PZ - Staff Report 6-18 STAFF REPORT C�
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/18/2020 Legend
DATE:
��Project Lacfl�iar
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner i
208-884-5533
SUBJECT: H-2020-0017 Quartet Northeast
H-2020-0018 Quartet Southeast
LOCATION: 4020&4340 N. Black Cat Rd. [Parcels:
#S0434233652; SO434244210;
50434233920; S0434325860 (partial), in
the west 1/4 of Section 34,TAN.,RAW.]
- 1
I. PROJECT DESCRIPTION
Quartet Northeast(NE): Annexation of a total of 68.73 acres of land with R-8 (48.42 acres) and C-G(20.31
acres); and Preliminary Plat consisting of 137 buildable lots (136 residential and 1 commercial), 19 common
lots,and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts.
Quartet Southeast(SE): Annexation of a total of 22.26 acres of land with an R-8 zoning district,by Brighton
Development,Inc.; and Preliminary plat consisting of 50 buildable lots and 10 common lots on 19.92 acres of
land in the R-8 zoning district.Note:A property boundary adjustment application is currently in process with
Ada County that will reconfigure the boundary of this property consistent with the Record of Survey(ROS)
shown in Section VIII.A; the Applicant anticipates this application will be approved and the ROS recorded
prior to the City Council hearing. Therefore, the annexation andplat boundaries are based on the boundary
shown on the ROS and not the current parcel configuration shown on the maps included in this report.
Because NMID owns the land where the Five Mile Creek is located which lies between the two properties
proposed for development and does not wish for their land to be included in the subdivision, two (2)separate
preliminary plat applications are required. Because the site is being developed as one overall property, one
staff report has been prepared for both projects which includes analysis for each individual plat as well as for
the overall development. The overall annexation area includes the Five Mile Creek as zoning goes to the
centerline of waterways.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 66.52(NE)+ 19.92(SE)=86.44 acres(overall)
Existing/Proposed Zoning RUT in Ada County(existing);R-8 and C-G(proposed)
Pagel
Description Details I Page
Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)(50+/-acres)&Mixed
Use—Non-Residential(MU-NR)(41+/-acres)
Existing Land Use(s) Rural residential/agricultural
Proposed Land Use(s) Single-family residential(SFR),commercial
Lots(#and type;bldg./common) 186 residential buildable lots; 1 commercial buildable lot;29 common lots;
and 2 other lots for shared driveways
Phasing Plan(#of phases) 3 phases(overall between both subdivision)
Number of Residential Units(type 186 detached SFR homes
of units)
Density(gross&net) NE:2.93 units/acre(gross);4.73 units/acre(net)
SE:2.51 units/acre(gross);4.86 units/acre(net)
NE&SE(overall): 2.8 units/acre(gross);4.76 units/acre(net)
Open Space(acres,total NE: 7.6 acres
[%]/buffer/qualified) SE: 3.4 acres
NE&SE(overall): 11 acres(or 13%)
Amenities Swimming pool,multi-use pathways,an additional 2.36+acres qualified
open space beyond the minimum required and a tot lot with children's play
equipment.
Physical Features(waterways, Land containing the Five Mile Creek bisects the two(2)preliminary plats;a
hazards,flood plain,hillside) portion of the site is within the floodplain in an approximate(A)zone. The
Creason Lateral runs along the eastern portion of the north boundary of
Quartet Northeast subdivision.
Neighborhood meeting date;#of 1/21/20;9 attendees
attendees:
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
(yes/no)
Traffic Impact Study(yes/no) Yes
Access Two(2)accesses(Bell Tower Dr.,a local street&San Remo St.,a collector street)
(Arterial/Collectors/State are proposed via N.Black Cat Rd.,an arterial street.
Hwy/Local)(Existing and Black Cat Rd.is currently improved with 2-travel lanes and no curb,gutter or
Proposed) sidewalk abutting the site.There is 50-70'of ROW for Black Cat Rd. (17-20' from
centerline).
Traffic Level of Service Better than"D"(Acceptable level of service is"E")
Stub (1)collector and(1)local stub street is proposed to the north and(1)local stub
Street/Interconnectivity/Cross street is proposed to the south to adjacent properties for future extension as
Access depicted on the plat.
Existing Road Network There are no existing streets within the site and no stub streets to the site;N.Black
Cat Rd. exists along the west boundary of the site
Existing Arterial Sidewalks/ There is no existing sidewalk or buffer along N.Black Cat Rd. '
Buffers
Page 2
Description Details Page
Proposed Road Capital ImprGvmne,Ybt PlAn�CIPV hA&gndad Five Ydar Work PI an ffYWP}:
Improvements + �M=k Cat Road it Limbed M(ha CIP to ba wiftmd to&Ears*trm McMIllars Road to Ustick
Road between 2021 and 2025
• The intargec6pn of Mcdulilfan Rued and E3iack Cat Rand is Iisled in the CIP to be eeccmetr Cted
as a mulll•iane mundaboul wdh 4-lanes on the rronh leg.4-lanes an the south,2•lenes oast,
and 24anes on the west Eeg,anil nxoorrstruclad trettveen 202B end 2030.
The mnE&sacbm of UsLm%Road and Black Cat Road Is Fasted In the C IP to be reconstructed
as a dual4ane roundabout with 44anes an the rwrih leg,daanas an the south,44anes easy
and 44anes an the west log.sno reoonslrudad berwoen 2021 ana 2025.
A dedicated northbound right-turn lane&dedicated southbound left-turn lane is
required to be constructed on Black Cat Rd.at Bell Tower Dr. &San Remo St. as
recommended in the TIS.
Fire Service
• Distance to Fire Station 2 miles
• Fire Response Time Falls within 5 minute response time goal -
• Resource Reliability 76%-target goal is 80%or greater—does not meet the targeted goal
• Risk Identification 2—current resources would not be adequate to supply service to this project
• Accessibility Project meets all required access,road widths and turnarounds.
• Special/resource needs Project will require an aerial device;response time is 12 minutes travel time-
can't meet this need in the required timeframe if a truck company is required.
• Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully
sprinklered.
• Other Resources
Police Service
• Distance to Police 6.5 miles
Station
• Police Response Time Just under 5 minutes from Police Dept.;response time goal for emergencies is 3-5
minutes.
• Calls for Service 283 (within a mile of site between 3/l/2019-2/29/2020)
• Accessibility No concerns
• Specialty/resource needs No additional resources are required at this time.
• Crimes 28(within a mile of site between 3/l/2019-2/29/2020)
• Crashes 19(within a mile of site between 3/l/2019-2/29/2020)
• Other The MPD can provide service if this development is approved as they already
serve this area.
