CC - Commission Recommendations and Staff Report 7-7
Page 1
HEARING
DATE:
July 7, 2020
Continued from: June 9, 2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2020-0012
Cedarbrook Subdivision
LOCATION: 4185 S. Linder Rd. (Parcel
#S1226417250, in the SE ¼ of Section
26, T.3N., R.1W.)
I. PROJECT DESCRIPTION
Annexation of a total of 118.58 acres of land with R-2 (9.48 acres), R-4 (65.45 acres) and R-8 (43.66 acres)
zoning districts; and, Preliminary Plat consisting of 330 buildable lots, 38 common lots and 4 other lots on
118.58 acres of land in the proposed R-2, R-4 and R-8 zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 118.58
Existing/Proposed Zoning RUT in Ada County (existing)/R-2, R-4 and R-8 (proposed)
Future Land Use Designation Medium Density Residential (MDR) (3-8 units/acre)
Existing Land Use(s) Single-family rural residential/agricultural
Proposed Land Use(s) Single-family residential (SFR)
Lots (# and type; bldg./common) 330 SFR buildable lots/38 common lots/4 other lots
Phasing Plan (# of phases) 7 phases
Number of Residential Units (type
of units)
330 detached SFR homes
Density (gross & net) 2.78 units/acre (gross); 4.4 units/acre (net)
Open Space (acres, total
[%]/buffer/qualified)
20.30 acres (or 17.6%)
Amenities Swimming pool, pool house, children’s play equipment, pathways, multi-
purpose sports court, benches and covered shelters
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
Physical Features (waterways,
hazards, flood plain, hillside)
NA
Neighborhood meeting date; # of
attendees:
8/29/19; 48 attendees
History (previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway
District
Staff report (yes/no) Yes (draft)
Requires ACHD
Commission Action
(yes/no)
No
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
One (1) access (Cedarbrook Dr.) is proposed via S. Linder Rd., an arterial street,
with a dedicated southbound right-turn lane on Linder at Cedarbrook Dr. Linder
Rd. is currently improved with 2 travel lanes, 22’ of pavement & no curb, gutter
or sidewalk abutting the site.
Traffic Level of Service A Traffic Impact Study (TIS) was prepared for this development.
Linder Rd. – Better than “E” (acceptable level of service)
Amity Rd. – Better than “E” (acceptable level of service)
Stub
Street/Interconnectivity/Cross
Access
Stub streets are proposed to adjacent properties for future extension as depicted on
the plat.
Existing Road Network No existing streets within the site and no stub streets to the site; Linder Rd. exists
along east boundary
Existing Arterial Sidewalks /
Buffers
There are no existing buffer or sidewalk along S. Linder Rd. at the east b oundary
of the site.
Proposed Road
Improvements
Fire Service
Distance to Fire Station 1.9 miles
Fire Response Time 3:00 minutes (under ideal conditions from nearest station - Fire Station #6 – can
meet response time goals
Resource Reliability Target goal of 80% or greater – current reliability unknown as Station #6 just
opened
Risk Identification 2 – current resources would not be adequate to supply service
Accessibility Project and emergency access plan meets all required access, road widths and
turnaround.
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Description Details Page
Special/resource needs Project will not require an aerial device; can meet this need in the required
timeframe if a truck company is required.
Water Supply Requires 1,000 gallons per minute for one hour, may be less if buildings are fully
sprinklered.
Other Resources
Police Service
Distance to Police
Station
4.5 miles
Police Response Time Approximately 5 minutes from Police Dept.; response time goal for emergencies
is 3-5 minutes.
Calls for Service 0 (within a mile of site)
% of calls for service
split by priority
Accessibility No concerns
Specialty/resource needs
Crimes 0 (within a mile of site)
Crashes 0 (within a mile of site)
Other Although located near the edge of City limits, service can be provided if this
development is approved – no outstanding issues.
West Ada School District
Distance (elem, ms,
hs)
Capacity of Schools
# of Students Enrolled
Wastewater
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Distance to Sewer
Services
This proposed development falls within the Interim Southwest Sewer Phasing Plan
as developed by the Meridian Public Works Department. As such, it will require
the construction of a temporary sewer lift station, trunk line, and pressurized sewer
force main.
