Analysis:
Detached single-family residential homes with local streets within the development and a
new stub street to the east are being proposed. Single-family detached dwellings are listed
as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2.
This subdivision is proposed to be developed in two (2)phases. The first proposed phase
will provide all public streets and 24 of the 28 proposed building lots. The existing home
is proposed to remain until Phase 2 development and then an additional 4 buildings lots
will be developed with accesses onto the local street within the development and not onto
E. Victory Rd. The minimum property size in this development is approximately 4,909
square feet with an average buildable lot size of approximately 7,342 square feet. In
addition, each buildable lot appears to meet the minimum street frontage requirement by
providing no less than 30 feet of frontage for those lots that front on a curve or cul-de-
sac. Therefore, according to the preliminary plat, all lots appear to meet the required
UDC dimensional standards for the request R-8 zoning district.
Staff is not supportive of the phasing plan as proposed. Staff recommends the
development be constructed in one phase and the applicant amend the plat to include
the existing residence on a lot and block in the subdivision and require the home
connect to city utilities with a new access to the proposed extension of E. Fathom Street
OR remove all of the existing structures identified in phase 2 and develop the four
additional lots as proposed.
E. 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. In addition, all subdivision developments are also required to comply with
Subdivision Design and Improvement Standards (UDC 11-6C-3)—the proposed
preliminary plat adheres to the standards therein.
F. Access(UDC 11-3A-3):
Access is proposed via extension of a local street from the west(E. Fathom St.). The
existing home is requesting to maintain its access onto E. Victory Road, an arterial. In
addition, an emergency access is proposed on the northwestern boundary connecting
Page 6
from E. Victory Rd. south to E. Fathom St. A note should be placed on the face of the
final plat prohibiting any direct lot access to E.Victory Rd.
The owner is proposing to keep the driveway for the existing home onto E. Victory Rd.
which does not comply with ACHD district policy or the City's UDC. The Applicant has
also proposed an emergency access only driveway that connects E. Fathom St. to E.
Victory Rd. E. Fathom St. is the only access into this development and therefore, Staff is
recommending a condition of approval that the emergency access be constructed prior to
any issuance of Certificate of Occupancy, or with Phase 1 if there continues to be
phasing proposed; this is commensurate with the condition of approval from the
Meridian Fire Department(see Section VIII.A1).
Pedestrian access in the development will be via extensions of 5-foot attached sidewalks
on local streets. A micro pathway that runs next to the emergency access road and
connects the frontage improvements on E. Victory Rd. with the sidewalks on the proposed
extension of E. Fathom St is also proposed. Additionally, a small section of 10 foot multi-
use pathway is proposed to be constructed along the Eightmile Creek and will connect
with the large open space lot near the center of the development.
G. 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. No parking plan was
submitted with the application.
H. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway is proposed along Eightmile Creek at the northeast
boundary of the subdivision in accord with the Meridian Pathways Master Plan; its
development is proposed with Phase 2 after the existing home will be removed in the
same phase. The applicant is proposing the 10-foot multi-use pathway be located with a
14-foot wide public pedestrian easement within a 20-foot wide common lot in Phase 2.
The multi-use pathway has other pedestrian connections via 5-foot attached sidewalks
within the development.
Again, Staff finds the timeline of developing portions of this project in multiple phases as
an issue. The multi-use pathway may not yet have connection with additional miles of
pathway but it will actually serve as an amenity if it is built in one phase or in Phase 1
due to its connection of E. Victory and the open space lot within the development.
I. Sidewalks(UDC 11-3A-17):
Five (5) foot attached sidewalks are proposed along all internal local streets, in accord
with the standards listed in UDC 11-3A-17. A five-foot wide detached sidewalk is
required to be constructed along Victory Road.
J. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to E. Victory 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 proposed multi-use pathway that
Page 7
will run along Eightmile Creek. The correct number of trees appear to be shown on the
submitted landscape plans (see Section VII.F)
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 should be included in the Landscape
Calculations table.Staff is recommending a condition of approval to correct this on
the landscape plan and provide a revised copy to staff at least 10 days prior to the City
Council hearing.
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 should be corrected
in the Landscape Calculations/Requirements table along with the required number
of trees to demonstrate compliance with UDC standards.
The landscape plan should to be revised to reflect the revised phasing plan and
preliminary plat provided to staff.A condition of approval regarding this comment is in
Section VIII.3.
K. 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 7.35 acres, a minimum of 0.74 acres of
common open space should be provided.
According to the Applicant's provided open space exhibit(Exhibit VII.D), the Applicant
is proposing approximately 52,737 square feet(or 1.21 acres) of open space (or 16.47%)
consisting of a 10-foot multi-use pathway, common lots with open space, and half of the
arterial street buffer to E. Victory Rd. The Applicant's open space exhibit labels 42,034
square feet of the open space as qualifying (13.13%). The open space is proposed to be
available across both phases with most provided in Phase 1. However, Staff notes that the
open space calculation appears to duplicate area—it appears to include the paved
emergency access and does not remove the paved area from the temporary cul-de-sac that
does not count towards any open space, qualifying or not.
After removing redundant open space and the paved areas on the common open space
lots, Staff calculates approximately 29,634 square feet(or.68 acres, 9.2501o) of
qualified open space which is below the minimum required 10%. Staff removed the area
for the temporary cul-de-sac proposed on one of the common open space lots and the 30-
foot wide emergency access easement area from the open space calculation.
The emergency access easement is not shown to be landscaped per UDC requirements
and therefore Staff does not find it appropriate to include this area as qualified open
space. If the Applicant were to pave 20 feet of the easement (as required for emergency
access) and then landscape the five feet on either side of it per UDC standards, this area
could be added back into the qualified open space calculations.
In addition, if the required temporary turnaround is flipped and placed on one of the
adjacent buildable lots to the south of the large common lot(i.e. lots 21 or 22), more
open space would be available to the residents in this subdivision. Staff recommends this
change because there is little guarantee to the City that the property to the east will ever
Page 8
develop and therefore little guarantee the temporary cul-de-sac will not become
permanent. Approximately 4,800 more square feet of qualified open space would be
added to this project with this recommendation. By following this recommendation and
the landscape recommendation regarding the emergency access, approximately 9,200
more square feet of qualified open space would be added, making a total of 38,834
square feet, exceeding the 10%minimum required by code by approximately 6,000
square feet. Therefore,Staff is recommending conditions of approval to correct the
open space calculations to reflect the usable open space and then provide Staff with a
revised open space exhibit and revised preliminary plat showing the new location of the
temporary cul-de-sac at least 10 days prior to the City Council hearing(see Section
VIII.4).
L. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat (7.35 acres), a minimum of one (1) qualified site
amenity is required to be provided per the standards listed in UDC 11-3G-3C. The
applicant has proposed one (1) qualified amenity, a 10-foot multi-use pathway. This
amenity meets the minimum UDC standards.
Although the proposed multi-use pathway is a qualified site amenity, staff is concerned
about its usage because it is a relatively short segment and does not directly connect with
other portions of existing pathways. Because of this, Staff is recommending a condition
of approval to include an additional amenity from one of the categories in UDC 11-3G-
3C on common open space Lot 4,Block 2 and provide a revised landscape plan at least
10 days prior to the City Council hearing.
M. Waterways(UDC 11-3A--A):
The Eightmile Creek is a protected waterway and runs along the northeast corner
boundary of this development but is not on the subject parcel. The applicant is proposing
to add a 10-foot multi-use pathway outside of its easement as an amenity to this project
site. Because Eightmile Creek is a protected waterway, it must remain open with
development of this site. No additional requirements exist due to the creek being off-site.
N. 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 shall be corrected per the conditions listed
in this staff report(see Section VIII.3) for the lots abutting the micro-use pathway. In
addition, open vision fencing along the proposed pathway facing Eightmile Creek and
any common open space is required.
O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the single-family homes for this
project(see Section VII.E).
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. All single-family homes appear to meet
design and architectural standards.