West Ada School District
• Distance(elem,ins,hs) No comments were received
• Capacity of Schools
• #of Students Enrolled
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed North Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining 13.92
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns Applicant to ensure that the depths of the sanitary sewer allows for service of the
property to the SE of Quartet Northeast per the Meridian Wastewater Master Plan.
Page 3
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 1
• Estimated Project Water See application
ERU's
• Water Quality None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns The water main in N.Joy Way(furthest east road)should be a 12-inch.In
addition,the water main in N.Joy Way will need to continue south through
Quartet Southeast to provide a second connection out to Black Cat Rd.with the
first phase of the development.
C. Project Area Maps
Future Land Use Map Aerial Map
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Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Brighton Development, Inc.—2929 W.Navigator#400,Meridian, ID 83642
B. Owner:
Quenzer Farms, LLLP—3680 N. Black Cat Rd.,Meridian, ID 83646
C. Representative:
Michael D. Wardle,Brighton Corporation—2929 W.Navigator#400,Meridian,ID 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
newspaper
5/29/2020
Notification mailed to property
owners within 300 feet 5/26/2020
Applicant posted public hearing
notice on site 4/22/2020
Nextdoor posting 5/27/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the western
50+/-acres of the property as Medium Density Residential(MDR)and the eastern 41+/-acres as Mixed Use—
Non-Residential(MU-NR). A City Park is also conceptually designated on the FLUM in this general area.
Page 5
The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be
permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For
example, MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are
heavy industrial or other hazardous operations that need to be buffered from residential. Developments are
encouraged to be designed similar to the conceptual MU-NR plan depicted in Figure 3E in the Comprehensive
Plan(see page 3-18).
Transportation: The Master Street Map(MSM) depicts a collector street from W. McMillan Rd. to the
project's north boundary near the northeast corner of the site and a multi-lane roundabout at the mid-mile on
Black Cat Rd. The Map depicts a future east/west collector street near the half mile on the west side of Black
Cat.
A collector street(San Remo St./N. Joy Way)is proposed from N. Black Cat Rd. to the north boundary in
accord with the MSM. ACHD is not requiring a roundabout be constructed at this time as they feel it's not
warranted based on the Traffic Impact Study(TIS) although additional right-of-way(ROW) is required to be
dedicated to accommodate the future construction of the multi-lane roundabout.
Proposed Development: The Applicant proposes to develop 66.35 acres of the subject overall property with
186 single-family detached dwelling units at an overall gross density of 2.8 units per acre; and 20.09 acres with
non-residential/commercial uses to be determined in the future consistent with the FLUM. The eastern 18
acre residential portion of Quartet Northeast is located within the MU-NR designated area,which is a
non-residential designated area that provides approximately a'/4 mile separation and buffer to the City's
wastewater facility.Because the FLUM is not parcel specific,the Applicant requests the MDR
designation on the western portion of the property is extended to the collector street(N.Joy Way),
which bisects the eastern portion of the property.The portion of the property east of the collector street
is proposed to be zoned C-G and developed with non-residential/commercial uses.
Because the collector street will provide a"break"to future non-residential/commercial uses similar to
that shown on the concept diagram for MU-NR designated areas included in the Comprehensive Plan
(see Figure 3E on pg.3-18), Staff is amenable to this proposal if deemed appropriate by City Council.
Staff does have concerns with residential uses in such close proximity to the Wastewater facility as foul
odors are a concern in this area,thus the reason for the"non-residential"designation.For this reason,
residential may not be a compatible use in this area.City Council should make this determination.Note:
The Public Work's Dept. anticipates doing a noise%dor study later this year to determine the current impacts
of the facility on adjacent properties, which may change the boundary of the MU-NR designated area.
The Park's Dept. is not pursuing a City park in this location at this time; however,the non-
residential/commercial lot(Lot 1,Block 14) on the east side of the collector street adjacent to the wastewater
facility may be considered for a potential park site with a future development application on that property.
Prior to any development occurring on this lot,the Applicant should coordinate with the Park's
Department to determine if a City park is needed in this area.
The following Comprehensive Plan Policies are applicable to this development:
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
Only one housing type is proposed in this development (i.e. single-family detached). The residential
developments in this vicinity also contain standard single-family detached homes. Because this site is in
close proximity to the City's Wastewater Resource Recovery Facility, Staff does not recommend a mix
of housing types is provided as it would likely increase the density in this area, which is not desired.
Page 6
• "Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval,and in accord with any adopted levels of service for public
facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "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)
Only one housing type is proposed in this development(i.e. single-family detached); the minimum lot
size proposed is 6,866 with an average lot size of 9,145 square feet, which will accommodate a variety
of housing styles consisting of I-and 2-story units.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed single-family residential development is compatible with other residential and
agricultural uses in the area; the future non-residential/commercial development should be compatible
with the existing Wastewater facility to the southeast. The proposed residential uses in the MU-NR
designated area may not be compatible with the Wastewater facility. The Public Work's Dept.
anticipates doing a noise%dor study later this year to determine the current impacts of the facility on
adjacent properties, which may change the boundary of the MU-NR designated area.
• "With new subdivision plats,require the design and construction of pathway 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)
Segments of the City's multi-use pathway system are proposed off-site along the north boundary of the
Five Mile Creek and along the east side of the proposed collector street in accord with the Pathways
Master Plan. Detached sidewalks are proposed along the arterial and collector streets for safe
pedestrian access. Usable open space and quality amenities are proposed(see detailed analysis below
in Section VI.B).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are proposed to be
provided to and though this development in accord with current City plans.
• "Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the
Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses." (3.06.02E)
The eastern 18 acre portion of the site in Quartet Northeast is within the MU-NR designated area on
the FL UM, which is in close proximity to the wastewater facility. The expansion of residential uses in
this area may not be compatible with the wastewater facility due to odors associated with the facility.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
The proposed project is located in part of a larger "enclave"around the City's wastewater facility;
development of this property will assist in maximizing public services.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Page 7
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to
the City's vision and the necessary extension of public services and infrastructure is provided."
(3.03.03)
The proposed development plan is generally consistent with the City's vision in terms that medium
density residential and non-residential uses are proposed;public services can be provided and
infrastructure will be extended with development.
• "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid-
mile location within the Area of City Impact."(6.01.03B)
A collector street(San Remo St./N.Joy Way) is proposed from N. Black Cat Rd. that stubs to the north
for future extension to McMillan Rd in accord with the MSM, which depicts a collector street from
McMillan Rd. to the northeast corner of the proposed residential development.