Sewer Shed Ten Mile Trunk Shed
Estimated Project Sewer
ERU’s
330 building lots
WRRF Declining
Balance
13.83
Project Consistent with
WW Master
Plan/Facility Plan
Yes – Within the Interim Southwest Phasing Plan
Water
Distance to Water
Services
Directly adjacent
Pressure Zone 5, and potentially future zone 4
Estimated Project Water
ERU’s
330 building lots
Water Quality None
Project Consistent with
Water Master Plan
Yes
Impacts/Concerns None
C. Project Area Maps
Future Land Use Map
Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Toll Southwest, LLC – 3103 W. Sheryl Dr., Ste. 100, Meridian, ID 83642
B. Owner:
Larry & Marianne Williams Family Foundation – PO Box 8126, Meridian, ID 83707
C. Representative:
Sabrina Durtschi – Toll Brothers, 3103 W. Sheryl Dr., Ste. 100, Meridian, ID 83642
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 4/17/2020 5/22/2020
Notification mailed to property
owners within 300 feet 4/14/2020 5/19/2020
Applicant posted public hearing
notice on site 4/22/2020 5/11/2020
Nextdoor posting 4/14/2020 5/19/2020
Zoning Map
Planned Development Map
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V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as Medium
Density Residential (MDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses
may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The following Comprehensive Plan Policies are applicable to this development:
“Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian’s present and future residents.” (2.01.02D)
The proposed medium density single-family detached homes will contribute to the variety of residential
categories in the City; however, there is no variety in housing types proposed within the development.
“Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval, and in accord with any adopted levels of service for public
facilities and services.” (3.03.03F)
City water service is available and can be extended by the developer with development in accord with
UDC 11-3A-21. Sanitary sewer service can be made available via the interim southwest phasing plan
approved by the Public Works’ Department and City Council. This will require the Developer to
construct a temporary lift station, trunkline and off-site force main to an existing discharge point.
“Avoid the concentration of any one housing type or lot size in any geographical area; provide for
diverse housing types throughout the City.” (2.01.01G)
Only one housing type is proposed in this development (i.e. single-family detached); a range of lot
sizes are proposed ranging in size from 4,828 to 23,897 with an average of 9,814 square feet (s.f.)
which will accommodate a variety of housing styles consisting of 1- and 2-story units. Staff
recommends a variety of housing types are proposed (i.e. single-family attached, 2-family duplex,
townhouse).
“Encourage compatible uses and site design to minimize conflicts and maximize use of land.”
(3.07.00)
The proposed single-family residential development and site design with large lots provided at the
west and south boundaries as a transition to adjacent rural parcels should be compatible with existing
residential uses. Transitional zoning (i.e. R-2) is also proposed at the west boundary.
“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)
The proposed plat depicts a total of 20.74 acres (or 17.5%) of qualified open space, much of which is
usable, and quality amenities consisting of a swimming pool, multi-purpose sports court, pathways,
children’s play equipment and shade structure with benches. A future City park is planned
approximately a half mile to the east. Because this site is located in a rural area, there are no sidewalks
along Linder Rd. that will provide safe pedestrian and bicycle access to schools. For this reason, Staff
recommends the detached sidewalk along the project’s entire frontage adjacent to S. Linder Rd. is
installed with the first phase of development.
“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)
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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)
The proposed project is located on the fringe of the City and will require extension of City services
and the construction of an interim lift station, trunkline and an off-site force main in order to provide
service on the west side of S. Linder Rd.
“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.
“Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to
the City's vision and the necessary extension of public services and infrastructure is provided.”
(3.03.03)
The proposed development plan is consistent with the City’s vision in terms that medium density
residential uses are proposed; however, only one housing type is proposed rather than a mix of housing
types as desired. Public services and infrastructure are proposed to be provided.
“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 depicts collector streets along the north and west boundaries of this site at the mid-mile. A
collector street is proposed through the site from S. Linder Rd. to the project’s north boundary in
accord with the MSM. Because there is a newly constructed home and large shop on the adjacent
property to the west at the northwest corner of the site, the Applicant proposes the east/west collector
street is provided a little further to the north rather than on this site - ACHD and City Staff agrees.