Page 9
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 10
VII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
EXHIBIT
DESCRIPTION FOR
TEAKWOOD PLACE SUBDIVISION ANNEXATION
A parcel of land located in the NW 114 of the NW 114 of Section 29,73N., R.1 E.,
B.M.,Ada County, Idaho more particularly described as follows:
Commencing at the NW corner of said Section 29 from which the N114 corner of
said Section 29 bears North 89°59`41" East, 2,680.68 feet;
thence along the North boundary line of said Section 29 North 89°59'41"East,
620.22 feet to the REAL POINT OF BEGINNING;
thence continuing along said North boundary line North 89°59'41"East, 328.84 feet
to a point on the approximate centerline of Eight Mile Lateral;
thence along the approximate centerline of Eight Mile Lateral the following 2
courses and distances:
thence leaving said North boundary line South 04°36'20"East, 80.22 feet;
thence South 39°10'20"East,71.96 feet;
thence leaving said centerline South 00*11'29" East,781.92 feet to a point on the
northeasterly boundary line of Tuscany takes Subdivision No. 2 as filed in Book 94 of Plats
at Pages 11,351 through 11,354, records of Ada County, Idaho;
thence along said northeasterly boundary line North 73'13'33"West,420.37 feet to
the northerly most corner of said Tuscany Lakes Subdivision No.2;
thence along the East boundary line of Tradewinds Subdivision No. 1 as filed in
Book 106 of Plats at Pages 14,594 through 14,596, records of Ada County, Idaho and the
southerly extension thereof North 00°11'26"West,263.65 feet to the NE corner of Lot 6,
Block 2 of said Tradewinds Subdivision No. 1, said point also being on the South boundary
line of Lot 5, Block 2 of said Tradewinds Subdivision No. 1;
thence along said South boundary line North 89°59'41"East, 21.79 feet;
thence along the East boundary line of said Tradewinds Subdivision No. 1 and the
northerly extension thereof North 00"11'29"West, 532.67 feet to the REAL POINT OF
BEGINNING. Containing 327,836 square feet or 7.53 acres, more or less.
W S 4sG
77290
�2�25Izu1`'o
OF 1p�
Page 11
E. VICTORY RD. BASIS OF BEARING
S.19 S.20 589'59'41"W 2680.68 1-�_45_24
S.30 S.29 620.22' N$9'S9'4t"E 32$.84'- 173t.62" V "5.28
L--- B
1
S4'36'20"E
BLOCK 1 I 80.22' �
G
S39'10'20"E
71.96'
1
z
0
I {
IN
BLOCK 2 m
o
i 11335 E. VICTORY RD.
I �
O I 227636 s.f.
7.53 o.c.
a
a I I4
m G
r11 1 I�
R O �� a
m n
d�`�p
® I 1489-59'41"E tCENS 4`SGG I
a
I� a 7729 - 0
�Gl4YG.G�`�
(D I l
w �
0
(D
, N
at
�r o'k
�'5CAN),tA® N73j3 W 4z0�� I
.IDO NO.
IDAHO EXHIBIT _ DRAWING FOR 19-324
SURVEY o9y5•A �P 1,,'; TEAKWOOD PLACE SUBDIVISION ANNEXATION S'1 NO.
B019E.IBAHO¢}'�Jn
�aaeYdateea�
GROUP LLC WCAIM IN THE NW K OF rKE NW 9 OF S[CTICN 29, T3N.,RAL.9-M., Mir,DATE
1 ADA COOWTY•IOAHO 1I2'3I202Q
Page 12
B. Preliminary Plat(date: 3/25/2020)
9 1..I60Z73NOXd itio—ISIA.0
I"—pw
NOISIAicans
30VId QOOM>IVBI
NOISIAIGS 9 O71d000MNV31
SB.LVIOOSSV -UIAVOI
DNI=nS NAJD�7 OndIS
If
j�2 �j2 4
It
----------
-SR
4
..........
... . ..........
P
NW
1
og
------ 2IIL
Hj
Az
-------------
---------- .. ...........