• "Plan for and allow land uses surrounding the Wastewater Resource Recovery Facility that reduce
human exposure to odors."(4.10.01A)
The residential uses proposed on 18 acres in Quartet Northeast in the MU-NR designated area may
expose humans to odors associated with the wastewater facility.
• "Coordinate with developers, irrigation districts,and drainage entities to implement the proposed
pathway network along canals, ditches, creeks,laterals and sloughs."(3.08.02B)
A 10 foot wide multi-use pathway is proposed along the north side of the Five Mile Creek adjacent to
the south boundary of the Quartet Northeast preliminary plat on NMID's property.
• "Slow the outward progression of the City's limits by discouraging fringe area development; encourage
development of vacant or underutilized parcels currently within City limits."(4.05.03B)
The proposed project is in a larger enclave area around the City's wastewater facility and is not on the
fringe.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation if City Council determines an extension of the MDR
designation on the abutting 18 acres of land to the east is appropriate for the area currently designated MU-
NR.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS UD
A. Annexation&Zoning:
The Applicant proposes to annex a total of 90.99 acres of land between the two subdivisions with R-8
(70.68 acres)and C-G(20.31 acres) zoning consistent with the associated MDR and MU-NR FLUM
designations in the Comprehensive Plan as discussed above in Section V. At the request of the City,the
Applicant included the 0.97 acre out-parcel at the southwest corner of the Quartet Northeast subdivision
where a sewer lift station is located in the annexation boundary.
The single-family residential and future non-residential/commercial uses planned to develop on this site
are consistent with uses desired in this area as discussed above in Section V. A conceptual development
plan was not submitted for the non-residential/commercial lot proposed to be zoned C-G;the Applicant
states this lot will be the subject of future discussion with the City regarding a potential park site as
depicted on the FLUM or consideration of other potential buffer uses determined by the results of the
Public Work's noise/odor study.
Page 8
The annexation area is within the Area of City Impact Boundary(AOCI). Legal descriptions for the
annexation area are included in Section VIII.B; separate descriptions were submitted for each of the
preliminary plat applications.
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 IX.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.
The Record of Survey depicted in Section VIII.A should be approved by Ada County and recorded
prior to approval of the annexation ordinance and the Development Agreement for this project.
Additionally,as a provision of the Development Agreement,Staff recommends the Applicant is
required to coordinate with the Park's Dept.prior to development of the C-G zoned portion of the
site on the east side of the collector street to determine if a City park is needed in that area.
B. Preliminary Plat:
Two separate preliminary plats, Quartet Northeast and Quartet Southeast, are proposed due to land owned
by NMID containing the Five Mile Creek bisecting the two properties. Because both plats are proposed to
develop and be marketed as one overall project, Staffs analysis is based on the overall project.
Quartet Northeast consists of 137 buildable lots(136 residential and 1 commercial), 19 common lots,and 2
other lots on 66.52 acres of land in the R-8 and C-G zoning districts; and Quartet Southeast consists of 50
buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district. Overall, a total of 186
residential buildable lots, 1 commercial buildable lot,29 common lots and 2 other lots are proposed
between the two subdivisions.
The minimum lot size proposed overall is 6,866 square feet(s.f.)with an average lot size of 9,145 s.£.;the
gross density overall is 2.8 units/acre with a net density of 4.76 units/acre. The subdivision is proposed to
develop in three(3)phases as depicted on the plat(see Section VIII.C). The first two phases are located
along N. Black Cat Rd.with the third and final phase on the eastern portion of the site.
Existing Structures/Site Improvements:
There is one existing home and accessory structures within the boundary of each preliminary plat that are
proposed to remain on Lot 11,Block 7, Quartet Southeast and Lot 2,Block 1, Quartet Northeast
subdivision. All existing accessory structures that don't comply with the setback standards listed in UDC
Table 11-2A-6 should be removed prior to the City Engineer's signature on the final plat on the phase in
which they're located.
The existing homes are required to disconnect from private service and hook up to City water and
sewer service within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8
respectively.Existing wells may be used for irrigation purposes only. The addresses of these homes
will also be subject to change with subdivision of the property.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC
Table 11-2A-2.Allowed uses in the C-G district are listed in UDC Table 11-2B-2.
Although some residential uses are allowed in the C-G zoning district per UDC Table 11-2B-2, Staff
recommends as a provision of the DA that no residential uses be developed on the non-
residential/commercial C-G zoned lot on the east side of the collector street,including but not
limited to, a multi-family development, a vertically integrated residential project,and/or a
nursing/residential care facility unless a subsequent Noise and Odor Study conducted by the City
determines residential uses are appropriate in that area.
Page 9
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Table 11-2A-6 for the R-8 zoning district and 11-2B-3 for the C-G district.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and easements.
There are two(2)common driveways proposed on common lots(i.e. Lots 10 and 16,Block 1); such
driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. A perpetual
ingress/egress easement is required to be filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.
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.Address signage should be provided at the public street
for homes accessed via common driveways for emergency wayfinding purposes.
Access(UDC 11-3A-3)
One(1)collector street(San Remo St./N.Joy Way)access is proposed in Quartet Southeast and one(1)
local street access is proposed in Quartet Northeast via N. Black Cat Rd. The collector street is proposed to
stub to the north at the northeast corner of the site for future extension to W. McMillan Rd. Local stub
streets are proposed to the north and south to adjacent properties for future extension as depicted on the
preliminary plats in Section VIII.C. Direct lot access via the arterial(Black Cat Rd.) and collector(San
Remo St/N. Joy Way) streets is prohibited;the existing access via Black Cat Rd. for the home proposed to
remain on Lot 2,Block 1 Quartet Northeast subdivision shall be removed and access taken from Belitower
Dr.
The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd.in the
location where the collector street is proposed is required to be constructed for emergency access for
any development over 30 homes/lots as approved by the Fire Department.
Because N.Joy Way is proposed to stub at the north boundary and is longer than 150' without a
Fire Department approved turn around,the Fire Dept. requests a Type III barricade is placed at the
intersection of N.Joy Way and Grand Rapids Dr.to prevent access until the street is extended in the
future.The construction drawings should be revised to include this change.As an alternative to a
barricade, a Fire Dept. approved turnaround could be provided at the end of the collector street.
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. Parking for non-residential uses is required per the standards listed in UDC
11-3C-6B.1.
Pathways(UDC 11-3A-8):
The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side
of the Five Mile Creek; and along the north and a short portion of the east side of the Quartet Northeast
property.
The Applicant proposes to construct an off-site 10-foot wide multi-use pathway along the north side of the
Five Mile Creek and a detached 10-foot wide sidewalk/multi-use pathway along the east side of the
collector street(N. Joy Way),north of the creek,to the north boundary of Quartet Northeast per
discussions with the Park's Department. Legal descriptions for the pathway alignments (14-feet wide)
Page 10
should be submitted to the City in order for the pathways to be added to the City's Master Pathways
Agreement.