Because low density residential uses are planned to the west, ACHD Staff, at the recommendation of
City Staff, recommends a modification to the MSM to remove the north/south collector street south of
the east/west collector along the project’s west boundary as only a local street is needed in this
location.
“Slow the outward progression of the City's limits by discouraging fringe area development; encourage
development of vacant or underutilized parcels currently within City limits.” (4.05.03B)
The proposed project is in the City’s “fringe” area; therefore, it’s not a priority area for extension of
City services and development.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive
Plan in regard to land use, density and transportation if a variety of housing types (i.e. single-family
attached, 2-family duplex, townhouse) are provided as recommended by Staff. With the addition of more
dense housing types, the density of the development will increase which will be more consistent with that
desired in the MDR designation.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation & Zoning:
The proposed annexation area consists of one parcel of land designated on the Comprehensive Plan Future
Land Use Map (FLUM) as Medium Density Residential (MDR). The proposed use (single-family detached
dwellings) at a gross density of 2.78 units per acre and zoning (R-2, R-4 and R-8) is in general
conformance with the MDR FLUM designation. However, due to the large size of the proposed
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development, Staff recommends a variety of housing types (i.e. single-family detached, single-family
attached, 2-family duplex and/or townhomes) is provided in order to provide diversity in housing
types in this area as desired in the Comprehensive Plan.
The annexation area is on the periphery of the City; the only City annexed land currently on the west side
of S. Linder Rd., south of I-84, is a mile to the north. The property is within the Area of City Impact
Boundary (AOCI). A legal description for the annexation area is included in Section VIII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff
recommends a DA as a provision of annexation with the provisions included in Section VIII. The DA is
required to be signed by the property owner(s)/developer and returned to the City within 6 months of the
Council granting the annexation for approval by City Council and subsequent recordation.
B. Preliminary Plat:
The proposed plat consists of 330 single-family residential buildable lots, 38 common lots and 4 other lots
for common driveways on 118.58 acres of land in the proposed R-2, R-4 and R-8 zoning districts. The
minimum lot size proposed is 4,828 square feet (s.f.) with an average lot size of 9,814 s.f.; the gross
density is 2.78 units/acre with a net density of 4.4 units/acre. The subdivision is proposed to develop in
seven (7) phases as depicted on the plat (see Section VIII.B).
Existing Structures/Site Improvements:
There is an existing home and accessory structures on the site that are proposed to be removed with
development. All existing structures should be removed prior to signature on the final plat by the City
Engineer.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-2, R-4 and R-8 zoning
districts in UDC Table 11-2A-2.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Table 11-2A-4, 11-2A-5 and 11-2A-6 for the R-2, R-4 and R-8 zoning districts respectively.
Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not
exceed 750’ in length without an intersecting street or alley unless a pedestrian connection is provided,
then the block face may be extended up to 1,000’ in length. The face of Block 1 on the west side of W.
Silverberry St. is 1,000’+/- and does not contain a pathway or intersecting street or alley – the plat
should be revised to comply with this standard.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face.
There are four (4) common driveways proposed; such driveways should be constructed in accord with the
standards listed in UDC 11-6C-3D. 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. An exhibit should be submitted with the final plat
application that depicts the setbacks, fencing, building envelope, and orientation of the lots and
structures accessed via the common driveway; if a property abuts a common driveway but has the
required minimum street frontage and is taking access via the public street, the driveway should be
depicted on the opposite side of the shared property line from the common driveway. Address
signage should be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
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Access (UDC 11-3A-3)
One (1) collector street (W. Cedarbrook Dr.) and two (2) emergency only accesses are proposed via S.
Linder Rd.; two (2) stub streets are proposed at the north and one (1) stub street is proposed at the
southwest boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of
development is proposed to have two (2) accesses for emergency services; the access from the north via
Victory Rd. will be constructed with the first phase of development per the proposed emergency access
plan approved by the Fire Department.
