CC - Commission Recommendation to Council 6-23 STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING June 23,2020 Legend
DATE:
IffProject Lacfl-fiar
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
Bruce Freckleton,Development
Services Manager --
208-887-2211 -
SUBJECT: H-2020-0024
Tanner Creek
LOCATION: 675 W.Waltman Ln., in the SE '/4 of - x
Section 13,Township 3N.,Range 1 W.
(Parcels: S 1213428050; Imo
S1213428301; S1213428010;
S1213427890; S1213427880;
S1213427872; S1213427860;
S1213428020; S1213427840)
1. PROJECT DESCRIPTION
The Applicant has submitted an application for the following:
• Modification to the existing Development Agreement(Inst. #108131100),which allows
commercial/office/hotel uses, for the purpose of replacing the agreement with a new agreement allowing
a mix of residential uses to develop on the site including single-family detached dwellings,townhouse
dwellings, and multi-family residential(apartment);
• Rezone of a total of 38.47 acres of land from the C-G to the R-8 (10.13 acres),R-15 (12.20 acres)and R-
40 (16.14 acres)zoning districts;
• Preliminary plat consisting of 142 buildable lots and 18 common lots on 37.87 acres of land in the R-8,
R-15 and R-40 zoning districts; and,
• Conditional use permit for a multi-family development consisting of 272 residential units on 16.14 acres
of land in the R-40 zoning district.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 37.87
Future Land Use Designation MDR(3+/-acre strip along west boundary)&MU-C on the
remaining majority of the property
Existing Land Use Vacant/undeveloped land(pasture)
Proposed Land Use(s) Residential(Single-family detached,townhome,and multi-
family)
Current Zoning C-G
Proposed Zoning R-8,R-15 and R-40
Lots(#and type;bldg/common) 142 buildable/18 common
Phasing plan(#of phases) 4
Number of Residential Units(type 400 units[83 detached(16 alley-loaded&67 front-loaded),
of units) 45 alley-loaded townhomes&272 multi-family]
Density(gross&net) 10.56 gross(overall);4.17 gross&7.12 net(R-8);7.13 gross
& 12.68 net(R-15); 17.17 gross(R-40)
Open Space(acres,total[%]/ 3.14 acres(14.3%)
buffer/qualified)
Amenities Playgrounds,basketball court, swimming pool,clubhouse,
pathways
Physical Features(waterways, The Ten Mile Creek runs along east boundary,a small portion
hazards,flood plain,hillside) of the site is within the floodplain
Neighborhood meeting date;#of January 27,2020(9 attendees)
attendees:
History(previous approvals) AZ-06-063 (DA#108131100);PP-08-001;TE-10-028;TEC-
12-008;TEC-14-005;H-2016-0008 (PP exp.4/7/18);H-
2018-0023 (Tanner Creek CPAM,CUP,MDA,PP,RZ—
denied)
B. Community Metrics
Description ! Details Page
Ada County Highway
District
■ Staff repert ye3
(yes`no)
Requires ACHD Yes(approved)
Commission
Action(yes--up)
Capital Improvements Plan (CIP)f Integrated Five Year Work Plan(IFYWP):
■ Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road to
Franklih Road with an undetermined date.This does not include funding for ITD's portion of
the 1-84 overpass.
■ The intersection of Franklin Road and Linder Road is listed in the CIP to be widened to 6-
lanes on the north leg, 6-lanes on the south, 7-lanes east,and 7-lanes on the west leg,and
signalized between 2021 and 2025,
Page 2
Fire Service
. Distance to Fire 1.4 miles from Fife Station I
Station
• Fire Response The boundary of the site is within 5 minutes;the far writ edge near%W.Ruddv
Time Dr.is outside the goal of 5 minutes
a Resource 75%from Fire Station 41-dues not meet the target goal of 80%or greater
Reliability
i Rim Identification Risk factor of 2-current resources would not be adequate to supple sen ice to
this project(see comments in Section I=.C)
• Acceszibility Project meets all required access,read widths and turnarounds
specia .resource An aerial device is required;the closest truck company is 4 minutes travel time
needs (under ideal conditions)-Fire D ept-can meet this need in the reguifed
timefrajne.
■ Water Supply Requires 1,500 gallons per minute for 2 hours
■ Other Resources IOTA
Police Service
. Distance to Police 1-5 miles
Station
a Police Response 3 minutes
Time
Calls for Service For time period of3i 1.12019-2 9. 020: 2.,513 calls within a mile of site
■ Accessibility No issues with the proposed access
Specialtyfresource No additional resources are needed at this time;the PD already services the
needs area
crimes. 328
Crashes For time period of 3/1I2019-2/29/2020: 55 crashed occurred within a mile of sit
West Ada School District
1.Distance(elem,ms,hs) Enrollment CapacitV es
`n,Y ULWIRO
3.#of Students Enrolled
2.Capacity Schools peregrine Elementary 556 550 216
Meridian Middle School 1200 1250 2,-4
Meridian High School 1978 24100 2.5
Page 3
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed Ten Mile Trunkshed
• Estimated Project See application
Sewer ERU's
• WRRF Declining 13.91
Balance
• Project Consistent Yes
with WW Master
Plan/Facility Plan
• Impacts/Concerns Flows Commitments have been added to the Declining Balance. As
preliminarily designed,SSMH A-2 is in an inaccessible area by being located
in a landscaped walkway area. There also appears to be separation issues with
the water main that is generally parallel through this area. At a minimum,
these utilities shall have a 14-foot wide compacted gravel roadways
constructed over top of them to make them accessible by a service truck. No
structures are allowed to be constructed within the easement areas for the
sanitary sewer mainlines.
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 3
• Estimated Project See application
Water ERU's
• Water Quality None
Concerns
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns Meridian Public Works has modeled each phase per the preliminary plat
submitted. Currently each phase meets minimum flow requirements,but each
phase will need to be re-modeled at Final Plat application to confirm minimum
flow requirements are met. No structures are allowed to be constructed within
the easement areas for the water mainlines.
Page 4
C. Project Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Schultz Development—PO Box 1115,Meridian, ID 83680
B. Owner:
Corey D. Barton— 1977 E. Overland Rd.,Meridian, ID 83642
— Page 5
C. Representative:
Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/l/2020 6/5/2020
Radius notification mailed to
properties within 300 feet 4/28/2020 6/2/2020
Public hearing notice sign posted
5/7/2020 6/10/2020
on site
Nextdoor posting 4/28/2020 6/2/2020
V. STAFF ANALYSIS
A. DEVELOPMENT AGREEMENT MODIFICATION(MDA)
A modification to the existing Development Agreement(Inst. #108131100), approved in 2008,which
allows commercial/office/hotel uses, is requested for the purpose of replacing the agreement with a new
agreement allowing a mix of single-family detached,townhome and multi-family residential uses to
develop on the site.
The existing DA includes two (2) different concept development plans for the site as shown in Section
VII.A. These plans depict approximately 400,000 square feet of professional office,hotel,big box retail
and smaller retail spaces.
The Applicant feels the proposed development plan with a mix of residential uses (i.e. single-family
detached,townhome&multi-family) is more appropriate for this site as it provides a transition in zoning
and uses to the existing single-family residential homes to the west and existing and future residential
uses to the north with multi-family as a transition to future commercial/office uses to the east(see
Section VII.D).
Because the development plan for this site has completely changed from the conceptual commercial
development previously approved and the terms of the agreement are no longer applicable, Staff is
amenable to the request for a new DA to replace the existing agreement based on the proposed
development plan. Staff s recommended provisions for the new DA are included in Section VIII.A.I and
the development plan for the overall site is included in Section VII.D.
The proposed project differs from the previous Tanner Creek project that was denied in 2018, as
follows:
• Previously, R-15 &R-40 zoning was proposed; now R-8, R-15&R-40 is proposed;
• The number of buildable lots/dwelling units have increased by one (1).
• The building lots formerly on the east side of the central park area in the single-family portion of
the development have been relocated to the north side of the common area (and one additional
buildable lot was added) to open the area up and transition better to the multi family
development to the east;
• A basketball court was added, a larger playground is proposed and amenities in the central
common area in the single-family portion of the development have been relocated to the east
side of the common area to open up the west side for a large open play area;
Page 6
• The access driveway from the single-family to the multi family portion of the development was
shifted to the north to line up with the new configuration of the park in the single-family portion
for better pedestrian and vehicular connectivity between the two uses;
• The common lot where the driveway connection to the multi family portion is proposed was
widened from 50'to 105' and 12 parking spaces were added with landscaped street buffers and
sidewalks on either side of the driveway;
• The detached sidewalk along W. Waltman Ln. was widened from 5'to 10'for the entire frontage
of the site;
• Added 5'wide detached sidewalks along the east side of the off-site Corporate Road extension
and along the north side of Waltman Ln. to Meridian Rd.;
• The concept building elevations for the multi family apartments and clubhouse have been
revised;
• North/south 5'wide sidewalks have been added between apartment buildings in the central
common areas leading to the amenities and sidewalks were added connecting breezeways to
perimeter sidewalks around buildings.
Also, the previous development application included a request for an amendment to the Future Land
Use Map (FLUM) to change the future land use designation of the property from Commercial to
MHDR. At that time(in 2018), the City was in the process of amending the Comprehensive Plan and
Council determined it was not in the best interest of the City to approve the application based on the
following reasons: 1) Concern that the property would not be maintained consistently due to
different ownership of the structures and associated areas;2)Desire for the Applicant to participate
in the Comprehensive Plan update that was in process at that time rather than requesting an
amendment to the FLUM outside of that process; 3)Preference for commercial employment type
uses to develop on the site rather than residential as the original plan proposed; 4) Concern related
to impact on area schools,proposed density and traffic (i.e. resulting safety hazards); and 5)
Conclusion that the timing wasn't right for an amendment to the City's Comprehensive Plan and
development of the site as proposed.
The new Comprehensive Plan, which was adopted in December of 2019, included a change to the
FLUMfor this site from Commercial to MDR &MU-C which allows the proposed uses to develop
on the site without an amendment to the FLUM.
REZONE(RZ)
A rezone of a total of 38.47 acres of land from the C-G to the R-8 (10.13 acres),R-15 (12.20 acres) and
R-40(16.14 acres)zoning districts is proposed.
The Applicant proposes to develop the site with a mix of residential housing types including single-
family detached dwellings,townhome dwellings and multi-family apartments.
The Allowed Uses table in UDC Table 11-2A-2 for residential districts lists single-family detached and
townhome dwellings as principal permitted uses in the proposed R-8 and R-15 zoning districts; and
multi-family development as a conditional use in the R-40 zoning district subject to the specific use
standards listed in UDC 11-4-3-27.
A legal description and exhibit map for the rezone area is included in Section VII.A as well as individual
legal descriptions and a map for each of the zoning districts proposed.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho
Code section 67-651 IA. Because a DA already exists on this property,the Applicant requests a
modification to the DA consistent with the proposed development plan. To ensure the site develops as
proposed with this application, staff recommends the provisions included in Section VIII are included in
the amended DA.
Page 7
COMPREHENSIVE PLAN(ht(ps://www.meridiancity.org/compplan):
This property is primarily designated MU-C(Mixed Use—Community) on the Future Land Use Map
(FLUM)with a narrow sliver of Medium Density Residential(MDR) along the western portion of the
site consisting of approximately 3 acres.
Land Use:
The MU-C designation allocates areas where community-servicing uses and dwellings are seamlessly
integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to
avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas
have a tendency to be larger than in MU-N(Mixed-Use Neighborhood)designated areas but not as large
as in MU-R(Mixed Use—Regional)designated areas. Goods and services in these areas tend to be of
the variety that people will mainly travel by car to but also walk or bike to(up to 3 or 4 miles).
Employment opportunities for those living in and around the neighborhood are encouraged.
The MDR designation allows for dwelling units at gross densities of 3 to 8 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.
Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate
and approved as part of a public hearing with a land development application,may be used but may not
apply to more than 50%of the land being developed(see pg. 3-9).
Transportation:
Access is proposed via Waltman Lane at the project's north boundary and via the extension of W. Ruddy
Dr. at the project's west boundary. Waltman Lane is currently classified as a local street but is being re-
classified with the proposed development as a collector street due to the increase in vehicle trips per day
generated by this development and the change in functionality of the street.
The extension of Corporate Drive, including construction of a bridge over the Ten Mile Creek, from the
north to Waltman Lane is proposed with the first phase of development; such improvements are
proposed to be completed prior to issuance of building permits in Phase 1. The bridge across the Ten
Mile Creek on Waltman Lane is proposed to be replaced with a 54-foot wide bridge with 2-foot parapets
prior to the third phase of development to accommodate the increased traffic.
COMPREHENSIVE PLAN POLICIES(https:llwww.meridiancity.o- /g compplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed single-family detached and townhome dwellings and multi family apartments will
contribute to the variety of housing types in the City as desired.A mix of alley-and front-loaded units
are proposed as well.
• "Improve and protect creeks and other natural waterways throughout commercial,industrial, and
residential areas."(4.05.01D)
The Ten Mile Creek which runs along the project's east boundary is proposed to be re-vegetated and
improved with development on the west side that lies within the subject property. The creek should
also be protected during construction.
• "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)
Page 8
City water and sewer services are 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)
Three(3) different residential housing type are proposed in this development(i.e. single-family
detached, townhome and multi family apartments); a range of lot sizes are proposed ranging in size
from 2,400 to 10,824 (sf.)which will accommodate a variety of housing styles consisting of I-and
2-story units as proposed.
• "Limit canal tiling and piping of creeks, sloughs,laterals, and drains to man-made facilities where
public safety issues cannot be mitigated or are not of concern."(4.05.01C)
The Ten Mile Creek, which runs along the project's east boundary, is required to remain open as a
natural amenity and not be piped.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed single-family and multi family residential development and site design with larger lots
provided at the west, south and north boundaries as a transition to smaller internal lots and the
multi family development on the eastern portion of the site should be compatible with existing
residential uses to the west.
• "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)
Pedestrian pathways are proposed to the amenities in the central common area in the single-family
portion of the development, which connect to pathways in the central common area in the multi-
family portion of the development and extend to the multi-use pathway along the Ten Mile Creek. The
large central common area in the single-family portion and the linear open space in the multi family
portion of the development provide much usable open space with quality amenities as desired.
• "Encourage the incorporation of creek corridors as amenities in development design."(4.05.02C)
The Ten Mile Creek corridor is proposed to be improved as an amenity with a segment of the City's
regional pathway system along the west side.
• "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.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Although there are some County zoned properties to the north and east of this site, the larger area is
surrounded by properties that have been annexed and developed in the City. Development of this
infill property will result in more efficient provision of public services.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed.
Page 9
• "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)
The MSM does not depict a collector street in this area; however, because the proposed development
will generate vehicle trips per day consistent with a collector street and serve as a collector street,
ACHD is changing the classification of Waltman Ln. with this development from a local to a collector
street.
• "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 vacant parcels are within the City limits and the larger area is surrounded by
properties already developed in the City. The development of this property will result in better
provision of City services.
In reviewing development applications,the following items will be considered in all Mixed Use
areas,per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics)
• "A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential
development alone."
The proposed development only includes one (1) type of land use—residential; although several
different types of residential uses are proposed(single-family detached, townhome and multi family
apartments).
• "Where appropriate,higher density and/or multi-family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is
adjacent to US 20/26, SH-55, SH-16 or SH-69."
Although employment uses are not proposed on the subject property, they may be developed in the
future on the adjacent property to the east; the subject property abuts I-84 to the south and is in close
proximity to Meridian Rd., which turns into SH-69 to the south.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request,a development agreement will typically be required for developments with a Mixed
Use designation."
An overall development plan is proposed for the MU-C designated site with the associated rezone
application.A modification to the existing Development Agreement is also proposed consistent with
the proposed project.
• "In developments where multiple commercial and/or office buildings are proposed,the buildings
should be arranged to create some form of common,usable area, such as a plaza or green space."
No commercial and/or office buildings are proposed.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low-or medium-density residential development."
The proposed plan depicts multi family residential apartments along the east boundary adjacent to
C-G zoned land to the east. The Ten Mile Creek, which lies within a 100 foot wide easement, and
associated pathway and landscaping will provide a natural transition and buffer between the
proposed residential and future 31+/-acre commercial development to the east.
• "Community-serving facilities such as hospitals, clinics, churches, schools,parks,daycares,civic
buildings, or public safety facilities are expected in larger mixed-use developments."
No such uses are proposed in this development although they may be provided in the adjacent C-G
zoned property to the east when it redevelops in the future.
Page 10
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited
to parks,plazas,outdoor gathering areas, open space, libraries,and schools are expected; outdoor
seating areas at restaurants do not count."
No such uses are proposed in this development although they may be provided in the adjacent C-G
zoned property to the east when it redevelops in the future.
• "Mixed use areas should be centered around spaces that are well-designed public and quasi-public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered."
A mix of uses is not proposed within this development although the proposed mix of residential types
proposed within this development will contribute to the mix of overall uses in this area when the C-G
zoned property to the east redevelops in the future, which should include public and quasi public
centers of activity.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed development will be directly accessible to adjacent neighborhoods through extension
of streets and internal pedestrian pathways and the multi-use pathway along the Ten Mile Creek at
the east boundary of the site.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
Alleys and roadways are proposed within the development to transition between different housing
types as desired.
• "Because of the parcel configuration within Old Town,development is not subject to the Mixed Use
standards listed herein."
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications,the following items will be considered in MU-C areas, per
the Comprehensive Plan(pgs.3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development does not have a mix of land use types as desired; only residential land
use is proposed. Staff anticipates additional land use types will be provided in the overall MU-C
designated area when the C-G zoned property to the east redevelops in the future.
• "Residential uses should comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre."
Residential uses comprise the entire site at an overall gross density of 10.56 units per acre
consistent with the gross density desired in MU-C designated areas.
• "Non-residential buildings should be proportional to and blend in with adjacent residential
buildings."
Non-residential uses/buildings are not proposed in this development.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed.
• "Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, a maximum building size should be limited to a 30,000 square-foot building footprint. For
Page 11
community grocery stores,the maximum building size should be limited to a 30,000 square-foot
building footprint. For community grocery stores,the maximum building size should be limited to a
60,000 square-foot building footprint. For the development of public school sites,the maximum
building size does not apply."
The building footprints for proposed residential uses are far below 30,000 square feet.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited
to parks,plazas, outdoor gathering areas, open space,libraries, and schools that comprise a
minimum of 5%of the development area are required. Outdoor seating areas at restaurants do not
count towards this requirement."
Public and/or quasi public spaces and places are not provided in the proposed residential
development; Staff anticipates these types of uses will be provided with development of the C-G
zoned parcel to the east.
• Where the development proposes public and quasi-public uses to support the development above the
minimum 5%,the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
Public and/or quasi public spaces and places are not provided in the proposed development.
Based on the analysis above, Staff fords the proposed plan is generally consistent with the vision of the
Comprehensive Plan for this area in regard to land use,density and transportation. The exception is the
desire for at least three(3)different land use types to be provided within the MU-C designated area—
only one(1)land use type is proposed(i.e.residential).However, several different types of residential
uses are proposed consisting of single-family detached,townhome and multi-family apartments with a
mix of alley-and front-loaded garages which provides variety but does not meet the intent of this
provision.
As noted above,the Comprehensive Plan does allow for abutting designations to be applied. In this case,
the western portion of the subject property and the property to the north across Waltman Ln., a local
street,is designed MDR. Due to the existing and future residential nature of this area, Staff feels it's
appropriate for the western half of the MU-C designated area to develop with medium density residential
uses while the eastern portion develops with high density residential uses,which along with the 100-foot
wide creek corridor,will provide a transition to future commercial/office uses from the medium density
residential uses to the west and north. Commercial uses exist on the north side of Waltman Ln. east of
the Ten Mile Creek,therefore, Staff believes it would be more appropriate for commercial uses to
develop on the adjacent MU-C designated property to the east than on this property. For this reason,
Staff is supportive of the proposed development plan and associated zoning requested.
B. PRELIMINARY PLAT
A preliminary plat is proposed consisting of 142 buildable lots and 18 common lots on 37.87 acres of
land in the R-8,R-15 and R-40 zoning districts. The plat is proposed to develop in four(4)phases as
shown in Section VILC with construction of a bridge over the Ten Mile Creek and extension of
Corporate Drive from the north to Waltman Ln.with Phase 1,replacement of the bridge over the Ten
Mile Creek on Waltman Ln. prior to issuance of building permits in Phase 3, and the berm along 1-84
with associated Phases 3 and 4. Because noise from the freeway will affect future residents in this
area, Staff recommends the noise abatment in the form of a berm and wall as proposed is
constructed in its entirety with the first phase of development as a provision of the Development
Agreement.
Existing Structures/Site Improvements:
There are several existing structures on this site that are required to be removed prior to signature on the
final plat for the phase in which they are located.
Page 12
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional standards
listed in UDC Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district and 11-2A-8 for the R-
40 district.
Access(UDC 11-3A-3):
One public street access is proposed via the extension of W. Ruddy Dr. at the west boundary and two
accesses(one public street and one driveway) are proposed via W. Waltman Ln., an existing local street
to be designated a collector street with this development. A stub street(S.W. 7'Ave.) is proposed to the
property at the northwest corner of the site for future extension and access.
Three(3)common driveways are proposed off internal public streets that are required to comply with
and be constructed in accord with the standards listed in UDC 11-6C-3D. The setbacks,fencing,
building envelope, and orientation of the lots and structures accessed by common driveways shall
be shown on an exhibit submitted with the final plat application. A perpetual ingress/egress
easement shall 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.
Three(3) alleys are proposed off internal public streets that are required to comply with and be
constructed in accord with the standards listed in UDC 11-6C-3B.5.
Road Improvements: Waltman Lane is proposed to be widened on the south side adjacent to the site
with an additional 12 feet of right-of-way(ROW) (37 feet from centerline total), in addition to the
existing 25 feet of ROW on the north side of Waltman Ln.
The existing bridge on Waltman Ln. over the Ten Mile Creek is being replaced with a wider bridge; and
Corporate Drive to the north is proposed to be extended across the creek to the south to Waltman Ln.
with this development.
Pathways(UDC 11-3A-8):
A segment of the City's regional pathway is depicted on the Pathways Master Plan along the east side of
the Ten Mile Creek. The Park's Dept. recommends the pathway is constructed on the west side of the
creek instead with this development with a pedestrian bridge over the creek as proposed. A pedestrian
easement is required to be submitted to the Planning Division for this pathway in accord with
Park's Dept. requirements.
Sidewalks(UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-17 as
proposed. The UDC requires 5-foot wide detached sidewalks to be constructed along collector streets
(i.e. W.Waltman Ln. and Corporate Dr.).
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-17E.
Landscaped parkways are proposed along W. Ruddy Dr./S.Kearney Ave. and W. Waltman Ln. in accord
with UDC standards.
Landscaping(UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Tables 11-2A-6 for the R-8
district, 11-2A-7 for the R-15 district and 11-2A-8 for the R-40 district and planted in accord with the
standards listed in UDC 11-313-7C. Street buffers are required to be placed in a common lot and
maintained by the Homeowner's Association.
A 20-foot wide street buffer is required along W. Waltman Ln.,to be designated as a collector street with
this development. The buffer is proposed to have a 3-foot tall landscaped berm with a 10-foot wide
detached sidewalk. A 50-foot wide street buffer is required along Interstate 84 and is proposed to
incorporate a 9-foot tall berm with a 5-foot tall solid wall on top.
Page 13
Common open space areas are required to be landscaped per the standards listed in UDC 11-3G-3E.
Landscaping is proposed in these areas in excess of the minimum standards.
Landscaping is required to be provided along pathways per the standards listed in UDC 11-3B-12C. A
landscape strip a minimum of 5-feet wide is required along each side of all pathways planted with
a mix of trees,shrubs,lawn and/or other vegetative ground cover with a minimum of one(1)tree
per 100 linear feet of pathway; a 5-foot wide landscape strip should be added on the east side of
the pathway along the creek in accord with this standard.
Qualified Open Space& Site Amenities(UDC 11-3 :
The overall development is subject to the qualified open space and site amenity standards listed in UDC
11-3G-3. A minimum of 10% qualified open space is required to be provided based on the standards
listed in UDC 11-3G-3B and a minimum of one(1) qualified site amenity is required. The common open
space and site amenity standards listed in UDC 11-4-3-2 7for multi family developments apply in
addition to this requirement(see analysis below under Conditional Use Permit).
A qualified open space exhibit was submitted for the single-family(R-8 and R-15 zone) and multi-
family(R-40 zone)portions of the development as shown in Section VII.E. A total of 3.14 acres(or
14.3%)of qualified open space is proposed in the single-family portion and a total of 4.07 acres (or
25.7%)is proposed in the multi-family portion of the development in excess of the minimum UDC
standards. The multi family portion is also required to provide common open space per the standards
listed in UDC 11-4-3-27C(see analysis below).
Qualified site amenities are proposed in the single-family portion of the development consisting of
children's playground equipment,pathways and a basketball court; and in the northern portion of the
multi-family development consisting of a clubhouse area containing a swimming pool,pergola shade
structure and a fire pit, internal pathways, a segment of the City's multi-use pathway system along the
Ten Mile Creek and a pedestrian bridge across the creek to the east, and children's play equipment in the
southern portion of the multi-family development in excess of UDC standards.
Fencing(UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7.
A 6-foot tall solid vinyl fence is proposed to replace the existing fence along the west boundary; a new
6-foot all solid vinyl fence is proposed along the north boundary of the R-8 zoned portion of the site,
adjacent to internal common areas visible from the street, and between the R-15 and R-40 zoned portions
of the site; a 6-foot tall wrought iron fence is proposed between the multi-family structures and the
pathway along the Ten Mile Creek; and a 4-foot tall stamped solid SimTek fence is proposed on top of a
9-foot tall berm along 1-84 in accord with UDC standards.
Because this site abuts 1-84 and residential uses are proposed, Staff recommends the noise abatement
standards listed in UDC 11-3H-4D apply to this site as a provision of the amended DA. As mentioned
above, a 9-foot tall berm with a 5-foot tall faux concrete(SimTek)wall is proposed along the southern
boundary of the site parallel with 1-84(see exhibit in Section VII.D—the Applicant clarified that a 5-foot
tall wall,not 4-foot,is proposed). To avoid a monotonous wall along I-84,the color and/or texture of
the wall is required to be varied every 300 linear feet or the wall staggered every 300 linear feet as
set forth in UDC 11-3H-4D.3c.
Existing Easements:
There is an existing 100-foot wide irrigation easement for the Ten Mile Creek held by NMID along the
east boundary of the site as depicted on the plat, some of which lies on the adjacent property to the east.
A 20-foot wide City sewer easement also exists along the east boundary of the site as depicted on the
plat.
Page 14
Waterways(UDC 11-3A-A):
The Ten Mile Creek runs along the east boundary of the site and is required to be left open as a natural
amenity and not be piped as set forth in UDC 11-3A-6B.1 as proposed.
Flood Zone: A portion of the site along the east boundary lies within Flood Zone"A"per FEMA Map
#16001CO232H. This site is not within the floodplain.
Utilities(UDC 11-3A-21):
Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is
required to be installed in accord with the City's adopted standards, specifications and ordinances.
An existing 15 inch sewer main lies along the east half of the Waltman Ln. frontage and along the west
top of bank of the Ten Mile Creek through the site. The 8 inch sewer main connection will be in
Waltman Ln. and will serve the entire site via gravity sewer. An existing 12 inch water main is located in
Waltman Ln. along the full frontage of the site. This subdivision will connect in Waltman at two
locations and also to the existing 8" stub located at the Landing Subdivision stub street(Ruddy) at the
west boundary.See Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-I5):
A regional pressure irrigation pump station is proposed to be constructed with this development to
NMID standards with a Ten Mile Creek takeout in the northeast corner of the site near Waltman Ln.
Pressure irrigation distribution lines and individual lot services will be provided to all lots in the
subdivision.
Storm Drainage(UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction shall follow best management practice
as adopted by the City as set forth in UDC 11-3A-18. Storm drainage is proposed to be mitigated by
underground seepage beds and/or retention ponds in accord with ACHD design criteria.If retention
ponds are proposed in required landscape areas,they should be improved per the standards listed
in UDC 11-3B-11C.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed residential structures on the site as
shown in Section VII.G. One and two-story single-family detached and townhome dwellings are
proposed with a mix of front-loaded and alley-loaded styles in a mix of materials and colors. Single-
story homes are proposed along the southern boundary adjacent to I-84.
Two-story(Building Types 1 and 3) and three-story(Building Type 2) apartments and a clubhouse in the
multi-family portion of the development are also proposed with a mix of materials and colors. Two-story
structures are proposed along the north, south and west boundaries and three-story structures are
proposed along the east boundary.
All townhome and multi-family structures are required to comply with the design standards listed in the
Architectural Standards Manual; single-family detached structures are exempt from this requirement. An
administrative Design Review application is required to be submitted for approval of the design of
all townhome structures in the development prior to submittal of building permit application for
those structures.An application for Certificate of Zoning Compliance is also required to be
submitted along with Design Review for the multi-family portion of the development.
C. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT
Conditional use permit for a multi-family development consisting of 272 residential units on 15.84 acres
of land in the R-40 zoning district at a gross density of 17.17 units per acre. A total of(14)2-and 3-
story structures are proposed consisting of a mix of 8-, 16-and 24-unit buildings.
Page 15
Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the following standards: (Staffs analysis/comments in italic text)
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
Site Design:
1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise
required by this title and/or title 10 of this Code. Building setbacks shall take into account
windows, entrances,porches and patios,and how they impact adjacent properties. The proposed
site plan complies with this standard.
2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street, or shall
be fully screened from view from a public street. The site plan depicts screened trash enclosures
not visible from a public street; all proposed transformer/utility vaults and other service areas
shall comply with this requirement.
3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each
unit. This requirement can be satisfied through porches,patios,decks, and/or enclosed yards.
Landscaping, entryway and other access ways shall not count toward this requirement. In
circumstances where strict adherence to such standard would create inconsistency with the
purpose statements of this section,the Director may consider an alternative design proposal
through the alternative compliance provisions as set forth in section 11-513-5 of this title. Floor
plans were submitted that depict porches or balconies for each unit,the Applicant states these
will consist of between 82 and 99 square feet per unit.
4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable
open space shall not be considered common open space. These areas were not included in the
common open space calculations for the site.
5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be
stored on the site unless provided for in a separate, designated and screened area. The Applicant
shall comply with this requirement.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All
Districts", of this title. Seventy(70) 1-bedroom units, (136)2-bedroom units, (66) 3-bedroom
units and a 4,992 square foot clubhouse are proposed. Based on this, a total of 518 spaces are
required with 272 of those in a covered carport or garage. A total of 548 spaces are proposed
with 272 of those in a covered carport or garage. The proposed vehicle parking exceeds the
minimum standards by 30 spaces. Based on the number of vehicle parking spaces proposed,a
minimum of 22 bicycle parking spaces should be provided dispersed throughout the
development.
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian
and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those
entering the development. (Ord. 18-1773,4-24-2018)
Page 16
The property management office, maintenance storage area and mail kiosk are all depicted on
the site plan in the clubhouse. A directory and map of the development should be depicted on
the site plan at the entrance or convenient location for those entering the development as
required.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less
square feet of living area.Not applicable
b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500)
square feet and up to one thousand two hundred(1,200) square feet of living area. 206 units
are between 500 and 1,200 sf.; therefore, a total of 51,500 sf. (or 1.18 acres) of common
open space is required for these units.
c. Three hundred fifty(350) square feet for each unit containing more than one thousand two
hundred(1,200) square feet of living area. 66 units contain more than 1,200 sf.; therefore,
23,100 sf. (or 0.53 of an acre) of common open space is required for these units.
At a minimum, a total of 74,600 sf. (or 1.71 of an acre) of outdoor common open space is
required to be provided in the proposed development.A total of 4.07 acres is proposed to be
provided as shown in Section VILE, in excess of the minimum standards, which also satisfies the
qualified open space standard in UDC 11-3G-3B.
2. Common open space shall be not less than four hundred(400) square feet in area,and shall have
a minimum length and width dimension of twenty feet(20'). The common open space areas
depicted on the open space exhibit in Section VILE meet this requirement.
3. In phased developments, common open space shall be provided in each phase of the
development consistent with the requirements for the size and number of dwelling units. The
multi family component of this project is proposed to be developed in two (2)phases consistent
with UDC standards.
4. Unless otherwise approved through the conditional use process,common open space areas shall
not be adjacent to collector or arterial streets unless separated from the street by a berm or
constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for
pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4-2009) The common open
space area is central to the development and not adjacent to any collector or arterial streets.
(Although the street buffer along Waltman Ln. is included on the open space exhibit, the area
qualifies toward the open space standards listed in UDC 11-3G-3)
D. Site Development Amenities:
1. All multi-family developments shall provide for quality of life,open space and recreation
amenities to meet the particular needs of the residents as follows:
a. Quality of life:
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
b. Open space:
Page 17
(1) Open grassy area of at least fifty by one hundred feet(50 x 100)in size.
(2) Community garden.
(3) Ponds or water features.
(4) Plaza.
c. Recreation:
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi-family development as follows:
a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be
provided from two (2) separate categories.
b. For multi-family development between twenty(20)and seventy five(75)units,three(3)
amenities shall be provided,with one from each category.
c. For multi-family development with seventy five(75)units or more, four(4)amenities shall
be provided,with at least one from each category.
d. For multi-family developments with more than one hundred(100)units,the decision making
body shall require additional amenities commensurate to the size of the proposed
development.
3. The decision making body shall be authorized to consider other improvements in addition to
those provided under this subsection D,provided that these improvements provide a similar
level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Based on 272 proposed units, a minimum of 5 amenities are required; City Council may require
additional amenities if they feel the proposed amenities aren't adequate for the size of the
development.A clubhouse with a swimming pool,pergola shade structure and seating area,fire
pit, internal pathways, a segment of the City's multi-use pathway system along the Ten Mile
Creek with a pedestrian bridge to the east, children's play equipment and open grassy areas at
least 50'x 100'in area are proposed from the open space, quality of life and recreation
categories in accord with UDC standards. Stafffeels the proposed amenities are adequate for
this development.
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying to All Districts", of this title.
2. All street facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet(3')wide.
b. For every three(3)linear feet of foundation,an evergreen shrub having a minimum mature
height of twenty four inches(24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
Page 18
Landscaping is depicted along the foundation of elevations that face Waltman Ln. that appears
to comply with this standard.
F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally
binding documents that state the maintenance and ownership responsibilities for the management of
the development,including,but not limited to, structures,parking,common areas,and other
development features. The Applicant shall comply with this requirement.
If the Fire Dept. and Police Dept.want private streets to be provided for addressing purposes
within the multi-family portion of the development to better facilitate emergency wayfinding, a
private street application should be submitted with the final plat application for the phase in
which the apartments are located.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed modification to the existing Development Agreement,
Rezone,Preliminary Plat, and Conditional Use Permit per the provisions included in Section VIII in
accord with the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard this item on May 21,2020.At the public
hearing,the Commission moved to approve the subject CUP request.
1. Summary of Commission public hearing_
a. In favor: Matt Schultz, Schultz Development,Applicant's Representative
b. In opposition:None
C. Commenting: Clair Manning;Nick Eller;Joe Lorcher
d. Written testimony: Michael Swenson; Bill Kissinger; Mark Heazle,Applicant's
Representative
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Ke. ids)of public testimony
a. Concern pertaining to the density proposed(opinion that it's too high for this area,)and
the resulting traffic (opinion that Waltman Ln. and the Meridian Rd./Waltman Ln.
intersection can't handle the amount of traffic the proposed development will generate;
b. Opinion that Ruddy Dr. shouldn't be extended with this development, concerns
pertaining to traffic and safety
c. Opposed to the project due to traffic concerns&doesn't feel Waltman and the
Waltman/Meridian Rd. intersection can handle the traffic generated from the proposed
development and the need for sidewalks on both sides of Waltman,not just one;
d. Concerns pertaining to emergency access to the site,overcrowding in area schools,
traffic,provision of sidewalks/bike lanes,preference for the property to develop with
commercial uses to bring more jobs to Meridian.
3. Ke, ids)of discussion by Commission:
a. Question to the Applicant if amenities in the multi-family development(i.e. clubhouse,
swimming pool)will be shared with the single-family portion of the development—the
answer was no;
b. Concern pertaining to the extension of Ruddy Dr. and the need for additional traffic
calming for safety on Ruddy Dr./Kearney Ave. to Waltman Ln.—concern that a lot of
traffic from the neighborhiniz subdivision to the west will cut through this development;
C. Concern that only residential uses and not a mix of uses are proposed on this site as
desired in MU-C designated areas.
Page 19
d. Opinion that the proposed layout provides a good transition between single-family
homes and future commercial development to the east.
e. Desire for a larger more concentrated open space area in the multi-family portion of the
sib
f. Concern pertainingto o the proposed phasing plan and bringing construction traffic
through the built portion in Phases 1 and 2 to Phases 3 and 4 at the back of the
development.
4. Commission change(s)to Staff recommendation:
a. Modify DA provision#A.1 c in Section VIII,to require all of the improvements to
Waltman Ln. west of the Ten Mile Creek bridge to be completed prior to issuance of
building permits in Phase 2 and the off-site reconstruction and widening of the bridge
across the Ten Mile Creek and associated widening of Waltman Ln., including the off-
site construction of a detached 5-foot wide sidewalk along the north side of Waltman
Ln.to Meridian Rd.to be completed prior to issuance of building permits in Phase 3 of
the development, instead of Phase 2.
b. Include a new condition requiring traffic calming measures to be implemented where
Ruddy Dr. connects to the subdivision at the west boundary of the site as allowed by
ACHD (see condition#A.12 in Section VIII);
5. Outstanding issue(s) for City Council:
a. The Commission directed the Applicant to consider and be prepared to discuss the
possibility of reconfigurin the he open space area in the multi-family portion of the
development to increase the open space in that area;
b. The Commission requested the Council determine if the density is too high in the R-40
zoned portion of the site and if they feel comfortable with the number of units proposed;
C. The Commission requested the Applicant reconsider and be prepared to discuss with the
Council the phasing plan related to construction traffic going through the proposed
neighborhood(i.e. development of Phases 3 and 4 would require construction traffic to
go through the first two phases) as well as timing of roadway improvements and
whether or not that phasing should be reconfigured.
Page 20
VII. EXHIBITS
A. Conceptual Development Plans Included in Existing Development Agreement
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Waltman Annex
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Page 21
B. Rezone Legal Descriptions and Exhibit Maps
DFSCRIPTION FOR
TANNER CREEK SUBDIVISION
ZONE R-8
A parcel of land located in the located in the NW 114 of the SE 114 of Section 13, T.W,
RAW- B M., Meridian,Ada County, Idaho more particularly described as follows:
Commencing at the C114 corner of said Section 13 from which the E114 corner of said
Section 13 bears South 69`52'43''East, 2642.71 feet;
thence along the East-West centerline of said Section 13 South 89°52'43"East, 250,00
feet to the REAL POINT OF BEGINNING;
thence continuing along said East-West centerline South 89°52'43"East, 539.49 feet;
thence leaving said East-West centerline South 00°00'00'' East, 195.56 feet;
thence North 90°00'00''West, 15.00 feet;
thence North 89058'05"West, 109.91 feet;
thence North 88°43'35"West. 59 52 feet;
thence North 89`52'43"West, 305.30 feet,
thence South 00°04'14"West.331,54 feet;
thence 199.11 feet along the arc of a non-tangent curve to the right, said curve having a
radius of 125.00 feet, a central angle of 91*1653"and a long Chord which bears South
44°25'59"West, 178.72 feet;
thence North s9456'05"West,4E97 feet:
thence South 00001'30"West, 422.85 feet;
thence 84.04 feet along the arc of curve to the left, said curve having a radius of 53.50
feet, a central angle of 90`00'13"and a long chord which bears South 44°58'37" East, 75.66
feet;
thence South 89°58'43'' East,427.00 feet:
thence North 88°33'04"East.56 77 feet;
thence South 89°66'05'' East, 125.16 feet;
thence South OW00'00"East, 194.66 feet to a point on the North right-of-way line of
Interstate 84;
Page 22
thence along said!North right-of-way line North 89058'43"West, 791-00 feet to the SE
corner of The Landing Subdivision No. 11 as filed In Book 79 of Plats at Page 8528 through
8529, records Ada County, Idaho,
thence along the East boundary line of said The Landing Subdivision No.11 and along
the East boundary we of The Landing Subdivision No.9 as fled in Book 74 of Plats at Page
7058 through 7659, records of Ada County, Idaho and the northerly extension thereof North
00'03'55"East, 1,075-04 feet;
thence South 89'52'43"Bast, 250,00 feet,
thence(North 00'03'55"East,250-00 feet to the REAL POINT OF BEGINNING.
Containing 10.13 acres. more or less.
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7729
Page 23
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CURVE TABLE
I CURVE RADIUS LENGTH CHORD DIST. CHORD BRG, DELTA
j 5-13 01 53.50 84.04 75_66 S4458'37"E 90'00'13"
S.24 02 125.00 199.11 178.72 54425'59"W 91'15'S3"
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iDAHO u ..- ,y EXHIBIT -- DRAWING FOR 117-33
91160 T6 ixE.VPATEfti94VEk�* TANNER CREEK RS ZONE 'SHEET ND.
SURVEY MERIDIAN,iDAgO a>6+!
ROE!6�E.EE70
GROUP, LLC LOCATED IN THE NW kS OF THE 58 h OF 5ECTIOH 13, t.3N„ RAW. 4. . DWG_DATE
MERIDIAN.ADA COUNTY,IDAMO 1/24/TA7D
Page 24
DESCRIPTION FOR
TANKER C#ttAEK SUMMSMIN
ZONE R-15
A wrcel ad lend fduitod in IM locata.d in the NW 1A at the SE 1M rrf Zeel.;Cn 13.T 3N,
R.1W., B.M.,Meridlort,Aida Cour4y.Idaho mor9 partrularly described it fU ows'
Garn-me akV at the CIA earner of 5ald Sec tom 13 from wni M the E 1 A op"r at'W4
Sectkoh 13 bears South 59`5243"F;Qst,2642.71 laet,
lhance along the E=W-V*5t cardedum M 3ard Sadwn 13 Saulh OF52'4:r Ea91,789.49
I�et;
rheno lean-ng send East-WVeat cantedise SOW'l>a°64'00"EAEt, 196.50 feel loft FMAt-
POINT OF GEGINNINi3,
*mnce torA}nuing South 00'00'OT East 431.E6#set,
tlhenc�e North W59'05"West,104.70 fees
thence$north DO"011Y East, W5 35feet;
thence$txittr W5&W East, 104 79leet;
11hance South fl0^f}f'11"VVasl_395 4R Ieet,
thence Wprlh t3E'S9'p5"Want, 125.115 fRHK
th@nca SCUM 39'33,04"VVsst,89.77 feet:
Ih6nth girth a9`58'43'4V".427.04 rest,
11hence 54.04 feel akng Ihs Wt UI curve to the ngtu,said urvis hovlrig a whus of 53.50
feet,a jAw"i angm of W'Cw'i3"8n¢a IorM]chord wivr;h tleara Ndrth 44`58'97"We-75.98
le-et:
t*m*Nedh WOV30"Ea91,422 55 feet;
Ihenoe South 89'56'05'EaBL 48,97 fM,
Inence 199 11 Iflet apong the arc of curve to lfle 1el«,sake curva hawlre a rWl1W of 125A0
'.eet,a cahtrial angle of 91'15'53""a dprg chord whICM Mpm Narlh 44r2f45V E;st,178.72
iret.
(hence Wrth Ot9 W14'East,391.54 feet,
11tience�4uih 89*52'4.3"Eeal,305.30 feel:
tner"SOLM 68'43'39"Eost,5S_52 feet:
thence 5ouhI4U"58115'East. 1P9.91 Feet,
ihenra North 90 OO'East.15 04 TsM 10 the REAL POINT OF BEGINNING
€.ar&wriw.p 17 V acres,more or Ica}
�I LAND
ye
i 7729
Page 25
BASIS.•QF.PEYARING
56§"62'43"E 2642,7i.............
' I
CENTER L •-1 l4
1/4,' 7sa.4a' w 5,13 5.18
0
U,NPL3FTED 0 umpLATPED S$9'56'05"E (n RPCJB
589'S2'43
� "E 109.91'
_ 3Q5.30 L1
--, S88'43'3S"E laq
u'11
. � M
W ■ p
Ip df\■7
oaq �I Io
rV ❑ O a
2 0
F� 0
� 1 a
y N89'S6'05"W
104,70' J L
r�y
W. RUDDY ❑R.
--S4'41'15"E
12.20 a,c. 105-35' o Llj
I 589'56'05"E N
s o 1 46.97' U
q a tG N I 104.79' Lj
1 q Q
I Lo Lo
o °w of LINE TABLE 1.
M 1�
' LINE LENGTH SEARING
DI
zI L1 15.00 N90'0a'ff0"E
•. I
o p S68'33'04"W
qcy[ C' _ lN89'55,43'"W 56.77
ti 0 427.00' o
a 7729 w
y N89`5fi'05"W ��',��b1LolO �0
125,16' F pp 1'o t4i
Y G.G��
10 WB INTERSTATE 64
1
i
CURVE TABLE
CURVE RADIUS LENGTH CHORD DIST. CHORD GRG. DELTA
1/4�j13 Cl 53,50 64.04 75.66 N44-58'37"w 90'00'13"
5 � C2 125.00 199.11 176.72 N44`25'59"E 91'15'53"
SOB NQ,
I�AH� m EXH1131T __ DRAWING FOR -13.3
145DE U"MR'°"FABT. TANNER CREEK R15 ZONE 9+EE11+o.
SURVEY MMMAN%Q&HQ 074A8 1
GROUP,
�p//��I I p ia4drem-nsre nwc, DATE
1F4 .7IR LJ IJ r, LLC LOCAIt"f7 ui THE NW}j Nf THE 0 ][<1F SECTION FS, TAN., R.M.O.A.
NER1F H.!SE DOWSE, ION T IM. DA
Page 26
DESCRIPTION rOR
TANNER CREEK SUBDIVISION
ZONE R-40
A parcel of land located in the located in the NW 114 of the 5E 114 of Section 13, T.3N.,
R.I W„ B.M., Meridian.Ada County, Idaho more particularly described as follows:
Commencing at the C114 corner of said Section 13 from which the E114 corner of said
5ectlon 13 bears 5oith 89°52'43'' East 2642.71 feet;
thence along the East-West centerline of said Section 13 South 89°52'43"East, 789.49
feet to the REAL POINT OF BEGINNING;
thence continuing along said East-West centerline South 89°52'43'' East, 531.98 feet to
the C-E 1116 corner of said Section 13;
thence along said East boundary line of the NW 114 of the SE 114 of said Section 1.3
South 00"9'35"West, 1281,39 feet to a paint on the North right-of-way line of Interstate 84;
thence along the North right-of-way line of Interstate 84 the following 3 courses and
distances,.
thence South 84°03'28"West,43.25 feet;
thence South 82°20'13"West, 275.70 feet;
thence North 59'58'43"West, 208.42 feet;
thence leaving said North right-of-way line North 00'DO'00"East, 589.86 feet
thence North 89°56'05''West, 104.66 feet;
thence North 00"0115"West, 105.35 feet;
thence South 89°58'05"East, 104.70 feet;
thence Norlh 00°00'00"East, 628.45 feet to the REAL POINT OF BEGINNING
Containing 16.14 acres, more or less.
�GEN3��` .p�
IL 7729 X
12�llo t
QRYG,CR
Page 27
BASIS OF BEARING
589'52'43"E 2C42,71'� •...
_ CE 1/15
Fr,ENTER
_ LTMIIf4 LAME Fpne 569'52'43"E 531.98
1/4 789.49' 1321.24'
I V 1 .1 S
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cc !
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104.7D' I x I
--N0'01'15"W 1fi,1� G.C. I
- 105.35'
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104.88' I
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,
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589 58'43"E N89'58'43"W 582
275.70
791.00' 208.42' + S84"03'25"W
0
WB INTERSTATE 84 43.25'
I n NS �$f/G
r 25 100 +10'Y
7729
I-1 14 - a 5o 200 fsnn � I i�
SCALE: 1" 200' O'Y G.0
tom„ .c, r,,•u: -.:si ,p9 M0.
IQAHO m� EXHIBIT DRAWING FOR
s'w E,d reerowEns_ TANNER CREEK R 0 ZONE skeeT wo.
SURVEYY�IERIMAN.10M>0�,2
Qr
E7Q6}e 37[7 MWC. OAYE
j5GROUP, LLC LDCAfEO IN i}lE HW MZWD N`ADA CWNM IOA14Aa 13N.,R.1 w„B.AI., 1/�f/2G20
Page 28
C. Preliminary Plat(date: 02/11/2020) &Phasing Plan
ID
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Page 29
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u m BRIDGE #2
In
WALTMAN LN
L
leis 10 !a e 1 0 10 1 !b
BONNE TIO c
w
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1-84
PHASING PLAN
Page 30
D. Landscape Plan(dated: 2/5/20)
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Page 31
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Page 32
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Page 33
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Page 34
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LIFETIME
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Page 35
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Page 36
E. Qualified Open Space Exhibit(dated: 2/5/20) & Site Amenities
CITY OF MERIDIAN
SINGLE FAMILY (R-8 AND R-15) OPEN
SPACE REQUIREMENTS
QUALIFIED OPEN SPACE
M OPIN 5PA=Rii�Y'JIFF To TA.Aw. ]t!wgu,['h FRQVI=.
�ZYJ/4�IFIER 5PAor) gNAZf 5P -M563 t2.2oAc.P 136_g2 0_i-f AG}
=100 AC3 IQq, 143$
LANDSCAPE LEGEND
OVALIFIED OPEN SPACE
W 1NALTMAN LANE
18,912 SQ-FT.
I W BROWN TROUT❑R.
:.REA=2,B3®SQ.FT. �7�.AREA=
w jujujul .
} ARE4=2,735 SO.7.
I W EIDER DR.
Ia
f W RUDDY_F:. ®D
AREA--7$,448 SC.FT.
r El
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3 . W BACKWOODS DR-
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i
TANNER CREEK 'S°�°
WALTMAN LANE, MERIDIAN PROJECT#:172U3
R _ _ OPEN SPACE EXHIBIT
Page 37
42.
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TANNER CREEK PROJECT it-1720
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WALTMAN LANE, MERIDIAN
OPEN SPACE EXHIBIT
IRECKONL
Playground Equipment in Single-Family Portion of Development:
a
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a � t
.° sk•° Tan ner Crew k
k J sonar
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s
Ir
Page 39
Playground 1 • • Portion of the Development:
Pedestrian Bridge over the Ten Mile
` 1�ayry•. �'��� z�' til
Page
a •. 40
F. Site Plan for Multi-Family Portion of Development(date: 1/14/2020)
TANNER CREEK
t APARTMENTS TAO
V WIILTMJLK LANE-hFLRolAil_I11J11IU
WKIIbL WE NOTES ^•�•• ten,
MN06 ituARf 11hbPMfI$I!---------t-4'i-4i1
MTJ4 WV..................2:1W AWES
flPFwry PIDOPOM: ...........17.17 LUJ=RE
On#P.10E' 25.7%
--_J N44RER OP DHEL11110 UNITS PROP41M.....173 nrrS
19E0R1MUNITS R6•W ,....................74
• 2 JI11 H iINFrS r31�°Gl.....................in
- 3 RFPRGnu ICY rrg PM .....................56
TYPE'J<'ACCESS1111E lArr%JrM................6
I-0ISPERA6d IK UNIES YOYq
— — 'ARI MO CRACf#E16QUIRE0t
------� JIFAWFI11EHn..............................5rA TANIIFR QPM
CLURBOLml--------------------------------10 AFAUMENTi
— 1 TOTAL PARKING SPAMPrEDWREo-............. 511
I P&ARINO VAUS PROVIKO.....................548 WALTLIul4ucT
MRS.RER.HT PR6POH9.....................4u'-W'
pTnTM
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lilloHl 117?{.99ER1.N 10AD
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tfYILLIMDSt.4PE: 9RECKON LAND DESIGN
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Page 41
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Page 42
Ld
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G. Building Elevation Photos for Single-Family Dwellings
Alley-Loaded Detached Units:
Page 43
Townhome Units:
now � � � ■ x
AM
poll - - ,
Front-Loaded Detached Units:
%iF
Page 44
�k
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Page 45
H. Building Elevations &Renderings and Floor Plans for Multi-Family(date: 01/14/2020):
fi%-NNER CREEK APANTMEN75
EXTEAIGR PAINT SCHEME
f1br TTA I rrQNt ELty A1h O4%
4t UGGVl4 MARID 111ATUiN 1G[5NT FPANU 4 10111 IY4FGIA+�11�#Xitf
$146O9Y SYl64�� faMN IFIXOMum ONT
5147674
WAFish Writ 5W6116 PepprimI,
Txlaml Tau 5W71)44
3rwrteund 'P71POg iA I-e&.Rrx
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Page 46
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wives
TA MIN ER CREEK APARTMENTS COH H4w�5
EXTERIOR PAINT SCHEME
Sta4 TYPE A TOGNT ELEVATION
ST U;c4:906Y 8DAM11 AMAT IEft AEC EMT 90Llma 0 FASCUUSk1kGIlETS
Sw6U01 5W500A BATTE14 fl Mirt.f6wt. 5W75Pd
Grayio-h M,n4 SW5115 Pepperc&n
Ta1amlTan SINIGUA
5ndwmulld '8allcng to ho®LACK
IRON
Page 47
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Page 48
TANNER CREEK APARTMENTS CBFI w Es
EXTERIOR PAINT SCHEME
11.06 T fPiL]€R4NT ELEVdTION
l4
SIbCCoftoov BodRb b 6a1TIN A6GENTfi4dR041 TRtM FASOMPA- US
SY16601 SW5004 BATT€N wwows.aaaas, SW7534
elmw
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TaiamiTin SWIO04
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IRON
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oml.rwim
Page 49
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TANNER CREEK APARTMENTS CBH
EXTERIOR PAINT SCHEME
G[v6li13r:5[
Go 0
STUCC0786DY COMM E Ci7TEM ACCE MT EUiRrY a TRIM FASCWBRACKETSi
51Y51041 51Y 444 MAYIEN klkaows 1.1& FIE4NIT aoUN
Grayish Minh SW6116 a.a�', SW7674
T.at4miTin paMMOrIl
SnawhourLd
Page 50
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rd�T++�lrotl�elEairlu.-Cu iNouu
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Page 51
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Development Agreement Modification:
1. The subject property shall no longer be subject to the terms of the existing Development Agreement
(DA) (Inst. #108131100)upon the property owner(s)entering into a new agreement. The new DA
shall be signed by the property owner(s) and returned to the City within six(6)months of City
Council granting the subject modification. The new DA shall include the following provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations,preliminary plat,phasing plan, landscape plan, and qualified
open space exhibits included in Section VII and the provisions contained herein.
b. The off-site construction of the bridge across the Ten Mile Creek and associated extension of
Corporate Drive from the north to Waltman Lane and detached 5-foot wide sidewalk along the
east side of the street shall be completed prior to issuance of building permits in Phase I of the
development.
c. All of the improvements to Waltman Lane west of the Ten Mile Creek bridge shall be completed
prior to issuance of building permits in Phase 2 of the development. The re-construction and
widening of the bridge across the Ten Mile Creek and associated widening of W.Waltman Lane
including the off-site construction of a detached 5-foot wide sidewalk along the north side of
Waltman Ln.to Meridian Rd. shall be completed prior to issuance of building permits in Phase-2
3 of the development.
d. Noise abatement shall be provided for residential uses adjacent to Interstate 84 in accord with
the standards listed in UDC 11-3H-4D. A minimum 9-foot tall berm and 5-foot tall wall on top
of the berm shall be provided parallel with I-84 along the southern boundary of the site;the
height of the berm/wall combination shall be a minimum of 10 feet higher than the elevation at
the centerline of the freeway. To avoid a monotonous wall along I-84,the color and/or texture of
the wall is required to be varied every 300 linear feet or the wall staggered every 300 linear feet
as set forth in UDC 11-3H-4D.3c. The berm and wall in its entirety shall be constructed with
the first phase of development prior to issuance of the first Certificate of Occupancy for
the development.
e. All townhome and multi-family structures shall comply with the design standards listed in the
Architectural Standards Manual; single-family detached structures are exempt from this
requirement. An administrative Design Review application is required to be submitted for
approval of the design of all townhome structures in the development prior to submittal of
building permit application for those structures.An application for Certificate of Zoning
Compliance is also required to be submitted along with Design Review for the multi-family
portion of the development prior to submittal of building permit applications.
f. No building permits shall be issued for this development until the property has been subdivided.
Preliminary Plat:
2. The preliminary plat included in Section VII.B, shall be revised as follows:
a. Depict zero(0)lot lines where townhome units are proposed in Blocks 6, 7, 8 and 9.
3. The landscape plan included in Section VII.D shall be revised as follows:
a. Depict a 5-foot wide landscape strip along the east side of the pathway along the creek with
landscaping as set forth in UDC 11-3B-12C.
Page 52
b. Correct the height of the SimTek wall along I-84 from 4-to 5-foot tall as proposed by the
Applicant.
4. Address signage needs to be provided at the public street for homes accessed via common driveways
for emergency wayfinding purposes.
5. All alleys shall be constructed per the standards listed in UDC 11-6C-3B.5.
6. All common driveways shall be constructed per the standards listed in UDC 11-6C-3D.
7. The setbacks, fencing,building envelope, and orientation of the lots and structures accessed by
common driveways shall be shown on an exhibit submitted with the final plat application as set forth
in UDC 11-6C-3D.7.
8. A perpetual ingress/egress easement for the common driveways shall 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 as set forth in UDC 11-6C-3D.8. A recorded copy of the
easement(s) shall be submitted to the Planning Division with the final plat for City Engineer
signature.
9. All existing structures on this site are required to be removed prior to signature on the final plat for
the phase in which they are located.
10. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the
Planning Division for approval by City Council and subsequent recordation.
11. If private streets are determined to be needed for addressing purposes by the Fire Dept. and Police
Dept. for emergency wayfinding in the multi-family portion of the development,a private street
application shall be submitted with the final plat application for the phase(s) in which the apartments
are located.
12. Traffic calming measures shall be implemented where Ruddy Dr. connects to the subdivision at the
west boundary of the site,as allowed by ACHD.
Conditional Use Permit:
13. The multi-family development shall have an ongoing obligation to comply with the specific use
standards listed in UDC 11-4-3-27.
14. For each of the multi-family units, a minimum of eighty(80) square feet of private,usable open
space shall be provided for each unit as set forth in UDC 11-4-3-27B.3. This requirement can be
satisfied through porches,patios, decks, and/or enclosed yards. Floor plans with square footage
noted for patios and balconies shall be submitted with the Certificate of Zoning Compliance
application that demonstrate compliance with this standard.
15. The multi-family development shall record a legally binding document that states the maintenance
and ownership responsibilities for the management of the development,including,but not limited to,
structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F.
A recorded copy of said document shall be submitted to the Planning Division prior to issuance
of the first Certificate of Occupancy for the development.
16. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised
as follows:
a. Depict a minimum of 22 bicycle parking spaces in bicycle racks dispersed throughout the
development.
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b. All transformer and utility vaults and other service areas shall be located in an area not visible
from a public street, or shall be fully screened from view from a public street in accord with
UDC 11-4-3-2713.2.
c. Correct the width of the berm within the street buffer along Waltman Ln. from 20-to 15-feet
wide on Sheet L1.5,Detail#1,per the Applicant.
d. Depict landscaping along the foundations of all street facing elevations adjacent to Waltman Ln
as set forth in UDC 11-4-3-27E.2.
e. Include a detail of the pergola shade structure and fire pit.
f. Depict a directory and map of the development at the entrance or convenient location for those
entering the development in accord with UDC 11-4-3-2713.7.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 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.
1.2 As preliminarily designed, SSMH A-2 is in an inaccessible area by being located in a landscaped
walkway area. There also appears to be separation issues with the water main that is generally
parallel through this area. At a minimum,these utilities shall have a 14-foot wide compacted
gravel roadways constructed over top of them to make them accessible by a service truck. No
structures are allowed to be constructed within the easement areas for the sanitary sewer
mainlines.
1.3 Meridian Public Works has modeled each phase per the preliminary plat submitted. Currently
each phase meets minimum flow requirements,but each phase will need to be re-modeled at
Final Plat application to confirm minimum flow requirements are met. No structures are
allowed to be constructed within the easement areas for the water mainlines.
1.4 Applicant shall be required to submit up to date geotechnical information and recommendations
for the project site with the final plat application. The abbreviated report from SITE Consulting,
LLC that was submitted with this application is dated February 20,2018,and it indicates that
groundwater monitoring effort began in June of 2017. It is also noted in the report that"The
Ada County Soil Survey, (US Soil Conservation Service) indicates the onsite groundwater may
be as shallow as 1.5-3.0 feet in the northeast half of the site along Ten Mile Creek and greater
than 80 inches deep in the Southwest half." The SITE report in part also states that"Measured
and reports depths to groundwater indicate this development can be constructed but will require
either substantial filling or shallow/high groundwater methods for storm water disposal.
Groundwater will require pumping during installation of deep utilities but will not impact
construction of future homes or right of ways on the property." The design engineer and
developer should consult heavily with the geotechnical engineer to ensure that homes can be
constructed free from intrusion of groundwater. The developer/builder should consider slab on
grade construction methods.
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
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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.
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.
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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.
2.23 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.
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C. FIRE DEPARTMENT
https://weblink.meridianciV.org/WebLink/DocView.gyp x?id=184671&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184716&dbid=0&repo=MeridianCity
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=185135&dbid=0&repo=Meridian City
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.orQ/WebLinkIDocView.aspx?id=184911&dbid=0&repo=MeridianCity
G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD)
https:11weblink.meridianciby.org/WebLink/DocView.aspx?id=184500&dbid=0&repo=MeridianCity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridianciN.org/WebLink/DocView.aspx?id=184889&dbid=0&repo=MeridianCity
I. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185552&dbid=0&repo=MeridianCity
J. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancioy.org,/WebLink/DocView.aspx?id=185863&dbid=0&repo=MeridianCity
https://weblink.meridiancioy.org,/WebLinkIDocView.aspx?id=187106&dbid=0&repo=MeridianCity
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=187105&dbid=0&repo=MeridianCity
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=187484&dbid=0&repo=MeridianCity
Traffic Impact Study:
https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=187102&dbid=0&repo=MeridianCity
Traffic Trip Generation Study:
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=187103&dbid=0&repo=MeridianCity
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. hi 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;
The Commission finds the Applicant's proposal to rezone and develop the subject 38+/-acre property
with a variety of residential uses is consistent with the associated MDR &MU-C FL UM designations
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for the property and applicable provisions of the Comprehensive Plan as noted above in Section V.B.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
The Commission finds the proposed map amendment and development complies with the purpose
statement of the residential districts in that it will provide for a range of housing opportunities for
the community consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
The Commission finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed residential uses should be compatible with adjacent existing
residential properties to the west, north and east.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
The Commission finds City services are available to be provided to this development. Area schools
are currently under capacity but this may change if boundaries are adjusted.
5. The annexation(as applicable)is in the best interest of city.
The Commission finds the proposed rezone is in the best interest of the City.
B. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The Commission finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the Development Agreement provisions and conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
The Commission finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
The Commission finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health, safety
or general welfare.
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6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
The Commission is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
C. Conditional Use Permit(UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit requests upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and
development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed use
and dimensional and development regulations of the R-40 district(see Analysis, Section V for more
information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord
with the requirements of this Title.
The Commission finds that the proposed use is consistent with the future land use map designation of
MU-C and is allowed as a conditional use in UDC Table 11-2A-2 in the R-40 zoning district.
3. That the design,construction, operation and maintenance will be compatible with other uses in
the general neighborhood and with the existing or intended character of the general vicinity and
that such use will not adversely change the essential character of the same area.
The Commission finds the proposed design of the development, construction, operation and
maintenance should be compatible with the mix of other uses planned for this area and with the
intended character of the area and that such uses will not adversely change the character of the
area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area. The Council should weigh any public
testimony provided to determine if the development will adversely affect other properties in the
vicinity.
5. That the proposed use will be served adequately by essential public facilities and services such
as highways, streets, schools, parks, police and fire protection, drainage structures, refuse
disposal,water,and sewer.
The Commission finds that essential public services are available to this property and that the use will
be adequately served by these facilities.
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