The pathway proposed on NMID's property will require a license agreement with NMID for the
pathway and associated landscaping required by UDC 11-311-12C.
The UDC (11-3B-12C) requires a 5-foot wide landscape strip to be provided along each side of the
pathway,landscaped with a mix of trees,shrubs,lawn,and/or other vegetative groundcover.A
minimum of one trees is required per 100 linear feet of pathway; the calculations table included on
the landscape plan does not include the linear feet of pathways or trees proposed to demonstrate
compliance with this requirement—the revised plan submitted with the final plat application should
include this information.
If NMID does not approve the pathway and associated landscaping to be located on their property,
the pathway should be provided in a minimum 20-foot wide common lot within Quartet Northeast
subdivision within a 14-foot wide public pedestrian easement.
Staff recommends pedestrian pathways are provided from the internal sidewalks along Miramente
Ct. and Miramente Dr.through adjacent common areas to the multi-use pathway along the Five
Mile Creek; and micro-pathways are provided through Lot 10,Block 4 and Lot 7,Block 3 for
pedestrian interconnectivity within the subdivision.
All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and the
Pathways Master Plan.
Sidewalks(UDC 11-3A-1
The UDC(11-3A-17)requires, at a minimum, detached sidewalks to be provided along arterial and
collector streets and attached sidewalk to be provided along local streets.
Detached sidewalks are proposed along all internal streets,except around the cul-de-sacs, and within the
street buffer adjacent to N. Black Cat Rd. and San Remo St./N. Joy Way in accord with the standards listed
in UDC 11-3A-17.
Parkways (UDC 11-3A-1
Eight-foot wide parkways are proposed adjacent to all streets where detached sidewalk are proposed; all
parkways are required to be constructed in accord with the standards listed in UDC 11-3A-17.
Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to N.Black Cat Rd., an arterial street; and a 20-foot wide
street buffer is required adjacent to San Remo St./N. Joy Way, a collector street, landscaped per the
standards listed in UDC 11-3B-7C, as proposed.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B-
7C. Landscaping is proposed in accord with UDC standards.
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C as
discussed above.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E.
Landscaping is depicted in common areas in excess of UDC standards.
There are existing trees on the site around the existing homes that are proposed to be retained that
may require mitigation if removed. The Applicant should coordinate with Matt Perkins,the City
Arborist,to determine mitigation requirements per the standards listed in UDC 11-3B-10C.5 if
existing trees are not proposed to be retained on the site.Any mitigation information shall be
included in the calculations table on the landscape plan.
Page 11
If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk
or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the
construction standards of ACHD and landscape the remainder with lawn or other vegetative ground
cover as set forth in UDC 11-3B-7C.5.A license agreement for improvements within the right-of-way
is required between the property owner and ACHD.
Qualified Open Space(UDC 11-3 :
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required to be
provided with development.
Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of 6.65 acres of qualified open
space should be provided.A total of 7.6 acres(or 11.5%)is proposed in excess of UDC standards
consisting of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along
the collector street(N. Joy Way),internal linear open space and common areas exceeding 50' x 100' in
area.
Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of 1.99 acres of qualified open
space should be provided. A total of 3.4 acres(or 17%) is proposed in excess of UDC standards consisting
of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along the
collector street(San Remo St./N. Joy Way), and internal linear open space.
Qualified Site Amenities (UDC 11-3
A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed as set
forth in UDC 11-3G-3.
Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of three(3) qualified site
amenities are required to be provided. A community swimming pool, a tot lot containing children's play
equipment, one acre of extra qualified open space beyond the minimum standards and segments of the
City's multi-use pathway system are proposed in excess of UDC standards.
Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of one(1) qualified site amenity
is required to be provided. An additional 1.41 acres of qualified open space beyond the minimum standards
is proposed as a site amenity in accord with UDC standards.
Because Quartet Northeast and Southeast subdivisions will develop as one and be under the same
Homeowner's Association, and common open space and site amenities will be shared, Staff believes the
proposed open space and site amenities are adequate for the development with the inclusion of the
micropath connections as recommended above.
Waterways(UDC 11-3A-'U"I:
The Creason Lateral runs across the eastern portion of the north boundary of Quartet Northeast subdivision
in Lot 34,Block 4 within a 40-foot wide easement and is proposed to be left open. Because this area is
included in the qualified open space calculations for the site,it should be landscaped per the
standards listed in UDC 11-3G-3E—no landscaping is depicted on the landscape plan for that area.
The Five Mile Creek is contained within land owned by NMID that lies between the two proposed
preliminary plats. The creek should be protected during construction.
A portion of the site is within the Five Mile Creek floodplain in an approximate(A)zone which will
require a floodplain permit application,including hydraulic and hydrologic analysis to define base
flood elevations and a floodway prior to any development occurring in the overlay district—contact
Jason Korn,Public Work's,with any questions.
Fencing(UDC 11-3A- :
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is
proposed as shown on the landscape plan.
Page 12
Six-foot tall solid wood fencing is proposed along the perimeter boundary of the site and along side yards
adjacent to the street; and 5-foot tall clear vision fence is proposed adjacent to most internal common open
space areas. To provide more visibility of the common area on Lot 34,Block 4 where the Creason
Lateral is located, Staff recommends fencing adjacent to the common lot complies with the
standards listed in UDC 11-3A-7A.7.
The Creason Lateral is required to be fenced with an open vision fence at least 6' in height and
having an 11-gauge,2"mesh or other construction,equivalent in ability to deter access to the
waterway.If the Applicant can demonstrate to the satisfaction of the Director that the waterway
serves as or will be improved as a part of the development to be a water amenity as defined in UDC
11-1A-1,it is not required to be fenced per UDC 11-3A-6C.If it's improved as a water amenity,
construction drawings and relevant calculations prepared by a qualified licensed professional
registered in the State of Idaho shall be submitted to both the Director and the authorized
representative of the water facility for approval.
Staff recommends a break in the fence is provided on the south side of Lot 8,Block 6 adjacent to the
Five Mile Creek for pedestrian access to the multi-use pathway.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction is required to follow Best Management
Practice as adopted by the City.
Irrigation: Underground,pressurized irrigation water is required to be provided for each and every lot
within the development in accord with MCC 9-1,Water Use and Service. Irrigation water will be provided
from the Nampa&Meridian Irrigation District.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted several conceptual building elevations for the proposed single-family detached
homes planned to be constructed in this development which are included in Section VIII.F. Homes
depicted are a mix of 1-and 2-story units with building materials consisting of a variety of siding styles
with stone/brick veneer accents.No elevations were submitted for the non-residential/commercial portion
of the development as no development is proposed at this time.
Because 2-story home elevations that face arterial and collector streets are highly visible, Staff
recommends as a provision of the DA that the rear and/or side of structures on lots that face N.
Black Cat Rd.,an arterial street,and San Remo St./N.Joy Way,a collector street,incorporate
articulation through changes in two or more of the following: modulation(e.g.projections,recesses,
step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated
architectural elements to break up monotonous wall planes and roof lines that are visible from the
subject public street. Single-story structures are exempt from this requirement.
A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility and the non-
residential/commercial portion of the development. Design of these structures is required to comply with
the design standards listed in the Architectural Standards Manual.Design review is not required for single-
family detached homes.
VII. DECISION
A. Staff:
If the City Council determines extending the MDR FLUM designation further to the east as proposed is
appropriate, Staff recommends approval of the requested annexation and zoning with the requirement of a
Page 13
Development Agreement and approval of the requested preliminary plats with the conditions noted in
Section IX.A per the Findings in Section X.
Page 14
VIII. EXHIBITS
A. Record of Survey for Property Boundary Adjustment in Ada County(Not Approved)
TSI V1�5Y71Y'1A
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Page 15
B. Annexation Legal Description & Exhibit Map
Quartet Northeast:
lum
9233 WEST STATE STREET I SOISE,ID 83714 1 209.639.6939 1 FAX 208.639.6930
Aprll 10,2020
Project No.19-010
Exhibit A
legal Dewription for
Annexation
Quartet Northeast
A parcel of land situated in a portion of the South 1/2 of the Northwest 1/4 of Section 34,Township 4
North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as
Follows:
Commencing at a brass cap marking the Northwest corner of said Section 34,which bears N00'2724"L a
distance of 2,631.60 feet from an aluminum cap marking the West 1/4 corner of said Section 34,thence
fallowing the westerly line of said Northwest 1/4,SCV27'24"W a distance of 1,315.80 feet to the North
1/16 corner of said Section 34 and Section 33 and being the POINT OF BEGINNING.
Thence leaving said westerly line and following the northerly line of said South 1/2 of the Northwest
1/4,589'26'06"E a distance of 2,647.62 feet to an aluminum cap marking the Northeast corner of said
South 1/2 of the Northwest 1/4(C-N 1/16 corner);
Thence leaving said northerly line and following the easterly line of Said South 1/2 of the Northwest 1/4,
SOC'43'47"W a distance of 1,323.39 feet to a 518-inch rebar marking the center of said Section 34;
Thence leaving said easterly line and following the southerly line of said Northwest 1/4,N89'16'14"W a
distance of 1,129.66 feet to the centerline of Five Mile Drain;
Thence leaving said southerly line and following said centerline the fallowing eight (9)courses:
1. N38'17'55"W a distance of 133.84 feet;
2. N46'51'55"W a distance of 134.69 feet;
3. N73'28'41"W a distance of 107.91 feet;
4. N79'57'01"W a distance of 202.45 feet;
5. N77'05'23"W a distance of 11210 feet;
5. N79'05'40'W a distance of 325.25 feet;
7 N78'22'23"W a distance of 307.52 feet;
8, N78'15'35"W a distance of 100.49 feet;
Thence leaving said centerline,N00°27'24"E a distance of 236.72 feet,
Thence N89'32'3VW a distance of 195.Od feet to the westerly line of said Northwest 1/4;
Thence following said westerly line,N00'27'24"E a distance of 654.43 feet to the POINT OF BEGINNING.
Said parcel contains a total of 69,735 acres,more or less.
1
Attached hereto is Exhibit B and bVthis reference is hereby made a part of. *v`
a N 12459 a
' 0F % dq
ENGINEERS I SURVEYORS I PIANNFRS
Page 16
POINTOF T;'RC Ni3
fd POINT OF COMMENCEMENT
a/16 CORNER SECTEON 344
FOUND BRAM W
FOUND ALUM114UM CAP NW CORNER SECTION 34
VEST 1/4 CORNER SECTION 34
HAS]$ OF BEARING
— —33 NW27'24"E 2631.80"
!V. Black Cat Rd. 33 8
34 45v.z ' 654.43' SOC'27'24"W 1315.80' 34 27
N$9 32 a,w
195.00' _
N0927'24'F
236.72' ro I
35�h
100.49'
r� ro N76'22'23�W
347.52'
i�
� N74'O5'41}�k
326225'
17705'23'W
C—W 1 16 Qi 112,20'
CORNER N79.57'01"W 1O
SECTION 34 202,45'
m
N7328'41'W `y
147-91' w
NW 16'14 W m
N46'51'55W �
134.69'
N3F17'55_W
133.84` �
Annexation Area: 68.735t AC.
50434244210,SQ434233652 0 200 404 800
Lq
0 &S0434234020(portion)
Current Zoning:RUT Scale: 1"=400'
LEGEND
' FOUND BRASS CAP t*pL Lq��
FOUNDALUMINUM CAI' ��q�
5/8—INCH REIMIR
A CALCUWE0 POINT 12459
ANNEXATION &DUNOARY `r�qJ �Q
—SECTION LINE ? Off
5na'43'47"w 1323.39' �•{�•��-�
CENTER OI C-N 116 CORNER
F SECTION 34 4F SECTION 34
N95INEERS.SURVEv9RI PEANNEKS
9233 WEST STATESTREE
1113E5E,IIDANO E1714
pHEHlE i204J 659-W39 y,
FAk[ZA?Ep6N-MO Exhibit B
Annexation
DATE: Apf12M
k6JK7: 19-0E0
SHEET: Quartet Northeast Subdivision
1 OF 1 S 1/2 NW 1/4 Sec. 34, TON., R1W., B.M., Ada County, Idaho
Page 17
Quartet Southeast:
Ion
9233 WEST STATE STREET I SOISE,0 83714 1 208-639.6939 1 PAX 2t18.639.6930
April 10,2020
Project No.19-010
Exhibit A
Legal Description for
Annexation and Rezone to R-8
Quartet Southeast
A parcel of land situated in a portion of the North 1/2 of the West 1/2 of the Southwest 1/4 and a portion of
the South 1/2 of the!Northwest 1/4 all in Section 34,Township 4 North,Range 1 West,Boise Meridian,Ada
County,Idaho and being more particularly described as follows:
BEGINNING at an aluminum cap marking the West 1/4 corner of said Section 34,which bears 500°27'24"W a
distance of 2,631.60 feet from a brass rap marking the Northwest corner of said Section 34,thence following
the westerly line of said Northwest 1/4,N00°27'24"E a distance of 450,24 feet to the centerline of Five M ile
❑rain;
Thence leaving said westerly line and following said centerline the following nine(9)courses:
1. S83°53'03"E a distance of 33.19 feet;
2. 578°15'35"E a distance of 265.65 feet;
3. S78°22'23"E a distance of 307.52 feet;
4. 579°05'40"E a distance of 326.25 feet;
5. S77°05'23"E a distance of 112.20 feet;
6. 579°57'01"E a distance of 202.45 feet;
7. 573'28'41"E a distance of 107.81 feet;
3. 546°51'55"E a distance of 134.69 feet;
9. 538'17'55"E a distance of 133.84 feet to the southerly line of said Northwest 1/4;
Thence leaving said centerline and following said southerly line,N89"16'14"W a distance of 191-01 feet to a
5/8-inch rebar marking the Northeast corner of said West 1/2 of the Southwest 1/4(C-W 1/16 corner};
Thence leaving said southerly line and`ollowing the easterly line of said West 112 of the Southwest 114,
$00°35'24"W a distance of 25.93 feet;
Thence leaving said easterly line,60.97 feet along the arc of a circular curve to the left,said curve having a
radius of 517.00 feet,a delta angle of 06°45'23",a chord bearing of 547'09'17"W and a chord distance of
60.93 feet;
Thence S43'46'36"W a distance of 306.45 feet
Thence 423,64 feet along the arc of a circular curve to the right,said curve having a radius of 520.00 feet,a
delta angle of 46"40'43",a chord bearing of 567"06'57"W and a chord distance of 412-02 feet;
Thence N89°32'41"W a distance of 589.03 feet;
Thence 545°27'19"W a distance of 29A9 feet;
Thence 500°27'12"W a distance of 79.36 feet;
Thence N89"32'48"W a distance of 78.00 feet to the westerly line of said Southwest 1/4;
Thence following said westerly line,N00'27'12"E a distance of 560.22 feet
to the POINT OF BEGINNING.
Said parcel contains a total of 22.26 acres,more or less. PA
Attached hereto is Exhibit B and by this reference is hereby made a part of. R' o 12459 o
If
OF
L. a
ENGINEERS 4 SURVEYORS I PLANNERS /0'?-02-0
Page 18
28 2-j W. McMillan Rd.
33 34 FOUND BRASS CAP
NORTHWEST CORNER SEC-11ON 34 0 125 250 500
N
Scale: 1"=25Q'
Unplatted
SOT53'03"E
" 33.19' — S78'15'35"E
265.65' 578'22'23"E
307.52' S7705'40'E
w � ! � 32$.25' S77'05'23"E
x fi 11 112.20 S79'57'01'E
q Mil
ntFlIf1E Dr 202.45'
z a117 S73328'41'E
M 107.81`
S46.51'55"E
SE-43423392 U \134.69'
POINT OF BEGINNING 53517'55'E
FOUND ALUMINUM CAP 133.84'
33 wEST ir4 CORNER SECTION 34
SOO'35'24"W
34 — 25.93' —
Annexation Area. 22.26±AC. ca N89'18'14 W
Current Zoning: RUT 191A1'
Proposed Zoning: R-8 ,yam` c--w 1/16
SO434325860(Portion'I &SO434234020{portion] SECTON 34
ryro to
m"U o f
`1 S4527'19W
p"I m 29.19' IUnplatted
G
r+l ab N89'32'41"W 589.03'
z 500'27'12"W
79.36'
7500' 48 Unplatted
FOUND ALUMINUM CAP
SW CORNER SECTION 34
33 34 T.4N., R.1W.W, McMillan Rd.
T.3N., R.JW. — — �pl. LANq
LEGEND '�� is
FOUND BRASS CAP ;
FOUND ALUMINUM CAP 12459 '0
kim �} 5/8-INCH REBAR rnj �O
A CALCULATED POINT ¢,� �T£ 4I l4� 4a
ANNEXATION & REZONE 6OUNDARY 'P4q► B N\-
ENGFNEERS.SURVEYORS.PLANNERS ' -SECTION LINE • h, 7,0
9233 W EST STATF STREET
NOISE.IDARO83714
YFFF]!LE(209)639 E939
FAX IMS)639-6936 Exhibit B
Annexation and Rezone
FATE' ApriF 202G
PROJECT- 19-01G
SHEET: Quartet Southeast Subdivision
1 OF 1 N112 W1/2 SW1/4 &51/2 NW1/4 Sec. 34, T4N, R1W, B.M., Ada County, ID
Page 19
City Lift Station Lot:
lam
9233 WEST STATE STREET I BOISE,ID 83714 1 208.639,6939 I FAX 20U39.6930
April 20,2020
Project No.19-010
Exhibit A
Legal Description for
Annexation and Rezone to R-8
City of Meridian Parcel
A parcel of land situated in a portion of the Southwest 1/4 of the Northwest 1/4 all in Section 34,
Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly
described as follows:
Commencing at a brass cap marking the northwest corner of said Section 34,which bears N0a°27'24"E a
distance of 2,631.60 feet from an aluminum cap marking the west 1/4 of said Section 34,thence
following the westerly line of said Northwest 1/4,S00°27'24"W a distance of 1,990.23 feet to the POINT
OF BEGINNING.
Thence leaving said westerly line,S89'32'36"E a distance of 195.00 feet to a 5/8-inch rebar;
Thence 500'27'24"W a distance of 236.72 feet to centerline of Five mile Drain;
Thence following said centerline, N78'15'35"W a distance of 165.16 feet;
Thence following said centerline, N83°53'03"W a distance of 33.19 feet to the westerly line of said
Northwest 1/4;
Thence leaving said centerline and following said westerly line, N00°27'24"E a distance of201.13feet to
the POINT OF BEGINNING.
Said parcel contains a total of 0.974 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
T
12459 Q
a Ar
L, BALti'�
ENGINEERS I SURVEYORS I PLANNERS
Page 20
28 27 W. McMillan Rd.