Because S. Brook Land Ave. is proposed to stub at the north boundary and is longer than 150’
without a Fire Department approved turn around, the Fire Dept. requests a Type III barricade is
placed at the intersection of S. Brook Land Ave. and W. Twin View St. to prevent access until the
street is extended in the future. The construction drawings should be revised to include this change.
Staff has concerns about the location of the stub street (W. Green Gables Ct.) to the narrow (80’+/-)
parcel (#S1226417350) at the north boundary of the site and the redevelopment potential of that
parcel and the associated parcel under the same ownership (Kruse) at the northeast corner of the
site. Specifically, if this property and the property further to the north (Parcel #S1226142251)
develops without these parcels, what development potential for this property remains? Staff
encourages this developer to work with the Kruse’s to see if they’re interested in redeveloping their
property and possibly including it in the subject development plan. Staff recommends the Applicant
submit a concept plan showing how this area could possibly redevelop with the current plat
configuration or, revise the configuration of the plat in this area to better integrate with these
parcels for future development.
Transportation: The existing roadways in this area are rural in nature. There are no roadway
improvements planned in this area until between 2031-2035 when Linder Road is planned to be widened to
3-lanes from Amity Rd. to Victory Rd. and the Amity Rd. & Linder Rd. intersection is planned to be
reconstructed. Linder Rd. between Victory Rd. and Overland Rd. is planned to be widened to 5-lanes and
the Victory Rd. and Linder Rd. intersection is planned to be reconstructed between 2021 and 2025.
Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for
single-family detached dwellings based on the number of bedrooms per unit. Future development should
comply with these standards.
Pathways (UDC 11-3A-8):
The Pathways Master Plan depicts a segment of the City’s multi-use pathway system along the north side
of the Calkins Lateral. The Applicant has worked with the Park’s Dept. pathway coordinator on an
alternate location for the pathway through the common areas within this development; two (2) pathway
connections are proposed from the sidewalk along S. Linder Rd. which conjoin and extend as one to the
north boundary generally in alignment with the collector street. The pathways are required to be placed
in a 14-foot wide public pedestrian easement.
Other micro-path connections are also proposed for pedestrian interconnectivity and access to common
areas within the development.
All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and
landscaping shall be provided on either side of the pathways as set forth in UDC 11-3B-12C.
Sidewalks (UDC 11-3A-17):
Detached sidewalks are proposed along internal streets and within the street buffer adjacent to S. Linder
Rd. in accord with the standards listed in UDC 11-3A-17.
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Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to all streets and are required to be constructed in accord
with the standards listed in UDC 11-3A-17 and landscaped in accord with the standards listed in UDC 11-
3B-7C.
Landscaping (UDC 11-3B):
A 25-foot wide street buffer is required adjacent to S. Linder Rd., an arterial street, landscaped per the
standards listed in UDC 11-3B-7C. A 33-foot wide buffer is proposed with landscaping in accord with
UDC standards. As noted above, Staff recommends the detached sidewalk along the project’s entire
frontage adjacent to S. Linder Rd. be installed with the first phase of development to ensure
pedestrian safety along the arterial street.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3B-7C.
Landscaping is proposed in accord with UDC standards.
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. The
total lineal feet of pathways with the required and proposed number of trees should be included in
the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with
UDC standards.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E.
Landscaping is depicted in common areas in accord with UDC standards.
There are existing trees on the site that may require mitigation if they are proposed to be removed.
The Applicant should coordinate with Matt Perkins, the City Arborist, to determine mitigation
requirements per the standards listed in UDC 11-3B-10C.5 if existing trees are not proposed to be
retained on site.
Qualified Open Space (UDC 11-3G):
A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required.
Based on the area of the proposed plat (118.58 acres), a minimum of 11.86 acres of qualified open space
should be provided.
The Applicant proposes 20.74 acres (or 17.5%) of qualified open space consisting of a large central open
space area with a pond, linear open space where pathways are located, common areas greater than 50’ x
100’ in area, parkways along internal local and collector streets, the collector street (W. Cedarbrook Dr./S.