W,
ppppgg
Page 13
C. Landscape Plans(date: 1/23/2020)
to o
tly �m
�m �>
m
t+to -O
I x
It4 N
i y
Lam= s
P m ZO
m
� & �� ,
, sr
� n ..a
9 " O o
� 3
.I
Z
m J
o
IM
a
k milli m
is?F , mp N
co
1,7
--- -- - LEAVITT R,ASSOCIATES
ENGINEERS,INC-
TEAKNHJOG PLACE SUBDIVISION EN
TEAKWOOD PLACE _
AEa�oa�,1DAHO SUBDIVISION -
STRUCTURAL`CIVIi
J NEBSCOMM CORP, ? SORVEYlNG
CINDER ROAN
+ - MERIGIN. 836Je
REVISIONS PHONEI20]]89-0061 tea•
Page 14
z 0 W
0 M
n
�9 r
m
hJ a
00
t+ C n
a� zIz �� � ., P.-Z
�E
�zr [lll fll -
y
l� .:,
x I -
c ro Id —
I
ZZ
-'H
I -
1
� .I ..resod:.. �,;�'`_• ., s. -
r
0 0
m
z
o a
O �
6
_ n
"n
fix.
k �E-
mom
- LEAV ITT&ASSOCIATES
- TEAKWOOD PLACE SUBDIVISION - ` \, ENGINEERS,INC.
tab
MER—N,0-0 TEAKWOOD PLACE
- u~.-•-r.., SUDDIVISION STRUCTURAL CIVIL
��.- sursverlrJc
slop N.unosNaono ^w
�? DDATE BY DESCRIPIICN MERIDIAN,1083B48 a o:,REVISIONS JA6 ew^w,J`N - uu�� �esseisaTsmeeT sou+w nnuanionuo easc�
PHONE�208I
Page 15
�,.Ejg,
yyW � I
xW r
0 ea
N b)O m x
0.4:0jam—« -
C"M
ntvt, ZIZ
rrI
a I m
b C]on air' iu)t cn
Ib N '. 2
m m y �_ — — --
H 0 —
��• ;,��;1 ji j' ,it . ,.i I "I`',
d X
sk,
F.
Y
Y — ,
' ----
m
m
z
0
a
g �
a^?OS QCl�
- — — •,.,•""! LEAVITT S,ASSOCIATES
-- -- - TEAKWOOD PLACE SUBDIVISION r-NGINEERS,INC.
{ — — MEalogH ogHo TEAKWOOD PLACE
SUBDIVISION '_, sraucTURAcaavu
- �� - HESSCOMM CORD f SURVEYING
onre ar_' oescx ar ou MERIwgN,to e3e48 •`
MNoNE(209Y]HB-6084 "— '__.,',.—�.•, ..... ..........
:....:.•..�..n..,... ..n.on„new•un..
.,,cm n Pr..w...e:........ owEzosm..
Page 16
D. Open Space Exhibit(date: 2/24/2020)
� BBCN B1 PICE B,B5B iV'JNC-tiLLll'Nti N
----- J ___ m\J\
..
re O
III �
g $ l E.PENMBIDN ST;. t
IL
1�
ms I
a
o
➢y���2 R� �� 2N
mT; e
!" F
-FXy'
R ..
z4
Sg
:r
I LEAVITT&ASSOCIATES
TEAKWOOD PLACE SUODIVISION tj ENGINEERS.INC.
.ERIo�AH.�o�Ho TEAKWOOD PLACE
DEVELOPMENT EXHIBIT STRUCTURAL'CVIL
HESSCCMM CORP. SURVEYING
BE-1PT0N� 6i00 N.LINVER ROP[I
bEAnIgN,l0 0L846
REVISIONS PHONE(20SI]89-0864
Page 17
E. Conceptual Building Elevations
E _
S
a
ga
61 No I No
a
Page 18
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 included in
Section VII and the provisions contained herein.
b. This subdivision shall be constructed in one (1)phase and the applicant shall
amend the plat to include the existing residences on a lot and block in the
subdivision with a new access to the proposed extension of E.Fathom Street
OR remove all of the existing structures identified in phase 2 and develop the
four additional lots as proposed.
c. If the existing home is to remain,the home shall connect to city services with
the first phase of development and access shall be provided from a local street,
E. Fathom Street.
d. The emergency access on Lot 5,Block 2 shall be constructed prior to any
issuance of Certificate of Occupancy.
e. Upon development,the existing home shall close its driveway access to E.
Victory Rd. and add a new access point to the extended E. Fathom Street.
f. The 10-foot multi-use pathway shall be constructed with the first phase of
development in accord with UDC 11-3A-8 and UDC 11-3B-12.
Page 19
g. All street frontage improvements and landscaping along E. Victory Rd. shall be
constructed with Phase 1 of the development.
h. An additional qualifying amenity(per UDC 11-3G-3C) shall be added to the
plat and landscape plan and placed on Lot 4,Block 2 with Phase 1 of the
development.
i. This development shall provide no less than 38,834 square feet, or 13.3%, of
qualified open space.
j. For those lots abutting E.Victory Road, a residential arterial roadway, any
building fagade facing the street shall incorporate articulation through changes
in two or more of the following: modulation(e.g.projections,recesses, step-
backs,and pop-outs),bays,banding,porches,balconies,material types, or
other integrated architectural elements to break up monotonous wall planes and
roof lines that are visible from the subject public street.Single-story structures
are exempt from this requirement
2. The preliminary plat included in Section VII.B, dated 03/25/2020, shall be revised as follows
prior to submittal of the final plat application:
a. Revise the plat to show the temporary cul-de-sac on the south side of the proposed E.
Richardson St.,on Lot 21 or 22, Block 1 and add a note stating that said lot is non-
buildable until such time as E. Richardson St. is extended.
b. Add a note prohibiting direct lot access via E.Victory Rd. for those lots abutting the
arterial roadway.
Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to
the City Council hearing.
3. The landscape plan included in Section VII.C,dated 11/20/2019, 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 pathways and the required number of trees per UDC 11-3B-12); and 2)the
total square footage of common open space and required number of trees per UDC 11-
3G-3E.
b. The Landscape Plan shall be corrected to reflect open vision fencing along all pathways
and common open space areas, as listed in the standards in UDC 11-3A-7.
c. The Landscape plan shall be revised to reflect a single phase per the conditions in this
report.
d. Revise the Landscape Plan to show landscaping along the emergency access road—
common lot 5,Block 2. Said lot shall be developed with a 20-foot wide paved surface
and five feet of landscaping on each side in accord with UDC 11-3B-12.
Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to
the City Council hearing.
4. The Open Space Exhibit included in Section VILD is subject to the following corrections:
a. Show the temporary cul-de-sac on Lots 21 or 22,Block 1 rather than on the common
open space lot.
b. Correct open space calculations to reflect conditions of approval contained herein
regarding qualified open space.
Page 20
Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to
the City Council hearing.
5. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for all proposed zoning districts.
6. 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.
7. Any structures that remain on the property must comply with the dimensional
standards of the R-8 zone or be removed.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The street naming and addressing of any structures proposed to remain,will change to the
new naming and addressing with this subdivision.
1.2 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some
very specific construction considerations. The applicant shall be responsible for the
adherence of these recommendations to help ensure that groundwater does not become a
problem within crawlspaces of homes.
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.
Page 21
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B.Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,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.
Page 22
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.meridiancily.org/WebLink/Doc View.aspx?id=183649&dbid=0&redo=MeridianC
ity
D. POLICE DEPARTMENT
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=184717&dbid=0&r0o=MeridianC
ity
E. PARK'S DEPARTMENT
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=185209&dbid=0&r0o=MeridianC
hty
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.orglWebLink/Doc View.aspx?id=184507&dbid=0&r0o=MeridianC
hty
G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=184494&dbid=0&r0o=MeridianC
hty
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=185262&dbid=0&r0o=MeridianC
i &cr=1
Page 23
L WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183904&dbid=0&repo=MeridianC
iv
IX. 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 zoning map amendment to R-8 and subsequent development is
consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff finds the proposed zoning map amendment will allow for the development of single-
family detached homes, 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 and with the conditions of approval contained in Section VIII.
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 Staff's 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)
Page 24
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,
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 25