33 34 POINT OF COMMENCEMENT N
FOUND BRASS CAP
NW CORNER SECT]ICN 34
I�
M
0
ro
I 0 56 100 200
I�
N
N Scale: 1"=10D'
b
0
w
POINT OF
BEGINNING S89'32'36"E 195.Ofl'
Z LEGEND
FOUND BRASS CAP
m N a � x FOUND ALUMINUM CAP
o `' ��gi• S/B-INCH REBAR
t+�x3 4�3p 3'�b`PgC A CALCULATED POINT
m �
$ �Qp��ien d °r$• $ o BOUNNDG4ATR E=IYN & REZON
��oPas� �
+v��T,�as-µ,
N83'53'a3"W 765 TB'
33.19' Fj �
Mile Drain
Uf
U N
y,4 Gl Lq ft�
x � o
12459
33 34 19tg4
WEST FOUNO1/�lUCORNER SECTION 34 �MINUM CAP ����U�(�4-�"�Q`
ENGINEERS.SUAVEVORS.PU4NNER5 �"� .��
9233 5NE5T STATE 5TREET
BORE,1DAHO83714
PHONE 12a6)639-693R
FAX(208)639-69-M Exhibit B
Annexation and Rezone to R-S
DATE: April2000
PROJECT: 1B-Ot9
SHEET: City of Meridian Parcel -4130 N. Black Cat Rd.
1 OF 1 5W 1/4 NW 1/4 Sec. 34, T4N„ R1W., B.M.,Ada County, Idaho
Page 21
C. Preliminary Plat(date: 1/31/2020)&Phasing Plan
Quartet Northeast:
QUARTET HORTHEMTSU&91Va94H PRE UMIrmuPLAT
1 h
I1+dA{14411h4151RLL7F0IL THk SSHICY lfl 44 CHI wQrl7rrM'jT 111[II:IlCN
loihwHrl l wffrK m*r.1 lw[Lr im Dr L■■OAN.JLh mu".CKYO
e rh�u M Y 4 • ■ ■ ..
r ■ r I'.
x41 a ad.a witi"f�
FF V ■ 1{ R
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rrl�\r1�Y.TTXItS HiYr V41
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o_w[[rr w.IrtYwn x.e=nlr'it ..
Page 22
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4. I A
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auh-iFl mLWKLW sum,-WA�m
Page 23
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t
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�' awam r+9mFru+sF.crxgr.
Quartet Southeast:
QUARTf7$0�]T Wr 5LJ HINVISION PR9�1MiNARY PLAT
x{wCer ht�.WGYNMFra Ix.A poML16rr of nk Yxnn Lj2Or NElrnkhmIsfift k •
4k6a PMTIEN OF THE WEST W Ex THE 93UNWESl 1A OF UCrK43t 1U5N45NIF1
II OWN.IVIR I MTSF,On O F 6ILRI UM,ADA WIJNIV.VANa
U UTF T 97PLl A6=51.FO.AP I
al •
Page 24
J. hl
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gr�anis<zmruTsu�un�w -
3L
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Page 25
Phasing Plan:
L T$ a . t 2. 41 M7
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Page 26
D. Landscape Plan(date: 1/30/2020)
Quartet Northeast:
.S
MPG
� I
.� �11#9RIILLLL 6111
i
I
4
m 41 ,m--
MIA
.. _ elm :-
dRRRfS�F R Ll
Page 27
1
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IJ O
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y. 1 .... ......
1 _ ]u WR 1 NGF nimi k.81.M KA
LhhG5G5fi E!- —
Quartet Southeast:
IIIIL
*3" �
— �
I
Bkl(;HTON
Page 28
{
'�' F� n�[• r.�a a�aR'y�
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ixhd nP sff ,W i' ae mod'= •+� ^• • RUu7F?SJLRUEffT�rOLI
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= -- - -
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Page 29
E. Qualified Open Space Exhibit(dated: 6/11/2020)
Quartet Northeast:
` a11AiaTfT NORTkEAS7 SU9011+i51Ge ov€n SPACE EXMIW
VA
OLVAM
_ . tea.. .. _.a__ _. _.. •_n 1417
Quartet Southeast:
"RTETSO MEAST SUODI IS10r10PENSPACE MOM
AU
1-
uwrn x+��xa z
Page 30
` Q�J �L'�'&7J$�fV7670l�
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TT7ICALflSVAT7CM-;i - d. Ii u4MUMMIMOV- 1►� In!, - "I�o --=�' 'iM' 41■�1 _ 'f RA LIP, 11 `
1310CiHTON B1 1GHTON " ''
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
I. 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 Record of Survey depicted in Section VIII.A shall be approved by Ada County and recorded
prior to City Council approval of the Annexation Ordinance and Development Agreement for
this project.The DA shall,at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan, landscape plan, qualified open space exhibit and conceptual building
elevations included in Section VIII and the provisions contained herein.
b. The existing homes that are to be retained on lots in the proposed subdivision are
required to disconnect from private systems and hook up to City water and sewer service
within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8
respectively. Existing wells may be used for irrigation purposes only.
c. The existing homes to be retained on lots in the proposed subdivision will be assigned
new addresses with subdivision of the property.
d. The Five Mile Creek shall be protected during construction.
e. No residential uses shall be developed on the non-residential/commercial C-G zoned lot
on the east side of the collector street,including but not limited to, a multi-family
development, a vertically integrated residential project,and/or a nursing/residential care
facility unless a subsequent Noise and Odor Study conducted by the City determines
residential uses are appropriate in that area.
f. The Developer shall coordinate with the City Park's Department prior to development of
the non-residential/commercial lot on the east side of the collector street(N.Joy Way)to
determine if a City Park is needed in this area as designated on the Comprehensive Plan.
g. The rear and/or side of structures on lots that face N. Black Cat Rd.,an arterial street, and San
Remo St./N.Joy Way, a collector street, shall incorporate articulation through changes in two or
more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,
banding,porches,balconies,material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Single-story
structures are exempt from this requirement.
h. Quartet Northeast and Southeast subdivisions shall develop and be phased as one project and shall
be included in the same Homeowner's Association; all common open space and site amenities
between the two subdivisions shall be shared.
2. The final plat(s) submitted for this development shall incorporate the following:
a. Include a note stating direct lot access via N. Black Cat Rd. and San Remo St./N. Joy Way is
prohibited.
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3. The landscape plan submitted with the final plat application shall be revised as follows:
a. Add pedestrian pathways from the internal sidewalks along Miramente Ct. and Miramente Dr.
through adjacent common areas to the multi-use pathway along the Five Mile Creek;provide
breaks in the fence where necessary to provide a connection. Also provide micro-path connections
through Lot 10,Block 4 and Lot 7,Block 3 for pedestrian interconnectivity within the subdivision.
b. Landscaping shall be depicted on either side of all pathways as set forth in UDC 11-313-12C.