Brook Land Ave.) buffer and half of the street buffer along the arterial street (S. Linder Rd.), which
exceeds UDC standards. See qualified open space exhibit in Section VIII.D.
A pond is proposed on Lot 1, Block 5. Open water ponds may comprise up to 25% of a required open
space when developed with at least one site amenity as set forth in UDC 11-3G-3B.7; the proposed pond
appears to comprise over 25% of the open space area and should be reduced in size to comply with UDC
requirements. All ponds with a permanent water level are required to have recirculated water and be
maintained such that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.7.
Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat (118.58 acres), a minimum of five (5) qualified site amenities are
required to be provided per the standards listed in UDC 11-3G-3C.
A swimming pool with a pool house and multi-use sports court is proposed in the central common area
with the with a picnic area next to a large pond containing benches, a covered shelter and picnic tables on
Lot 1, Block 5 in the first phase of development. Segments of the City’s multi-use pathway are proposed
through the site from S. Linder Rd. to the project’s north boundary. A pocket park with play structures
consisting of faux logs and boulders is also proposed on Lot 4, Block 13 in the third phase of development.
Staff recommends an additional amenity is provided consisting of children’s playground equipment
(e.g. climbing structure, slide, swings, etc.). Amenities are proposed from the following categories listed
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in UDC 11-3G-3C: quality of life, recreation and pedestrian or bicycle circulation system, in accord with
UDC standards. Renderings of the proposed amenities are included in Section VIII.D. Details of these
amenities should be submitted with the final plat applications for the phases in which they are
located. Staff recommends the landscape plan is revised to depict site amenities on the plan prior to
the City Council meeting.
Storm Drainage:
All storm drainage run-off is proposed to be collected on site within common lots via underground seepage
beds.
Irrigation: A central irrigation pond is proposed where a pump station will be installed to distribute
pressurized irrigation to each lot; the system will be owned and maintained by the HOA. Irrigation water is
provided from the New York Irrigation District.
Waterways (UDC 11-3A-6):
The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The
Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway
as allowed by UDC 11-3A-6B.2.
Fencing (UDC 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is
proposed as shown on the landscape plan.
Six-foot tall vinyl fence is proposed along the perimeter boundary of the site and along side yards adjacent
to the street; and 4-foot tall vinyl fence is proposed along pathway corridors and common open space areas
in accord with the standards listed in UDC 11-3A-7.
The Calkins Lateral is required to be fenced with an open vision fence at least 6’ in height and
having an 11-gauge, 2” mesh or other construction, equivalent in ability to deter access to the
waterway unless the Applicant can demonstrate to the satisfaction of the Director that the waterway
serves as or will be improved as a part of the development to be a water amenity as defined in UDC
11-1A-1 in which case it is not required to be fenced, as set forth in UDC 11-3A-6C. If it’s improved
as a water amenity, construction drawings and relevant calculations prepared by a qualified licensed
professional registered in the State of Idaho shall be submitted to both the Director and the
authorized representative of the water facility for approval.
Fencing is not proposed around the pond; if the Commission and Council determines this presents a
safety hazard, a condition requiring fencing should be added.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The Applicant submitted sample photo elevations of the types of homes planned to be constructed in this
development which are included in Section VIII.F. Homes depicted are a mix of 1- and 2-story units of
varying sizes for the variety of lot sizes proposed. Building materials consist of a mix of finish materials
with stone/brick veneer accents. Staff recommends the elevations for the homes proposed on the 33’-
35’ wide lots are revised prior to the City Council hearing to include more design elements/materials
to provide a higher quality of design.
A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility. An
administrative Design Review application is required to be submitted for all single-family attached
dwellings and townhomes, as applicable, prior to submittal of building permit applications. Design of these
structures is required to comply with the design standards listed in the Architectural Standards Manual.
Design review is not required for single-family detached homes.
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VII. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and approval of the requested preliminary plat with the conditions noted in
Section IX.A per the Findings in Section X.
B. The Meridian Planning & Zoning Commission heard these items on May 7, 2020. At the public
hearing, the Commission moved to recommend approval of the subject AZ and PP requests.
1. Summary of Commission public hearing:
a. In favor: Sabrina Durtschi, Applicant’s Representative; Deborah Nelson, legal counsel
representing the Applicant
b. In opposition: Annette Alonso; Julie Langlois; Paula Connelly; Kenzie Ward
c. Commenting: None
d. Written testimony: Julie Langlois, Brian Connelly, Kenzie Ward, and Paula Connelly
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Not enough transition in lot sizes to adjacent rural properties – requests for ½ to 1 acre
lot sizes as a transition and a landscape buffer and berm at the west boundary;
b. Protection of view sheds and rural lifestyle - right to farm, raise and process their cattle;
c. Concern pertaining to capacity of area schools with the proposed development and all of
the developments that have been approved in this area but not yet developed;
d. Concern pertaining to traffic and inadequacy of existing infrastructure to handle more
development in this area with no plans to widen Linder Rd. until 2031-2035, which is
currently a rural 2-lane roadway;
e. Would like to see a greater setback along Linder Rd. so that when the road is expanded
in the future there will still be enough green space & landscaping to keep the rural feel
of the area and reduce impacts on landscaping;
f. Concern that it’s not an efficient way to expand the City’s infrastructure with the
project’s location on the fringe of the City;
g. Concern pertaining to the timing of this development - balancing the growth with the
state of the economy;
h. Supportive of proposed detached homes but opposed to townhomes and duplexes;
i. Based on discussions with the neighbors (the Rinehimer’s & the Robertson’s), the
Developer has agreed to provide a 3-4’ tall berm with a wood-style fence on top of the
berm centered on the shared property line along the northern portion of the west
boundary of the site adjacent to their properties, landscaped with trees at a spacing of
approximately 25 feet along their side of the fence that they would maintain;
j. The Developer has also agreed to limit the height of homes to single-story where they
will be in the direct view shed out from the physical house on adjacent properties;
k. The Developer also agreed to double the required rear building setback of 15 feet to
provide a minimum 30-foot rear setback along the west and south boundaries of the
subdivision.
3. Key issue(s) of discussion by Commission:
a. Commission asked the Applicant where the additional children’s play equipment
recommended by Staff would be located – the Applicant responded it will be in the
large common area by the swimming pool;
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b. Commission asked the Applicant if the pond would be empty in the winter after
irrigation season – the Applicant responded no, that it would have a permanent water
level year around;
c. Commission was generally not supportive of Staff’s recommendation to provide a
variety of housing types (attached & townhomes) within the development;
d. The Commission discussed extending the R-2 zoning along the southern boundary of the
site;
e. Adequacy of the proposed transition in lot sizes and buffer to adjacent rural residential
properties.
4. Commission change(s) to Staff recommendation:
a. Remove the requirement for a variety of housing types to be provided – the Commission
was not in favor of the attached and townhome product at the northeast corner of the
site proposed by the Applicant in response to the Staff recommendation based on
Comprehensive Plan policies (strike DA provision #A.1b in Section IX);
c. Include a DA provision requiring a berm and fence to be constructed on the shared
property line adjacent to the Rinehimer and Robertson properties as committed to by the
Developer (see DA provision #A.1d in Section IX);
d. Include a DA provision that limits the height of homes to single-story where they will be
in the direct view shed out from the physical house on adjacent properties (see DA
provision #A.1e in Section IX) – Staff recommends the Applicant address which
specific lots will have single-story homes at the Council hearing.
e. Include a DA provision that requires a minimum 30-foot rear setback for homes along
the west and south boundaries of the subdivision (see DA provision #A.1f in Section
IX).
5. Outstanding issue(s) for City Council:
a. The Commission recommended Council consider whether or not there should be some
funding or a partnership toward future intersection improvements at Amity & Linder
Roads.