Calculations shall be included for the linear feet of pathway and the required vs.provided number
of trees in the Calculations table.
c. If any existing trees are proposed to be removed from the site,the Applicant shall schedule an
inspection with the City Arborist,Matt Perkins,prior to removal of any such trees to determine
mitigation requirements in accord with the standards listed in UDC 11-3B-1OC.5. Mitigation
information shall be included in the calculations table on the plan if applicable.
d. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk
or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the
construction standards of ACHD and landscape the remainder with lawn or other vegetative
ground cover as set forth in UDC 11-3B-7C.5. A license agreement for improvements within the
right-of-way is required between the property owner and ACHD.
e. Depict fencing adjacent to the Creason Lateral as set forth in UDC 11-3A-6C.3 in order to
preserve public safety unless the waterway is proposed to be improved as part of the development
to be a water amenity. In such case, documentation shall be submitted as set forth in UDC 11-1A-1
and 11-3A-6C.2 for approval by the Director.
f. The location of site amenities shall be depicted on the plan; a detail shall be submitted for the
children's play equipment.
g. Depict landscaping in Lot 34,Block 4 in accord with the standards listed in UDC 11-3G-3E.
h. Depict fencing on Lot 34,Block 4 where the Creason Lateral is located per the standards listed in
UDC 11-3A-7A.7 to provide more visibility of the common area.
i. Depict a 6-foot tall open vision fence having an 11-gauge,2 inch mesh or other construction
equivalent in ability to deter access to the Creason Lateral on Lot 34,Block 4 in accord with the
standards listed in UDC 11-3A-6C.3 unless the waterway is proposed to be improved as part of the
development to be a water amenity. In such case,construction drawings and relevant calculations
prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to
both the Director and the authorized representative of the water facility for approval.
4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-6 and 11-213-3 for the R-8 and C-G zoning districts respectively.
5. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd. in the
location where the collector street is proposed shall be constructed for emergency access for any
development over 30 homes/lots as approved by the Fire Department.
6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6
based on the number of bedrooms per unit.
7. 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 common driveways; 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.
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8. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
9. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common
driveways,which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8. A copy of said easement shall
be submitted to the Planning Division with the final plat for City Engineer signature; or,this
information may be included on the face of the plat.
10. A Type III barricade shall be placed at the intersection of N. Joy Way and Grand Rapids Dr. to prevent
access until the street is extended in the future;the construction drawings shall be revised to include
this change. As an alternative to a barricade, a Fire Dept. approved turnaround could be provided at the
end of the collector street instead.
11. All existing structures that don't comply with the setback standards listed in UDC 11-2A-6 shall be
removed from the site prior to signature on the final plat by the City Engineer for the phase in which
they are located.
12. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot
wide multi-use pathways proposed within the site that are not located within right-of-way,prior to
signature on the final plat by the City Engineer.
13. The existing access via Black Cat Rd. for the home proposed to remain on Lot 2,Block 1, Quartet
Northeast subdivision shall be removed.
14. A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility in the
residential portion of the development; and for all non-residential/commercial uses.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Applicant to ensure that the depths of the sanitary sewer allows for service of the property to the SE of
Quartet Northeast per the Meridian Wastewater Master Plan.
1.2 The water main in N Joy Way(furthest east road) should be a 12-inch. Also,the water main in N Joy
Way will need to continue south through Quartet Southeast to provide a second connection out to
Black Cat Road with the first phase of the development.
1.3 Consider eliminating the short dead-end water main in the cul-de-sac off of Exeter Avenue and
Capriana Drive, instead install three services to the three cul-de-sac homes off the mainline in
Capriana Drive.
1.4 From the preliminary investigation of groundwater elevation provided in the application, it appears
that shallow groundwater may be a factor with the development of this subdivision. Additional
monitoring and analysis shall be required to ensure that homes constructed within this development do
not encounter groundwater within their crawl spaces. Updated data and recommendations from a
geotechnical professional shall be required with the submittal of construction design drawings.
1.5 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District,a floodplain permit application,including hydraulic
and hydrologic analysis is required to be completed and submitted to the City and approved by the
Floodplain Administrator per MCC 10-6.
Page 34
2. General Conditions of Approval—Quartet Northeast& Quartet Southeast
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 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.
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.
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2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-
3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan approval
letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum
of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to
final plat signature. This surety will be verified by a line item cost estimate provided by the owner to
the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.
Applicant must file an application for surety,which can be found on the Community Development
Department website. Please contact Land Development Service for more information at 887-2211.
2.23The 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.
Page 36
C. FIRE DEPARTMENT
Northeast:
https://weblink.meridianciV.org/WebLinkIDocView.aspx?id=187210&dbid=0&repo=MeridianCiU
Southeast:
h yps://weblink.meridiancity.org/WebLink/Doc View.aspx?id=187211&dbid=0&repo=Meridian City
Phasing:
hyps://weblink.meridiancity.oLv WebLink/Doc View.aspx?id=187133&dbid=0&repo=Meridian City
D. POLICE DEPARTMENT
https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=187674&dbid=0&repo=MeridianCiU
E. PARK'S DEPARTMENT
Northeast:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190216&dbid=0&repo=MeridianCitX
Southeast: No comments were submitted
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
Northeast:
https://weblink.meridianciU.oLv WeUink/DocView.aspx?id=188456&dbid=0&repo=MeridianCitX
Southeast:
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188457&dbid=0&repo=MeridianCity
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=189173&dbid=0&repo=MeridianCity
H. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
Northeast:
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188676&dbid=0&repo=MeridianCity
Southeast:
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=188675&dbid=0&repo=MeridianCity
I. CENTRAL DISTRICT HEALTH DEPARTMENT
Northeast:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187426&dbid=0&repo=MeridianCit E
Southeast:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187427&dbid=0&repo=MeridianCit E
J. IDAHO TRANSPORTATION DEPARTMENT(ITD)
Northeast:
https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189529&dbid=0&repo=Meridian City
Southeast:
https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189614&dbid=0&repo=Meridian City
Page 37
K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
Northeast:
https:llweblink.meridianciV.oLvlWebLinkIDocView.aspx?id=187575&dbid=0&repo=MeridianCiu
Southeast:
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=187574&dbid=0&repo=Meridian City
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or
rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the proposed zoning map amendment to R-8& C-G and proposed development is generally
consistent with the Comprehensive Plan and is appropriate if Council approves an extension of the
MDR FL UM land use designation to the collector street as proposed and if the Applicant complies
with the provisions in Section IX.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Staff finds the proposed single-family detached homes will contribute to the range of housing
opportunities in the City.
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.
Stafffinds the proposed annexation is in the best interest of the City if the property is developed in
accord with the provisions in Section IX.
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 (if Council deems it's appropriate for the MDR
designation to extend to the collector street), density, transportation, and pedestrian connectivity.
(Please see Comprehensive Plan Policies in, Section V of this report for more information)
Page 38
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject property with development. (See Exhibit B
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, Stafffinds 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;
Stafffinds 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 IX 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.
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.
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