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VIII. EXHIBITS
A. Annexation Legal Description & Exhibit Map
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B. Preliminary Plat (date: 4/30/2020) & Phasing Plan – REVISED 6/24/20
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C. Landscape Plan (date: 4/30/2020) – REVISED 6/26/20
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D. Qualified Open Space Exhibit & Site Amenities – REVISED 6/23/20
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Lot 1, Block 5
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Lot 4, Block 13
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Pocket Park Play Area
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E. Pathways Plan (dated: 5/4/20)
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F. Conceptual Building Elevations
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Product for 30’ – 35’ 40-45’ wide lots: REVISED
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the
property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to
the Planning Division within six (6) months of the City Council granting the annexation. The
DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan, landscape plan, qualified open space exhibit and conceptual building
elevations included in Section VIII and the provisions contained herein. Staff
recommends the elevations for the homes proposed on the 30’-35’ 40-45’ wide lots are
revised at least 10 days prior to the City Council hearing to include more design
elements/materials to contribute toward a higher quality of design. The applicant
submitted revised elevations as requested.
b. A variety of housing types (i.e. single-family detached, single-family attached, 2-family
duplex, townhouse) shall be provided within the development in order to provide
diversity in housing types as desired in the Comprehensive Plan. Staff recommends a
concept plan is provided at the Commission hearing depicting this change. The
preliminary plat, landscape plan, qualified open space exhibit and elevations shall be
revised accordingly at least 10 days prior to the City Council hearing.
c. The detached sidewalk in the street buffer along S. Linder Rd. shall be constructed in its
entirety along the frontage of this site with the first phase of development.
d. A 3- to 4-foot tall berm with a wood-style fence on top of the berm shall be constructed
by the Developer centered on the shared property line along the Rinehimer
(#R7125500040) and Robertson (#R7125500020) properties on the northern portion of
the west boundary of the site. The Developer shall landscape the Rinehimer and
Robertson side of the berm with trees at a spacing of approximately 25 feet, which shall
be maintained by those property owners.
e. The height of homes shall be limited to single-story where they will be in the direct view
shed out from the physical house on adjacent properties – Staff recommends the
Applicant address which specific lots will have single-story homes at the Council
hearing.
f. A minimum 30-foot rear building setback is required for homes along the west and south
perimeter boundaries of the subdivision.
2. The final plat(s) submitted for this development shall incorporate the following changes:
a. A Type III barricade shall be depicted on the construction drawings at the intersection of S. Brook
Land Ave. and W. Twin View St. to prevent access until the street is extended in the future at the
request of the Fire Department.
b. The face of Block 1 on the west side of W. Silverberry St. exceeds the maximum block length
allowed in UDC 11-6C-3F.3 – the plat should be revised accordingly.
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c. Emergency access to the site shall be depicted on the construction drawings consistent with the
emergency access plan approved by the Fire Department; all fire lanes shall have a 20-foot wide
improved surface capable of supporting an imposed load of 80,000 lbs.
3. The landscape plan included in Section VIII.A.3, dated 4/30/20, shall be revised at least 10 days
prior to the City Council hearing as follows:
a. Landscaping shall be depicted on either side of pathways as set forth in UDC 11-3B-12C.
Calculations shall be included for the linear feet of pathway and the required vs. provided number
of trees in the Landscape Calculations table.
b. If existing trees are proposed to be removed from the site, the Applicant shall coordinate with Matt
Perkins, the City Arborist, to determine mitigation requirements per the standards listed in UDC
11-3B-10C.5. Mitigation information shall be included on the plan. If existing trees are proposed
to be retained on site, they shall be depicted on the plan.
c. The pond proposed on Lot 1, Block 2 shall not comprise more than 25% of the open space area in
accord with UDC 11-3G-3B.7.
d. Depict fencing adjacent to the Calkins Lateral as set forth in UDC 11-3A-6C unless the waterway
is proposed to be improved as a water amenity. In such case, documentation shall be submitted as
set forth in UDC 11-1A-1 and 11-3A-6C.2 for approval by the Director.
e. The location of site amenities shall be depicted on the plan; a detail for each of the amenities shall
be depicted on the plan or submitted separately. An additional amenity consisting of children’s
playground equipment (e.g. climbing structure, slide, swings, etc.) shall also be provided.
4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-4 for the R-2 district, 11-2A-5 for the R-4 district and 11-2A-6 for the R-8 zoning district.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6
based on the number of bedrooms per unit.
6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building
envelope, and orientation of the lots and structures accessed via common driveways; if a property
abuts a common driveway but has the required minimum street frontage and is taking access via the
public street, the driveway shall be depicted on the opposite side of the shared property line from the
common driveway as set forth in UDC 11-6C-3D.
7. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common
driveways, which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment.
9. All existing structures shall be removed from the site prior to signature on the final plat by the City
Engineer for the phase in which they are located.
10. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot
wide multi-use pathways proposed within the site, prior to signature on the final plat by the City
Engineer.
11. All ponds with a permanent water level are required to have recirculated water and be maintained such
that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.7.
12. A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility.
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13. An Administrative Design Review application is required to be submitted and approved prior to
submittal of any building permit applications for single-family attached dwellings and townhomes, as
applicable. Single-family detached dwellings are exempt from this requirement.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 This proposed development falls within the Interim Southwest Sewer Phasing Plan as developed by
the Meridian Public Works Department. As such, it will require the construction of a temporary
sewer lift station, trunk line, and pressurized sewer force main. Applicant has proposed an alternate
location for the lift station, and Public Works has no issue with the proposal in principle, however the
applicant shall be responsible to construct trunk line sewer back up to Linder Road, and along the
Linder Road frontage.
1.2 The applicant has proposed in several locations, sanitary sewer main and/or water mains outside of
public right-of-ways and across common areas. In these instances, and in accordance with Meridian
Public Works Design Standards, the applicant shall be required to construct at a minimum, a 14-foot
wide compacted gravel access road over said utilities.
1.3 Provide easement for potential future water main connection from the SE end of W Green Gables
Court to Amity Road.
1.4 Each phase must be modeled to ensure fire flow. Second water connection may be required at first
phase.
1.5 Existing wells must be decommissioned according to IDWR rules which include employing methods
to ensure grout fills the annular space outside of the well casing. Record of abandonment must be
provided to the City prior to final plat signature.
1.6 As noted in the Geotechnical Evaluation Report prepared by GeoTek Inc., all artificial fill materials on
site must be removed.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of
a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to
sub-grade is less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single
utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated
outside the plat process using the City of Meridian’s standard forms. The easement shall be
graphically depicted on the plat for reference purposes. Submit an executed easement (on the form
available from Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map
with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed
and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing
this document. All easements must be submitted, reviewed, and approved prior to development plan
approval.
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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.
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.
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2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with
the approved design plans. This certification will be required before a certificate of occupancy is
issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to
final plat signature. This surety will be verified by a line item cost estimate provided by the owner to
the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.
Applicant must file an application for surety, which can be found on the Community Development
Department website. Please contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%
of the total construction cost for all completed sewer, water and reuse infrastructure for duration of
two years. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=187486&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=186397&dbid=0&repo=MeridianCity
E. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185339&dbid=0&repo=MeridianCity
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185866&dbid=0&repo=MeridianCity
G. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184566&dbid=0&repo=MeridianCity
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=189494&dbid=0&repo=MeridianCity
I. BOISE PROJECT BOARD OF CONTROL
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184501&dbid=0&repo=MeridianCity
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J. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184916&dbid=0&repo=MeridianCity
K. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184495&dbid=0&repo=MeridianCity
L. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184483&dbid=0&repo=MeridianCity
X. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or
rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the proposed zoning map amendment to R-2, R-4 and R-8 and proposed
development is generally consistent with the Comprehensive Plan if the Applicant complies with the
provisions in Section IX.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
The Commission finds the mix of lot sizes proposed combined with the mix of housing types
recommended by Staff, will be is consistent with the purpose statement of the residential districts in
that a range of housing opportunities will be provided 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 zoning map amendment should not be detrimental to the public
health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
The Commission finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City if the property is
developed in accord with the provisions in Section IX.
B. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat, with the provisions noted in Section IX, is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
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information.)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The Commission finds that public services will be provided to the subject property with development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City’s capital
improvement program;
Because City water and sewer and any other utilities will be provided by the development at their own
cost, the Commission finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.).
(See Section IX for more information.)
5. The development will not be detrimental to the public health, safety or general welfare; and,
The Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving.