PZ - Staff Report for 7-9 STAFF REPORT C:�*%_
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 Legend
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner
208-884-5533 - _ -_---
SUBJECT: H-2020-0022
Modern Craftsman at Black Cat
LOCATION: The site is located in the northeast corner
of N. Black Cat Rd. and W. Chinden
Blvd. (SH 20/26),in the SW '/4 of the
SW '/4 of Section 22,Township 4N.,
Range 1 W.
L PROJECT DESCRIPTION
• Rezone a total of 23.63 acres of land for the purpose of reducing the C-C zone from
approximately 8 acres to 2.26 acres and increase the R-15 zone from approximately 15.1
acres to 21.37 acres;
• Short Plat consisting of 2 building lots and 2 common lots on 21.59 acres of land in the
C-C and R-15 zoning districts;
• Conditional Use Permit for a multi-family development consisting of 196 residential
units on 20.13 acres in the R-15 zone;
• Modification to the existing development agreements (Inst. Ws: 106151218; 107025555;
110059432; and 114054272) for the purpose of removing the subject property from the
boundaries and terms of previous agreements and enter into a new one, consistent with
the proposed development plan, by Baron Black Cat, LLC
Note: The Applicant is also applying for private streets and administrative design review. These
applications are reviewed and approved by the Director, Commission action is not required.
Analysis of the building and private street design are provided below in section V.
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 23.63 (R-15—21.37 acres;C-C—2.26 acres)
Page 1
Description Details Page
Future Land Use Designation Mixed Use Community
Existing Land Use(s) Commercial(tree farm)
Proposed Land Use(s) Multi-Family Residential and Commercial
Lots(#and type;bldg./common) 4 total lots— 1 multi-family residential; 1 commercial; 1
common lots;and 1 other lot.
Phasing Plan(#of phases) Proposed as one phase
Number of Residential Units(type 196 single-family,for rent units(single-family style on a
of units) single lot).
Density(gross&net) Gross—8.7 du/ac.;Net— 10.54 du/ac.
Open Space(acres,total 3.78 acres of qualified open space overall(approximately
[%]/buffer/qualified) 17.5%)—2.36 acres for 11-3G requirements
(approximately 10.9%);62,061 square feet proposed for
11-4-3-27(Multi-Family)standards.
1.89 acres of private open space is proposed(82,170
square feet;approximately 419 square feet per unit).
Amenities 5 qualifying amenities— 10' multi-use pathway;pool;
clubhouse;picnic area;and tot-lot(a dog park is also
proposed but does not meet UDC requirements to be a
qualifying site amentity).
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of January 13,2020—7 attendees;
attendees: June 30,2020—4 attendees
History(previous approvals) AZ-06-004;MI-06-010/011;MI-07-004;MDA-10-004;
MDA-14-006; (DA#'s 106151219, 107025555;
107141993, 110059432,&2014-065517)
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via private streets off of Black Cat Rd.
Hwy/Local)(Existing and Proposed) and Tree Crest Way.There are two access points proposed
off of N.Black Cat and one off of W. Tree Crest Way.
Traffic Level of Service
Stub Street/Interconnectivity/Cross Applicant is proposing private streets throughout the
Access development;a stub street connection is proposed to the
eastern property in the northeast corner of the property
(Rock Harbor Church site)and will connect with one of the
driveway connections on that site.No other vehicle
connections are proposed as the subject site is surrounded
by streets on 3 of the 4 property boundaries.
Existing Road Network No
Existing Arterial Sidewalks/ Chinden Blvd(SH 20/26)abuts the southern property
Buffers boundary and is currently a two-lane roadway with no
improvements along its shoulder.There are no existing
sidewalks along the state highway;the Applicant is
proposing a 10-foot multi-use pathway within a common
lot landscape buffer that will lay outside of the future ITD
right-of-way for SH 20/26.
Page 2
Description Details Page
Proposed Road Improvements
Distance to nearest City Park(+ 0.8 miles to Keith Bird Legacy Park(7.5 acres in size)
size)
Fire Service
• Distance to Fire Station 2.2 miles from Fire Station#5
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#5 reliability is 80%.
• Risk Identification Risk Factor 2—residential with hazards(multi-family)
• Accessibility Proposed project meets all required access,road widths,
and turnarounds;Fire has signed off on Private Street
layout.
Police Service
• Distance to Station 8.5 miles from Meridian Police Department
• Response Time Approximately 5 '/2 minute response time to an emergency.
• Call Data Between 2/1/2019- 1/31/2020,the Meridian Police Section VII.
Department responded to 258 calls for service within a
mile of the proposed development.The crime count on the
calls for service was 14. See attached documents for
details.
Between 2/1/2019- 1/31/2020,the Meridian Police
Department responded to 5 crashes within a mile of the
proposed development. See attached documents for
details.
• Additional Concerns None
West Ada School District
• Distance(elem,ms,hs) Star Elementary—2.7 miles; Star Middle—5.0 miles;
Meridian High School—5.3 miles.
• Capacity of Schools Star Elementary—420 students
Star Middle— 1000 students
Meridian High School—2400 students
• #of Students Enrolled Star Elementary—622 students
Star Middle—704 students
Meridian High School— 1995 students
Water—Service will not be by the City of Meridian,as it falls within SUEZ North America service area.
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed North Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.9
• Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns Design and number of units clustered together is of
particular concern—staff is unclear as to how all units will
be serviced.A utility layout depicting how all of the units
will be serviced while still meeting design requirements
will be required.
Page 3
C. Project Area Maps
Future Land Use Map Aerial Map
TV
Legend Low-Density Legend
Project Location j
Residential Project Location
C phi
,
Mediluml -
tool
Resident alwon
0. WIN
CIVIC llLLLLLLLWLL .t +•Il'Y/M sr _1.
,cCTTlll7n rmTr-rrrrnYJ ■ ~d�+��- r fG-�a'n-r'r..:.
Zoning Map Planned Development Map
Legend 0 Legend - 0
R-2
Project Location D Project Location
RUT R-4 8. 1 City Limits
y �R-8 R 2� Planned Parcels
�
;-7-f m
R1 C-NLED
L-O' ®
RUT
® � R_-8
R-4 �0711 &3}'
R-4 RA .. ® � PAM Mf ® � �❑� �f
III. APPLICANT INFORMATION
A. Applicant:
Baron Black Cat LLC- 1401 17' Street, Ste. 700,Denver, CO 80202
Page 4
B. Owner:
Same as Applicant
C. Representative:
Kent Brown Planning—3161 E. Springwood Drive,Meridian,ID 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/l/2020
Radius notification mailed to
properties within 300 feet 4/28/2020
Site Posting 6/26/2020
Nextdoor posting 4/28/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Mixed Use Community—The purpose of this designation is to allocate areas where community-
serving 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 Mixed Use Neighborhood(MU-N)areas,but not as large as in Mixed Use Regional(MU-
R)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 three or four miles). Employment opportunities for those
living in and around the neighborhood are encouraged.
The subject site is surrounded by existing City of Meridian zoning and development that is both
existing and planned(the adjacent parcels are entitled but some have not yet begun
construction). The proposed land use of multi family residential and commercial are consistent
with the land use types noted in the Future Land Use Map (FL UM)designation definitions and
preferred uses. The proposed product type is by definition multi family(more than 2 units on a
single building lot) but the Applicant has designed the units so to emulate single-family attached
and detached structures that share mews and pedestrian pathways rather than public streets. The
proposed unit types also provide more private open space than traditional multi family
development,furthering its feel of single family residential. In addition, certain densities are
required to be met for residential projects within the MU-C future land use designation. The
proposed project as shown is approximately 8 du/ac, meeting the 6-1 S du/ac requirement(see
community metrics above). Therefore, Stafffinds the density proposed with the short plat and
rezone is consistent with the Future Land Use Map designations of Mixed Use Community(MU-
C).
Mixed-use designations also require at least three (3) types of land uses. The proposed project
offers an area of commercial zoning that should accommodate multiple future uses. The
commercial lot is proposed with two building sites that have multiple suites so there is potential
that distinct land uses will be available on-site. When analyzing projects within the MU-C future
land use designation, the approved and/or developed land uses nearby must be taken into
account. Therefore, Staff has taken into account adjacent land uses that can be traveled between
with relative ease. Directly to the east of this site is the future Rock Harbor Church site, a
Page 5
different use than proposed with this project. Within a half mile to the west and off of Chinden
Blvd., a mixed use project(Central Valley Plaza/Pollard Subdivision) is approved and will offer
multiple additional uses and employment opportunities that these future residences could use.
Within a half mile to the east, the new Costco building has been approved and is in the process of
receiving building permit approval. Directly across N. Black Cat, more commercial development
is proposed within the Fairbourne Subdivision.
Staff initially had concerns with the overall site design but the Applicant has worked diligently to
take Staffs comments into account, specifically in relation to this mixed-use policy: `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 place-making opportunities considered."
The Applicant added additional commercial area to the project and moved the open space to a
more central location to help integrate the commercial with the proposed residential. Staff
particularly finds the plaza area between the clubhouse and one of the commercial buildings as a
great example of integrating the uses as the commercial building fronts on the plaza and would
offer great pedestrian connectivity for residents in this project. Staff may prefer additional
commercial on the subject site more in line with the existing zoning areas, but Staff also
understands that nearby uses help mitigate the loss of commercial zoning on this specific parcel.
Staff finds that the proposed layout generally meets the MU-C future land use designation
policies and goals.
The Applicant is also requesting to modify the recorded development agreements(Inst. #'s:
106151218; 107025555; 107141993; 110059432; and 2014-065517) for the purpose of removing
the subject property from the boundary of the previous agreements and enter into a new
development agreement(DA) consistent with the proposed development plan. Staff's
recommended DA provisions are included in Section VIII.A1. The new DA is required to be
signed by the property owner(s)/developer and returned to the City within 6 months of the
Council granting approval of the MDA by City Council and subsequent recordation.
The existing development agreement and subsequent addendums relate to a much larger area
than this specific corner on Black Cat Road and Chinden Blvd. (Highway 20126). One of the
addendums (from 2007) does directly address the existing tree farm and allows it to continue its
use as a tree farm until such time that the property is redeveloped. Because this new development
is one of the last portions of the larger area governed by the original DA to redevelop, the
Applicant wishes to remove this project site from that DA and its subsequent addendums and
enter into its own DA consistent with the proposed development plan. Stafffinds a new DA will
allow the subject site to develop in a more cohesive and clean pattern while also eliminating the
need to amend the existing DA any further.
B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City"(2.01.01 G).Modern Craftsman at Black Cat is
offering a new type of development within the City of Meridian by proposing single-family
attached and detached homes within a multi family setting. To both the north and to the west
(across N. Black Cat Road) traditional detached single-family homes exist and are proposed. The
Applicant hopes to add an additional housing type in this area that will delineate a new housing
use in the City and add to the housing diversity available.
Page 6
"Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities,and other best site design practices"(3.07.01A). The
proposed site design incorporates mews,private streets, common open space, and different
housing designs within the same parcel. Much of the surrounding development, especially the
closest subdivisions, is of lower density, detached single-family development. Because of this, a
lot of the public testimony received has requested that this subject site emulate these subdivisions.
The subject site does not share the same future land use designation as the adjacent subdivisions
and therefore cannot be developed in the same way. Despite being a mixed use designation, the
Applicant has chosen to propose a development that is made up of mostly single-story structures.
The Applicant did this in order to be more compatible with surrounding residential development.
In regards to site design, the Applicant is proposing two-story townhomes along the eastern and
western boundaries; these townhomes will abut a parking lot for the adjacent Rock Harbor
Church on the east side of development and abut Black Cat along the western boundary and
landscape buffer.Also along the eastern boundary is a smaller landscape buffer(approx. 10 feet
wide) that is approximately 520 feet in length and proposed with 5 trees and a vinyl fence. The
Applicant has also proposed a few of their larger detached structures (3-bedroom units)next to
the proposed townhomes along Black Cat to help with buffering along the busy collector. Interior
of these townhomes is the main component of this project, attached and detached single-story
homes mostly laid out in a detached four Alex configuration. Sidewalks run throughout the
development and these attached and detached units making for great pedestrian connectivity
throughout the site. In addition, the Applicant has proposed two sidewalk connections out to the
proposed multi-use pathway extension along Chinden to help with interconnectivity between
parcels. Further pedestrian and open space analysis is in other sections of the staff report below.
The Applicant is not proposing any vehicular accesses onto Chinden Blvd. which is a welcomed
proposition for ITD and Staff. Reducing access points to arterial streets and state highways is a
major goal within the City's Comprehensive Plan and helps funnel traffic in appropriate
manners. Staff believes placing townhomes along Black Cat offers an appropriate buffer between
the busy collector roadway and the single-story structures that make up a majority of the
development. In addition, the subject site is bordered on three sides by public roads that have or
will have landscape buffers. These landscape buffers and the public roads should offer a needed
buffer.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks"(3.02.01 G).All public utilities are available for
this project site due to the existing subdivision to the north,per Public Works comments. This
project also lies within the Fire Department response time goal. Chinden Boulevard is currently
being widened in multiple places along its corridor and will connect to the planned expansion of
Highway 16. It is the intent of these road improvements to help with current and future
congestion along Chinden Boulevard. To help mitigate this, the Applicant is not requesting any
accesses onto Chinden but instead is proposing two access points to Black Cat and one access to
N. Tree Farm Way, essentially the northern border of the property.
West Ada School District has offered comments on this project and estimate an additional 156
school age children could reside in this community. Of the closest neighborhood schools, Star
Elementary is the only school shown as currently over enrolled. West Ada also notes that future
students in this area could attend the Owyhee High School and Pleasant View Elementary
School—Pleasant View is scheduled to open in Fall 2020. Staff understands that school
enrollment is a major issue to be dealt with but at least in the northwest Meridian area, some
relief appears to be on the horizon with new schools opening up soon.
Page 7
Staff finds that the existing and planned development of the immediate area create conditions for
adequate levels of service to for this proposed project.
"Preserve,protect,and provide open space for recreation, conservation,and aesthetics"
(4.05.01F). The proposed project offers open space that meets and exceeds the minimum
requirements in the unified development code (UDC). The Applicant has increased the amount of
open space over the course of discussions with Staff which improves the overall project. There
are three main areas of open space in this development but smaller, qualifying open space also
exists throughout the project. These three main areas hold the proposed dog park, clubhouse and
pool, tot-lot, a plaza shared between some commercial and the open space lot, and a central vista
that connects both ends of the development with green space. This central vista is also anchored
at each end with amenities making the open space flow and feel as part of the development. See
further analysis in Section V.E and V.L.
"Explore development and implementation of architectural and/or landscape standards for
geographic areas of the City."(5.01.02F). The proposed project site is not within a specific area
plan for the City but because it is a multi family product, it is subject to design review. The
Applicant has submitted a concurrent administrative design review application that accompanies
Staffs review of the conceptual elevations. The architecture proposed throughout the residential
portion of the project offers modern design elements that include shed roof combinations that are
combined with stucco and stone sidings,finished wood as a siding and accent material, and metal
as an accent material. Staff not only finds the submitted elevations to be in compliance with the
Architectural Standards Manual but also finds this type of architecture as unique and a welcome
addition to the neighborhood.
"Establish distinct,engaging identities within commercial and mixed use centers through design
standards."(2.09.03A).As discussed above, the proposed product type and architecture would
make Modern Craftsman at Black Cat a distinct area within the City. The Applicant has worked
with Staff to offer a site design that provides some integration between the commercial and
residential product types. In addition, there is a similar look and feel in the development created
largely by the inclusion of the central vista and large amounts ofprivate open space for multi-
family development.As noted above, Staff may desire more commercial on this parcel to offer
more opportunity to be integrated, but Staff cannot and should not analyze this project without
looking at the development around the subject site, without looking from a macro view of the
surrounding area. When taking all of the surrounding area into consideration, Stafffinds that the
proposed development meets a majority of the mixed-use policies and objectives.
Staff finds this development to be generally consistent and in alignment with the
Comprehensive Plan and a majority of the mired use policies.
C. Existing Structures/Site Improvements:
The site currently houses a tree farm that has a number of small mobile home type structures.All
existing structures will be removed upon development of this site. In fact,under the terms of the
existing DA,this use was to cease long before now.
D. Proposed Use Analysis:
The proposed use is multi-family residential and commercial;the commercial area is relatively
small when compared to the residential, approximately 2 acres compared to 21 acres,
respectively. Multi-family residential is a conditional use in R-15 zoning district per UDC Table
11-2A-2. The commercial area is already zoned and there are currently no tenants in place for the
proposed commercial building suites. Because no tenants are currently known of, Staff cannot
review those uses for compliance in the C-C zoning district. Commercial buildings require
Page 8
Certificate of Zoning Compliance(CZC) and Design Review so at that time Staff will evaluate
the uses for compliance.
The multi-family development is proposed to be constructed in one phase and incorporate both
detached and attached structures; of the 196 multi-family units,42 units are townhomes proposed
along the eastern and western boundaries of the site. As discussed previously,the multi-family
buildings are subject to design review and the Applicant has applied for this concurrently with the
conditional use permit application. The Applicant did not provide elevations for the future
commercial buildings;upon submittal of the required CZC,the Applicant will be required to
submit concurrent design review for the commercial buildings. The Applicant has provided
conceptual elevations of the Clubhouse and it shares in similar architecture with the proposed
residential units as required by the specific use standards.
The proposed use is not a traditional type of single family or multi family development, it is a
hybrid of the two. The Applicant could have chosen to plat each one of these buildings
individually; the Applicant could also have proposed traditional 4-story garden style apartments.
Both potentials have their positives and negatives and the Applicant is proposing a different
product type to the City of Meridian. The proposed units are a majority of single-story one, two,
and three-bedroom detached units without garages. The Applicant is proposing more traditional
apartment style parking but some units do have attached one-car garages. All of the townhome
units also have attached garages on their .first floor.
Largely, the proposed buildings in this development look like detached single-family homes but
have on-street parking and less private open space than a standard 4,000 or 8,000 square foot
lot. However, the Applicant is proposing vastly more private open space than is required by UDC
for multi family development. UDC requires at least 80 square feet per unit and the Applicant is
proposing an average of 400 square feet per unit via small private yards for every single unit.
The design of this can be best seen on the open space exhibit(see Exhibit VII.C) and the fencing
plan shown on the last page of the landscape plans (see Exhibit HID).
To be clear, the main proposed use is single-family detached structures with on-street parking
that all reside on one single building lot, making it a multi family development by definition.
There are also traditional style townhome units but are also on the same building lot, making the
whole residential product type multi family.
E. Specific Use Standards(UDC 11-4-3):
The proposed multi-family development use is subject to conditional use permit approval by the
Planning and Zoning Commission and subject to specific use standards outlined in UDC 11-4-3-
27 and below:
11-4-3-27—Multi-Family Development:
A. Purpose:
1. To create multi-family housing that is safe and convenient and that enhances the quality
of life of its residents.
2. To create quality buildings and designs for multi-family development that enhance the
visual character of the community.
3. To create building and site design in multi-family development that is sensitive to and
well integrated with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community,provide an
attractive setting for buildings, and provide safe, interesting outdoor spaces for residents.
Page 9
B. 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.Proposed project complies with this requirement.
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; all proposed transformer/utility vaults shall also 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 accessways 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 11-5B-5 of this title. The private, usable open space provided for each unit varies
with each unit type but each one provides more than the required amount.According to
the Applicant, the minimum private open space provided is 288 square feet, the maximum
for any one unit would be approximately 869 square feet, and the average is
approximately 419 square feet. Again, this proposed design offers private open space that
is more akin to single-family developments but is still a multi family product and the type
of housing that Baron Black Cat is aiming to provide.
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.
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. See analysis in staff report below.
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)
Per the submitted plans, the Applicant appears to meet these requirements.
The site plan submitted with the Certificate of Zoning Compliance application shall depict
these items.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
Page 10
a. One hundred fifty(150) square feet for each unit containing five hundred(500)
or less square feet of living area.
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.
c. Three hundred fifty(350) square feet for each unit containing more than one
thousand two hundred(1,200) square feet of living area.
Note: Open space standards found in UDC 11-3G AND those found in these specific use
standards shall apply to this project.Please see the applicability section of both code sections.
Staff analysis for both open space requirements is in Section V.L of this staff report instead of
splitting the analysis into two parts.
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').Proposed open space
submitted as meeting this requirement has been reviewed.All area labeled as qualified
common open space on the open space exhibit complies with 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.
This project is proposed to be developed in one(])phase.
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, eff.retroactive to 2-4-
2009). The buffer along N. Black Cat Road, a collector street, does not count toward the
common open space requirements for these specific use standards. However, those areas
along the arterial and collector roadways do count towards the minimum 10%required
open space for the residential development as a whole.
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:
(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.
Page 11
(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 195proposed units, a minimum offour(4)amenities are required,however, the
decision making body is authorized to consider other amenities in addition to those provided
per the standards listed above in 2.d.
The following amenities are proposed from the quality of life, open space and recreation
categories:a clubhouse with offices for rent by the residents, a tot-lot, a swimming pool,picnic
shelter with a BBQ area, a plaza, community garden, and a small fenced dog park area.
Therefore, the Applicant is proposing 6 qualifying site amenities. The proposed dog park does
not meet the UDC requirements to qualify as a site amenity due to it not being large enough
and not showing the required trash receptacles or dog washing station.Even though it is not a
qualifying amenity,Staff presumes it will be used often. Staff recommends that at least trash
receptacles be added to the dog park area to ensure a clean and odorless experience is
incurred.In addition to these amenities, the Applicant is proposing 102 self-storage lockers
(each locker is 12 square feet)spread throughout each of the garage buildings so that residents
may store small amounts of personal items onsite and near their units. This is also not a
qualifying site amenity but Staff finds that these will likely be heavily used even though not all
residents will be allowed to participate in it due to the difference in unit count and available
lockers.
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 12
The landscape plan provided appears to meet these specific use standard landscape
requirements. (see Exhibit VII.D)
F. Dimensional Standards(UDC 11-2):
The commercial and multi-family residential lots appear to meet all UDC dimensional standards
per the submitted plat. In addition, all private streets appear to meet all UDC dimensional
standards per the submitted plans.
In addition, all subdivision developments are also required to comply with Subdivision Design
and Improvement Standards (UDC 11-6C-3). The proposed short plat and submitted plans
appear to meet the UDC requirements of this section.
G. Access(UDC 11-3A-3, 11-3H-4):
Access is proposed via private streets off of N. Black Cat Rd. and W. Tree Crest Way. The two
proposed access points to Black Cat Road have been approved by ACHD but typically access to
Black Cat is limited by the City. The Applicant may request from City Council to keep the two
access points as proposed, in accord with UDC 11-3A-3. The Applicant is also proposing an
access in the northeast corner of the property via a shared driveway with the Rock Harbor Church
site. Private streets are proposed throughout the development,with two running east-west(W.
Waverton Ln. and W. Caragana Ln.) and two running north-south(N. Spurwing Ln and N.
Agrarian Ln.). Access via Chinden Blvd. is prohibited and is not proposed.Due to the nature of
the proposed use, Staff believes private streets are appropriate in this development.
Private streets are required to comply with the design and construction standards listed in UDC
11-3F-4. The proposed private streets are 25 feet wide with 5-foot or 7-foot attached sidewalks
on both sides. Both open and covered parking is provided along most of the private streets.
Further parking analysis is discussed in the next section,Section V.H. In addition,private
streets are required to be on their own common lot or within an easementper UDC 11-3F-3B.3
standards. The submitted plat does not appear to show this requirement;Staff is
recommending a condition of approval to revise the plat to show compliance with this
requirementprior to the City Council hearing.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for multi-family dwellings based on the number of bedrooms per unit. The submitted and
revised plan named "Conditional Use Plan"appears to have the most up to date parking counts
and show 497 spaces for the entire development. 436 are proposed for the residents, 28 are
reserved for the clubhouse, and the remaining 33 are for the proposed commercial. Of the 436 for
the residential units, 179 spaces are uncovered, 134 are covered carport spaces, and the
remaining 123 are garage spaces. Across the different unit types there are 641-bedroom units,
100 2-bedroom units, and 32 3-bedroom units. The 1-bedroom units require 1.5 spaces per units,
with at least one of the spaces being covered; the two and three bedroom units require 2 spaces
per unit, also with at least one covered per unit. Therefore, the minimum amount of parking
required for the multi family portion of this development is 360 spaces, with 196 of those
required to be covered. Therefore, the proposed parking count exceeds the minimum UDC
requirements.
The commercial areas proposed in the southwest corner of the site is shown as 12,789 square feet
that would be spread across two building pads—the smaller pad, approximately 2,000 square
feet, shares a plaza with the tot-lot and open space area near the west-central portion of the site.
For commercial uses, the parking requirement is one space for every 500 square feet and the
proposed commercial area requires a minimum of 26 spaces. The Applicant has proposed 33
Page 13
spaces for the commercial area, exceeding the minimum amount required by the UDC.A portion
of the proposed parking directly abuts the street and those utilizing the commercial parking
would have to back into or drive directly onto the private street in order to exit those spaces. This
is not prohibited by code but is far from ideal. Staff believes this type of parking set up may cause
additional accidents and therefore recommends a redesign of the parking for the proposed
commercial area. This redesign should minimally include a 5-foot wide landscape island along
the edge of this proposed parking area to eliminate this conflict. The Applicant shall still provide
the required number ofparking stalls based upon the gross floor area of the proposed
commercial area.
A parking plan can be seen in Exhibit VII.E.
I. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway is proposed along the entire W. Chinden Blvd. street frontage
and is proposed to be placed within the required arterial street landscape buffer. The proposed
pathway will be approximately 60-feet from the existing edge of right-of-way of Chinden Blvd.
due to future widening projects. The Applicant is dedicating a separate, 60-foot wide,non-
buildable lot along Chinden Blvd. for the future benefit of Idaho Transportation Department. This
section of multi-use pathway will allow further safe pedestrian connection along the SH 20/26
corridor and will directly help connect this development with the adjacent Rock Harbor Church
site to the east and with development to the west and across N. Black Cat.
The multi-use pathway is also proposed to connect to a new 5-foot detached sidewalk along N.
Black Cat and to two internal connections from within the development. These sidewalk
connections offer further pedestrian connectivity between developments along the SH 20/26
corridor.
The proposed sidewalks in this development are essentially micro-pathways. These pathways
connect throughout the entire development and traverse through every mew as well. They offer
increased pedestrian connection and give future residents the opportunity to walk rather than
drive within the project site.
J. Sidewalks(UDC 11-3A-17):
Attached sidewalks are proposed along all internal private streets as part of the overall pedestrian
circulation,in accord with the standards listed in UDC 11-3A-17. Part of the sidewalk plan places
one within a long vista that connects all the way from the clubhouse/tot-lot area in the west of the
site to the barbeque and picnic area in the east portion of the site. This area is proposed with
landscaping adequate to offer both shade and green space but does not appear to be so convoluted
with trees as to offer line of sight issues for public safety. Staff supports the sidewalk and
pedestrian circulation plan for this development. See Exhibit VII.F.
K. Landscaping(UDC 11-3B):
A 35-foot wide street buffer is required adjacent to W. Chinden Blvd., a state highway system
(SH 20/26), landscaped per the standards listed in UDC 11-3B-7C. A 35-foot wide common lot is
depicted on the plat to the interior of the 60-foot wide common lot for future ITD purchase. There
is also a required 20-foot wide landscape buffer adjacent to N. Black Cat, a residential collector
roadway. This required landscape buffer should also be placed into common lot(s)per UDC
standards in 11-3B-7C.2; Staff is recommending a condition of approval to amend the plat to
show the entire buffer along N. Black Cat within a common lot. Per UDC I I-3H-4D,and within
the required buffer along SH 20/26,the Applicant is also required to build a noise attenuation
wall or wall and berm combination at least 10-feet in height,measured from the height of the
centerline of the highway. The Applicant is proposing a wall/berm combination that appears to
Page 14
meet the height requirement. Staff notes that this wall is also required to modulate over the course
of its length. The submitted landscape plans do not appear to show this modulation so the
Applicant will be required to correct the plans prior to final plat submittal.
On the submitted landscape plans,there are no proposed trees or shrubs shown within the
required landscape buffer between the commercial lot and SH 20/26. This area of the landscape
buffer is also required to be landscaped and Staff is recommending a condition of approval to
include landscaping in this area beyond grasses. See Section VII.D for the submitted landscape
plans.
Landscaping is required along all pathways (including micro-pathways) in accord with the
standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and
proposed number of trees are NOT included in the Landscape Calculations table on the submitted
landscape plans, sheet LA. The addition of this data in the calculations table will be required
as a condition of approval.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. The total square footage of common open space and the required number of trees to
demonstrate compliance with UDC standards is NOT included in the Landscape Calculations
table. The addition of this data in the calculations table will be required as a condition of
approval.
The City Arborist has also made comments on the subject application regarding its landscaping,
specifically on the type of tree species proposed. Fraxinus "Ash"tree species attract a specific
and invasive pest and it is the request of the City Arborist that projects start trying to replace
these types of trees with other tree species. Therefore, Staff is recommending a condition of
approval that the Applicant work with the City Arborist on an appropriate alternative to their
proposed `Ash"tree selection.
L. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-313 is
required. Based on the proposed plat of 21.59 acres,a minimum of 2.16 acres of qualified
common open space should be provided to satisfy this requirement. In addition,because this is a
multi-family development within a residential zoning district,the common open space standards
listed within the specific use standards,UDC 11-4-3-27, also apply. The Applicant's open space
calculations do not accurately depict the amount of required and proposed open space for
the multi-family specific use standards; Staff is recommending a condition to correct this
prior to City Council.According to Staffs calculations, a minimum of 55,000 square feet
(or 1.26 acres) of additional qualifying common open space should be provided. Combined,
the required amount of minimum qualifying open space that should be provided is 3.42
acres.
According to the open space exhibit(see Exhibit VII.C),the applicant is proposing a total of 3.78
acres of qualified open space. There are a number of small areas throughout the development that
are still green space but are not qualifying open space. Of the 3.78 acres proposed,2.36 acres is
proposed to meet the overall minimum 10%requirement(2.36 acres equates to 10.9%). This
qualified open space consists of a 10-foot multi-use pathway,common lots with open space areas,
and required street buffers along adjacent roadways. This area exceeds the minimum UDC
requirements.
The remaining 1.42 acres of open space is proposed to meet the specific use standards for multi-
family development. These areas of open space consist of the mews between unit blocks
(including the long vista that connects the east side of the development with the west side of the
site), some end cap landscaped areas along streets, and smaller areas of open space that meet the
Page 15
minimum 20' x 20' dimensions. The open space proposed to meet the specific use standards
exceeds the minimum UDC requirements.
As noted above, the common open space provided with this development exceeds the minimum
amounts required by code. In addition, the Applicant is proposing much more additional private
open space than is required by code. Staff and the Applicant worked diligently together to design
the open space in such a way to integrate the commercial uses with the residential as required in
the MU-Cpolicies and goals.
The Applicant responded to these conversations by providing a community garden area that can
be shared by the commercial building and the nearby residents. Perhaps a future restaurant as
one of the commercial tenants could utilize this garden area for fresh produce in their daily
operations. In addition, the Applicant proposed additional commercial space that shares a plaza
space with the clubhouse and residents. There are a plethora of potential uses for this including a
farmer's market style use or pop-up shops where tenants can utilize the sidewalk space for
further interaction with customers. This plaza area is directly linked with the long vista in the
center of the development via micro pathways and stamped/colored concrete across the private
streets. Staff appreciates the additional delineation of pedestrian and vehicular travel ways but
wishes the Applicant would have proposed more stamped/colored concrete throughout the
development to add more character to the development and its pedestrian circulation. However,
Staff supports the connection of open space from one end of the site to the other and the fact that
the vista and open space areas are anchored by an amenity on the east end and amenities and
commercial space on the west end of the site. All in all, Stafffinds that the proposed common and
private open space are sufficient for a project of this size and proposed use.
M. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed short plat(21.59 acres),a minimum of one (1)qualified site
amenity is required to be provided per the standards listed in UDC 11-3G-3C.
The applicant proposes one(1) qualified amenity to satisfy the requirements in this section of the
UDC, a 10-foot multi-use pathway along SH 20/26. All other site amenities (analyzed in an above
section) are meant to satisfy the specific use standard amenity requirements. The proposed multi-
use pathway meets the minimum UDC standards.
As noted above, the Applicant is proposing a small dog park in the northwest corner of the
subject site(it is not a qualifying site amenity).Multi family specific use standards do not allow
this area to count as open space if it up against a collector roadway(Black Cat Road) unless
separated from the street by a berm or barrier at least 4-feet in height with breaks in it to allow
for pedestrian access.According to the submitted landscape plan, there appears to be no such
berm or barrier along this corner other than a fence meant to delineate the actual dog park.
Therefore, the proposed dog park area is not qualifying open space or a qualifying amenity for
the multi family requirements. However, it is qualifying open space under the general minimum
10%requirement.
N. Fencing(UDC 11-3A-61 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan and meets UDC standards as proposed.
O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
As discussed in the comprehensive plan policies analysis, Staff believes most of the submitted
elevations meet the required Architectural Standards. The applicant has submitted a concurrent
design review application and staff finds the submitted architecture of the residential portion of
Page 16
the development complies with the ASM except for those elevations for the proposed townhome
style units. Commercial elevations were not submitted with this application but future buildings
should incorporate similar architectural features to ensure a cohesive design as envisioned by the
Comprehensive Plan and ASM.A separate DES will be required for the Commercial portion of
the development.
The submitted elevations for the proposed townhome home units show only one field material,
stucco. The ASM requires at least two field materials for multi family development for facades as
long as those shown. Staff recommends the Applicant include more of the proposed lap siding
along both the front and rear facades to meet the intent of the ASM goals. In addition, the ASM
notes that no two multi family buildings should look the same. To ensure compliance with at least
the intent of this requirement, the Applicant should create differentiation between some of the 6-
plex, townhome buildings through differing architectural designs and color palettes. Staff is
recommending conditions of approval to correct this.
VI. DECISION
A. Staff:
Staff recommends approval of the requested conditional use permit, short plat,rezone, and
development agreement modification applications per the Findings in Section IX of this staff
report. The Director approved the private street and administrative design review applications.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 17
VII. EXHIBITS
A. Rezone Legal Descriptions and Exhibit Maps
EXHIBIT
DESCRIPTION FOR
MODERN CRAFTSMAN SUBDIVISION
R-15 ZONING DISTRICT
A portion of Lots 1 and 2, Block 1 of Puma Subdivision as filed in Book 71 of Plats at
Pages 7263 through 7264, records of Ada County, Idaho and a portion of the SW 114 of the SW
114 of Section 22,TAN.,R.1 W., B.M.,City of Meridian,Ada County, Idaho more particularly
described as follows:
Commencing at the SW corner of said Section 22 from which the S114 corner of said
Section 22 bears South 89'1718"East, 2647.24 feet;
thence along the South boundary line of said Section 22 South 89°17'18"East,287.86
feet to the REAL POINT OF BEGINNING;
thence leaving said South boundary line North 00°40'53"East,356.80 feet;
thence North 89'19'07"West, 150.19 feet;
thence 3.70 feet along the arc of a non-tangent curve to the right,said curve having a
radius of 100.00 feet, a central angle of 02'07'14"and a long chord which bears South
20°41'00"West, 3.70 feet;
thence South 21°44'37"West,46.35 feet;
thence North 68915'23"West,23.88 feet;
thence 37.06 feet along the arc of curve to the left,said curve having a radius of 100.00
feet, a central angle of 21°13'54"and a long chord which bears North 78°52'20"West, 36.84
feet;
thence North 89'29'17"West, 62.18 feet to a point on the West boundary line of said
Section 22;
thence along said West boundary line North 00°30'42"East, 573.44 feet;
thence leaving said West boundary line and along the southerly boundary line of Tree
Farm Subdivision No.2 as filed in Book 114 of Plats at Pages 16914 through 16921, records of
Ada County, Idaho and the northwesterly extension thereof South 78°03'14" East, 104.00 feet to
an angle point on the southerly boundary line of Lot 2, Block 7 of said Tree Farm Subdivision
No. 2;
thence along said southernly boundary line of said Tree Farm Subdivision No.2 the
following 5 course and distances:
thence 61.63 feet along the arc of a non-tangent curve to the left, said curve having a
radius of 1,552.00 feet,a central angle of 02°16'31"and a long chord which bears North
10'48'30"East,61.63 feet;
Page 1 of 2
Page 18
thence North 55°40'41"East, 10.27 feet;
thence 151.39 feet along the arc of a non-tangent curve to the right, said curve having a
radius of 700.00 feet, a central angle of 12°23'31"and a long chord which bears South
71*18'06"East, 151.10 feet;
thence South 65°06'21"East,221.65 feet;
thence 56.81 feet along the are of a non-tangent curve to the left, said curve having a
radius of 850.00 feet,a central angle of 03°49'45"and a long chord which bears South
67°01'18"East, 56.80 feet to a corner common to Lot 2, Block 7 of said Tree Farm Subdivision
No.2, and Lot 1, Block 7 of Tree Farm Subdivision No. 1 as filed in Book 113 of Plats at Pages
16498 through 16505, records of Ada County, Idaho;
thence along the South boundary line of said Lot 1, Block 7 the following 4 courses and
distances:
thence 135.28 feet along the arc of curve to the left,said curve having a radius of 850.00
feet, a central angle of 09°07'08"and a long chord which bears South 73°29'44"East, 135.14
feet;
thence South 78°03'14"East,263.21 feet;
thence 183.86 feet along the arc of curve to the left, said curve having a radius of 841.73
feet, a central angle of 12°30'53"and a long chord which bears South 84'18,41"East, 183.49
feet;
thence 237.50 feet along the arc of a non-tangent curve to the left,said curve having a
radius of 841.73 feet, a central angle of 16°09'58"and a long chord which bears North 81°20'52"
East,236,71 feet to the SE corner of said Lot 1, Block 7, point also being a point on the West
boundary line of said Rockbury Subdivision;
thence South 00°30'49"West,720.31 feet along said West boundary line and the
southerly extension thereof to a point on the South boundary line of said Section 22;
thence along said South boundary line North 89'17'18"West, 1,035.75 feet to the REAL
POINT OF BEGINNING, Containing 21.37 acres, more or less.
a 7729
� OF 19�
h4Y G.G
Page 2 of 2
Page 19
N r
N N
25 100 400 0 50 2D0 600 "r7
ml
SCALE: 1" = 200' s BDWS ON
50'30'49"W 720.31'
L L_ —
SG
Fa
ELI OD
CL 7 729 X
00
O
I
G�74YG.C�� Q� N0
�a
a� Nm
F.q e) w
Lo
r,�
Wl of �N
a N 3j Do am
O"f Nj �
co
rl co
/ Do N
r of CD Z I',,z o
rn N
U I Q
1 �
N
VQDIr
�
o N
o i S65'06'21"E Oci
�J
p 221.65' /f >
/ m
5 N8919'07"W NO'40'53"E 356.80' Ld
150.19' 0
cc Z
C1L1
S78'03:14E
L4 11 4.00 L2
C3 /�0 0 42"E.573.44 503042"W N N
LLL N. BLACK CAT RD. 325.00 N Do
-MaEnn CwfLunor B men! i" M—ll Crvi 1 nr AM
EXHIBIT — DRAWING FOR 19 NO.
9555 W EMERALD 8T. MODERN CRAFTSMAN SUBDIVISION sHEET NO.
SURVEY ;2aee4"57a�'°° R-15 ZONING DISTRICT 1of2
GROUPLLC LOCA7ED IN THE SW V. DF THE SW 4OF SECTION 22,T.4N..RAW., DWG.DATE
> B.N.,CITY DK MERIDIAN.ADA COUNTY,IDAHO 8/58/2020
Page 20
8 op~y2°23'3y.
9°OT uq.
R 850 578°03'14„e
2 D x 56
o=12°30'S3"
m R=841.73 Ft 141,73
v
O�
p1 M
°a,ten
a
3
150.19 a
n89 19'6T4r o r�i
ra
y o
N
W
O m
C
SG�L 1035.76
n89°17'18"w
CL 7729
12 gIle OF~OPT
Y G.G4*
Modern Craftsman Sub R-15 Zone Closure Sheet 6/20/2020
Scale: 1 inch=200 feet Fife:
Tract 1:21.3674 Acres,Closure:n35.4345w 0.01 k.(11384942),Perimeter-4435 ft.
01 n00,4053e 356.8 14 Lt,r-850.00,delta=003.4945,chord=s67.011 Se 56.80
02 n89.1907w 15019 15 Lt,r=850.00,delta=009.0708,chord=s73.2944e 135.14
03 Rt,r-100,00,delta=002.0714,chard=s2D.4100w 3.70 16 s78.0314e 263.21
04 s21.4437w 46.35 17 Lt,r=841.73,delta=012.3053,chord=s84.1841e 183.49
05 n68.1523w 23.98 18 Lt,r=841.73,delta=016.0958,chord=n81.2052e 236.71
06 Lt,r=100.00,delta=021.1354,chord=n78.5220w 38.84 19 s00.3049w 720.31
07 n89.2917w 62.18 20 n89.1718w 1035 75
08 n00.3042e 573.44
09 08.0314e 104
10 Lt,r=1552.00,delta=002.1631,chord=n10.4830e,61.63
11 n55.4041 a 10.27
12 Rt,rn700.00,delta=012.2331,chard-571.1806e 151.10
13 565.0621 a 221.65
Page 21
EXHIBIT
DESCRIPTION FOR
MODERN CRAFTSMAN SUBDIVISION
C-C(COMMERCIAL,)ZONING DISTRICT
A portion of Lots 1 and 2, Block 1 of Puma Subdivision as filed in Book 71 of Plats at
Pages 7263 through 7264, records of Ada County, Idaho and a portion of the SW 114 of the SW
114 of Section 22,TAN., R.1 W., B.M., City of Meridian,Ada County, Idaho more particularly
described as follows:
BEGINNING at the SW corner of said Section 22 from which the S114 corner of said
Section 22 bears South 89'17'18"East,2647.24 feet;
thence along the West boundary line of said Section 22 North 00°30'42"East, 325.00
feet;
thence leaving said West boundary line South 89°29'17"East, 62.18 feet;
thence 37.06 feet along the arc of curve to the right,said curve having a radius of 100,00
feet, a central angle of 21'13'54"and a long chord which bears South 78°52'20"East, 36,84
feet;
thence South 68'15'23"East, 23.88 feet;
thence North 21°44'37"East,46.35 feet;
thence 3.70 feet along the arc of curve to the left,said curve having a radius of 100.00
feet, a central angle of 02'07'14"and a long chord which bears North 20°41'00" East, 3.70 feet;
thence South 89'19'07"East, 150.19 feet;
thence South 00°40'53"West, 356.80 feet to a point on the South boundary line of said
Section 22;
thence along said South boundary line North 89'17'18"West, 287.86 feet to the REAL
POINT OF BEGINNING. Containing 2.26 acres, more or less.
a. 7729
�ffff#
G.C
Page 22
CURVE TABLE N r
N N
CURVE RADIUS LENGTH CHORD DIST. CHORD BRG. DELTA
Cl 100.00 3.70 3.70 N20'41'00"E 2'07'14'
C2 100.00 37.06 36.84 S78'52'20"E 21'13'54"
N
n \
0
M N
0
}
7 N z
50'40'53"W 356.80' —
�, _
I N m V1
2 CIDQ
W f- In
Imo(} I W
V 00 C7
N u 0D[ Z
NI U
U�mc•' 31
C1
00 7
N 21'44'37"E
46.35' �I
S68'15'23"E v Z'
23.88'
ib
cO)� 1
00
LNO'30'42"E 325_00'
N. BLACK CAT RD. N
O
10 40 160 a 7729 9-
0 2D 80 320 {P�Z�PLC Prb
SCALE: 1" = 80' �g4r G.ro,
dui"c oa.. c. me io-oi:
EXHIBIT _ DRAWING FORroe f9F'44
I DAHO — �
a965W eMEa LDSY MODERN CRAFTSMAN SUBDIVISION SHEET NO,
SURVEY Bp8 iDAHO
093704 C—C ZONING DISTRICT
GROUP, L LC LOCATED IN THE SW 4 OF THE SW Ya OF SECTION 22,T.4N.,RAW., DWG'DATE
B.M.,Ck7Y OF MERIDIAN,ADA COUNTY.IOAM0 5/18/2020
Page 23
s89°19'07"e
150.19
�v
n
s89°29'17"e
2.18 ry
a c
3
in
m�
m �
m N
R M
0
\O �-LA 267.86
O n89°1716"w
a. 7729
OF
Modern Craftsman Sub C-C Zone Closure Sheet 6/20/2020
Scale: 1 inch=60 feet File:
Tract 1:2.2572 Acres(98324 Sq.Feet),Closure:s74.0239e 0.01 ft.(1l110992),Perimeter=1293 ft.
01 n00.3042e 325 08 s00.4053w 356.E
02 s89.2917e 62.18 09 r189.1718w 287.36
03 RI,r-100.00,delta=021.1354,chord=s78.5220e 36.84
04 s68.1523e 23.88
05 n21 A437e 46.35
06 Lt,r=100 00,delta=002.0714,chord=n20,4100a 3.70
07 s89.1907e 150.19
Page 24
B. Short Plat(dated: June 2020)
Ci p'e
8'1
t^rc L` ° a 6 z c € 6 s�Eypx y yam~ LOU Ww
°ob 5 W 2 6 - E E oi'iv a� d a�
y�02LnF-
w ° °
cs n
IL F-9
NOEZTo� z r �waoa 6Ss o msm o n S
w�0 mb 9f`§
w Z Q N O
Q� Z n n i LA
�'�Q £!➢Ol'ad 4L4'NB
d 3 - enswuxre.wre�nox -
4d -
w Z W IA.94.00OOdS---- h9r85 Al.®4.OLU�S
m Q O i o d 0 '6
Il
1
M1 _
8 31818
S8 a 8
AV
�ry/ I4I d °ec "a "e � "e "ac
al
—_-- ao•¢sa�.u,xabN -- +pia c� ^;' �s - -
-
� omxxj � � „ x �
'ON LV7 N7Ylx'N gn F A j i ^ = n
Page 25
n c_ a
R
k'
l�t fL99l Jd bll'NB 2 mw
¢ tlim NOISIM0ens Atiremou 0-6
•I M,MAE, :� Y9Yg7 M.BYA[Ap5
� 1 7
12
1•, �IA�
ti
I
I
�] am
.zl i I
� 3YS tll I
W
I
.pl�l
s
� I
n
�. �_ _� I n��e wii♦ � 3 ri3' ��y� iIJ 91p Z9'GFL M 4E,oJ.i11
i
y z m
fm'£SL 3.16.pGODN F
-- 'ON dap)KMG'N
'Od X
NtJW�re RS IDuv-ldNn
3 8 .
�eulbd
Page 26
C. Open Space Exhibit(date: 1/23/2020)
-
I —
I ,
I-
,I I
1
I
i 1 �
I I
I " v
i .i � 7 a
I �
�. J .
- -
T .
x
°; 14%.i
'
1 .
A �I 1
I • Il I n�
71I., �z
I ,
o�
I ' I I I m
GX
4.uN �
rim
my
O
z
- CONCEPTUAL OPEN SPACE EXHIBIT $ a
III Engineering,Inc.
off_-
DETACHE❑ BARON BLACK CAT SUBDIVISION
� - ��,,�' Cm�Exxixmrinu�Pwuninn�CAUG
BARON PROPERTIES LLC
Page 27
D. Landscape Plans(date: 6/18/2020)
z � g
3
D
La
Z - S
i
s -
< c
R O,
r �I
Il ;a
� a
I
r ,
T
-
I
z -
n IF
-
D -
i
r � -
n . I -
vi n i -
n
m • ♦ i ---�
D
s
_I =�
g I
II
III
rA
m 11
r ,
II
n
® I _
I
m
zl
Page 28
/ f
� C
J'
Ma
l
Xly
=.,
1 v P tm
1 y
Wq
A
d
r a
i
-r
II f t 7
M
I �v ' rw
P
_ a
F�
MODERN CRAFTSMAN
u r = 3 AT BLACK CAT la aE �► =
=a BARON DEVELOPMENT
CONCEPT LANDSCAPE PLAN k =�
Page 29
--- _ - —y N.oLaac car ro-
h � 7
f7
�1 --iT
s '� _�_
S
II � �
FLJ
I
4:
I.
-1�
—— - MATCHLWELS
y . m
s�..
a MODERN CRAFTSMAN _
r = 3 AT BLACK CAT a € e ,ro_.�
F�I'4! & r
z 9 BARON DEVELOPMENT �� ^�'€
"' =N CONCEPT LANDSCAPE PLAN
Page 30
MATCHLINE L2JWAr
HL
tj
I;
r
a
I
I
I.
I
+ I Y K
I r
T
a �
i III' I
I
-=tee H 'N rn
NMgu
it j{ # ��k{fi'F� s ��_ k€ rn
u A
a P MODERN CRAFTSMAN �o °
AT BLACK CAT his =
a BARON DEVELOPMENT °y
m CONCEPT LANDSCAPE PLAN & =�
Page 31
171,
c R aow � 0M
UP `
� Av o$ III III
� � c
i II1 _
�� �3N��
��€�
z
INN
< z am L!
►lI S Cl s �" Ll
[p z
1�� 1 Ll
a ;5 ga
p n
�k�>���
�P
a o _ MODERN CRAFTSMAN ! ��s u a
AT BLACK CAT a R.10 y'"ae°7i
P wa BARON DEVELOPMENT
m N CONCEPT LANDSCAPE PLAN E44
Page 32
, — -— - = - -
N
t 4
III- I
I: �r
77
Li
r7
HP i,
j �j m
In
IT
r
a
r' �
I
Ih
� r
g
—
�
T
ti
41 O � �
o
a � ➢ s�
€ gip € �
T� MODERN CRAFTSMAN
r AT BLACK CAT ass '3iiiiirr,,.rX
BARON DEVELOPMENT ®_ Prili` J = 0
CONCEPT LANDSCAPE PLAN e� iSirm h
Page 33
3
n
1�®
!Iti
I
D u
I
r
D I -
z n I
0
J
[!1 s
m n x
I �
coo
III
10 _
1 1
s ug
Z
Page 34
E. Parking Plan(date: 5/1/2020)
k
,n I
"
L
r m
� I "
_ I
7 i
I
m =�
o I=
c
r
+
9.
m � L •Tl
t7 �
�'O ➢ N N O ND ➢ fll
Z
Ik _
-.
�� e I
I —JI
II I L'
Y
.1
p q-7
f
— - -- II ; I
MODERN CRAFTSMAN AT BLACK CAT
o �m .Eo F li I�§'
3� �:: ARCHITECTURAL SITE PLAN
5;�p
o ; a` BLACK CAT d CHINDEN ROADS
- -N MERMAN.IDAHO ZIP
Page 35
F. Pedestrian Circulation Plan
:k
I
r
/
F
I I
1
I
Y I
i d
— a
`l
1 y
'A
I O
I x
L -
a y
_ o
ty Y
z
CONCEPTUAL CIRCULATION MAP -1,° "� �'_'£ Iley En�meenng,lnc.'_d •e
DETACHED BARON BLACK CAT SUBDIVISION
BARON PROPERTIES LL— ° -1-1
Page 36
G. Conceptual Building Elevations
MODERN
CRAFTSMAN
AT BLACK CAT
ELI
I
SOUTHWEST ELEVATION
Clubhouse Elevation
CLUBHOUSE
SOUTHEAST ELEVATION
MODPN
CRAFTSMAN
AT BLACK CAT
LINE
E-Im
A'
SINGLE SLOPE ROOF FRONTABW HIP ROOF FRONT VIEW W17 Ei.-...
UE,
SINGLE SLOPE ROOF BACK NEW ❑�
L L
-
I'
I � ICED-7BATHDUPLEX
FLOOR PLAN vw.�..�.W���.» HIP ROOF-BACK VIEW
Page 37
MODERN
CRAFTSMAN
AT BLACK CAT
SINGLE SLOPE ROOF.FRONT VIEW HIP ROOF.FRONT NEW EllWL'.
� SINGLE SLOPE ROOF-BACK VIEW
Ll
ME
- �
-- - - 2EEO-2EATH-A
FLOo R PLAN HIP ROOF.BACK VIEW
MODERN
CRAFTSMAN
AT BLACK CAT
COLOFPxETIEm
LINE
SINGLE SLOPE ROOF FRONT VIEW HIP ROOF FRONT VIEW
�. mr
M7�1
r
CJLJ—ETIE 0
A � SINGLE SLOPE ROOF SACK VIEW Elm
ME
2 BEO-2 BATH-B
FLOOR PLAN HIPROOF BAONVIEW
Page 38
MODERN
CRAFTSMAN
AT BLACK CAT
aim
COLOR PD F p2
SINGLE SLOPE ROOF FRONT VIEW HIP ROI FRONT VIEW
SINGLE SLOPE ROOF-BACK VIEW
11PI
2BE0-2 BATH-GARAGE
FLOOR PLAN HIP ROOF-BACK VIEW -
MODERN
CRAFTSMAN
AT BLACK CAT
❑®
SINGLE SLOPE ROOF-FRONTVIEW ; HIP ROOF FRONT VIEW IFFN:..�.e.,.E.
ME
rTr1 '
.s SINGLE SLOPE ROOF-BACK VIEW
C �•
3 BED BATH
FLOOR PLAN HIPROOF-BACKVIEW
Page 39
I
I' � III • 1(;
IIIIIIII —■
a�y
� YII
CRAFFSMAN
AT BLACK CAT
LU
ENMY FEATURE
CRAFTSMAN
CRAFTSMANMODEPN
AT SI-ACK CAT
7 7-
-_ _—
771
1 FGAI.AGI��IORAU MUM
FLOOR PLAN
Page 40
MODERN
CRAFTSMAN
AT BLACK CAT
iiLLOLOR-MEP
rt FNCNT VIEW Ell
i
FL J�I � _
it
�; T
l -
T
6
Ell
-
i
—T TOWNHOUSES.cPLEx
PLOCRPLAN-LEYELI
MODERN
CRAFTSMAN
AT BLACK CAT
LIM
eACK VIEW
�Ll
❑ ❑❑ n
LI
11
I
� TOwNH WSEE-fi PLEX
\ FLOOR PLAN-LEYEL 2 ,.
Page 41
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development
Agreements(DA) (Inst. Ws: 106151218; 107025555; 107141993; 110059432; and 2014-
065517)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 Planning Division within six(6)months
of the City Council granting subject modification. The new DA shall incorporate the
following provisions:
a. Future development of this site shall be generally consistent with the submitted
plat, site plan, landscape plan, open space exhibit, and conceptual building
elevations for included in Section VII and the provisions contained herein.
b. The 10-foot multi-use pathway along Chinden Boulevard shall be constructed
with Phase 1 of the development.
c. Direct lot access to W. Chinden Boulevard(SH 20/26) shall be prohibited.
d. The existing accesses onto Chinden Boulevard and N. Black Cat Road shall be
closed upon development of the subject site.
e. Additional right-of-way shall be reserved for dedication to Idaho
Transportation District for the future widening of Chinden Boulevard, as
shown on the plat as Lot 1,Block 1.
f. The only approved access to N. Black Cat Road is the northernmost access
shown on the proposed CUP Plan as W. Waverton Lane,unless City Council
approves the second access in accord with UDC 11-3A-3.
g. The required landscape street buffers shall be constructed and vegetated along
the entire perimeter(along N. Black Cat and Chinden Boulevard)with the first
phase of development.
2. The short plat included in Section VII.B, dated June 2020, shall be revised as follows prior to
the City Council hearing:
a. Revise the plat to include the entire required landscape buffer along N. Black Cat Road in
a common lot(s)per UDC 11-313-7C.2.
b. Add common lot or perpetual ingress/egress easement for the private streets in accord
with UDC 11-3F-3B.3.
c. Stamped and signed by the licensed land surveyor.
3. The landscape plan included in Section VII.D, dated 06/18/2020, shall be revised as follows
prior to submittal of the Certificate of Zoning Compliance application:
a. The Landscape Calculations/Requirements table shall include the following: 1)the total
linear feet of pathways and the required number of trees per UDC I 1-313-12);the total
square footage of common open space and required number of trees per UDC 11-3G-3E.
b. Revise the landscape plans to show the required modulation in the required noise
attenuation wall along W. Chinden Blvd. in accord with UDC 11-31-1-41).
c. Revise the landscape plans and add trees, shrubs, and other vegetative ground cover to
the areas of the landscape buffers between the future commercial buildings and Chinden
Blvd. and Black Cat Road in accord with UDC 11-313-7C
Page 42
d. Revise the landscape plans to add a 5-foot wide landscape buffer along the northern
boundary of the commercial parking area to eliminate conflict of cars backing out into the
path of traffic on the private street. The buffer shall be landscaped in accord with UDC
11-3B-8C.
e. Revise the landscape plans to show trash receptacles and bags for waste disposal
throughout the proposed dog park area.
4. The residential elevations included in Section VII.G,dated February 2020, shall be revised as
follows at least 10 days prior to the City Council hearing:
a. Add additional area of a secondary field material for the proposed townhome units to
help break up the large amount of stucco as a field material.
b. Create at least two(2)more design palettes for the proposed townhome units to include at
the least different color palettes and field material combinations.
c. Continue the stone material along the bottom of all building facades of the proposed
clubhouse.
5. The Open Space Exhibit calculations table shall be corrected to reflect the correct amount of
common open space required per the specific use standards in UDC 11-4-3-27.
6. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6,UDC Table 11-2B-3, and those listed in the specific use standards for
multi-family development,UDC 11-4-3-27.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for multi-family dwellings based on the number of bedrooms per unit.
8. With the CZC submittal,the Applicant shall correct the applicable plans to show additional
colored or stamped concrete (or similar)of the main pedestrian sidewalk that traverses
through the center of development to further delineate the pedestrian pathways.
9. The Applicant shall work with the City Arborist on an appropriate alternative to their
proposed"Ash"tree selection and obtain approval from the City Arborist prior to Final Plat
approval.
10. The Applicant shall comply with all ACHD conditions of approval.
11. The Applicant shall obtain Administrative Design Review approval for the future commercial
buildings with the submittal of the Certificate of Zoning Compliance for the entire site. The
architecture of the commercial buildings shall complement that of the residential portion of
the project.
12. The Applicant shall obtain Certificate of Zoning Compliance approval for the entire subject
site prior to applying for any building permit.
13. Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12.
14. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
15. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
Page 43
17. The applicant and/or assigns shall comply with the private street standards as set forth in
UDC 11-3F-3 and 11-3F-4.
18. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements,acquire building
permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F.4.
19. Prior to issuance of Certificate of Occupancy on any building,the applicant shall submit a
public access easement for the multi-use pathway(s) along Chinden Boulevard to the
Planning Division for approval by City Council and subsequent recordation.
20. Business hours of operation within the C-C zoning district shall be limited from 6 am to 11
pm as set forth in UDC 11-2B-3A.4.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Design and number of units clustered together is of particular concern—staff is unclear as to
how all units will be serviced.A utility layout depicting how all of the units will be serviced
while still meeting design requirements shall be required.
1.2 Sanitary sewer mainlines are not allowed within common drives, only sewer services
(reminder that a maximum of three services are allowed into a manhole,with a minimum 30-
degrees of angle separation).
1.3 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A fixture installation
agreement is required for the streetlights on Chinden Blvd. Contact the Meridian
Transportation and Utility Coordinator for additional information.
1.4 Water service to this site is being proposed via extension of water mains under the
jurisdiction of SUEZ North America.
1.5 Though the City of Meridian will not own or maintain the water system in this development,
final fire hydrant location shall be coordinated with and receive approval from the Meridian
Public Works Department and Meridian Fire Department prior to construction plan approval.
1.6 Structures of 3600 square feet and larger including the garage, shall comply with the fire
flow, and hydrant requirements of appendix b and c of the 2015 International Fire Code.
1.7 Prior to construction plan approval,the applicant shall submit documentation from SUEZ
North America indicating that they have approved the water plans.
1.8 Prior to scheduling of a pre-construction meeting,the applicant shall submit documentation
from SUEZ North America that all of their requirements have been met to be able to go to
construction.
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.
Page 44
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.
Page 45
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.
C. FIRE DEPARTMENT
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=184359&dbid=0&repo=MeridianC
Lty
Page 46
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184598&dbid=0&r0o=MeridianC
iv
E. PARK'S DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=185184&dbid=0&repo=MeridianC
iv
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184930&dbid=0&r0o=MeridianC
iv
G. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184482&dbid=0&r0o=MeridianC
iv
H. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184914&dbid=0&r0o=MeridianC
iv
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184498&dbid=0&r0o=MeridianC
J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184482&dbid=0&r0o=MeridianC
hty
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=190915&dbid=0&r0o=MeridianC
hty
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a
full investigation and shall,at the public hearing,review the application.In order to grant
an annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds the proposed zoning map amendment to adjust the areas of the existing R-15 and
C-C zoning districts and subsequent development is consistent with the Comprehensive Plan,
if all conditions of approval are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Page 47
Staff finds the proposed zoning map amendment and request for the development of multi-
family residential will contribute to the range of housing opportunities available within the
City. Staff finds the proposed addition of commercial within the development is generally
consistent with the purpose statement of the commercial district and future land use
designation of Mixed Use Community.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to, school districts; and
Staff finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
The subject property is already annexed; therefore Staff finds that this finding is not
applicable.
B. Short Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat, with Staff's recommendations, is in substantial compliance
with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report
for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property with development. (See
Section VIII of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Page 48
Staff is not aware of any health, safety, or environmental problems associated with the platting
of this property. ACHD considers road safety issues in their analysis but has not provided
comments at this time.
6. The development preserves significant natural,scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.
C. Conditional Use Permit Findings:
The commission shall base its determination on the conditional use permit request 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.
Staff finds that the submitted conditional use plat appears to meet all dimensional and
development regulations in the R-15 zoning district in which it resides.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds the proposed use of multi family residential and commercial are harmonious with
the comprehensive plan designation of Mixed-Use Community and the requirements of this
title.
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.
Despite the proposed use being different than the residential uses closest to the subject site,
Staff finds the design, construction, and proposed operation and maintenance will be
compatible with other uses in the general neighborhood and should not adversely change the
essential character of the same 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.
Staff finds the proposed use, if it complies with all conditions of approval imposed, will not
adversely affect other property 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.
Staff finds the proposed use will be served adequately by essential public facilities and
services as all services are readily available and nearby streets are currently being widened
to accommodate additional traffic flow.
Page 49
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
All public facilities and services are readily available for the subject site so Staff finds that
the proposed use will not be detrimental to the economic welfare of the community or create
excessive additional costs for public facilities and services.
7. That the proposed use will not involve activities or processes,materials,equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise,smoke,fumes, glare or odors.
Although traffic will likely increase in the vicinity with the proposed use, all major roadways
adjacent to the site are planned for improvements in the near future. Therefore, Staff finds the
proposed use will not be detrimental to any persons,property, or the general welfare.
8. That the proposed use will not result in the destruction,loss or damage of a natural,
scenic or historic feature considered to be of major importance. (Ord. 05-1170,8-30-
2005,eff. 9-15-2005)
Staff is not aware of any such features; the proposed use should not result in damage of any
such features.
D. Private Street Findings:
In order to approve the application,the director shall find the following:
1. The design of the private street meets the requirements of this article;
The Director finds that the proposed private street design meets the requirements.
2. Granting approval of the private street would not cause damage,hazard,or nuisance,or
other detriment to persons,property,or uses in the vicinity; and
The Director finds that the proposed private streets would not cause damage, hazard, or
nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of
approval are met.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.(Ord. 05-1170,8-30-2005,eff. 9-15-2005)
The Director finds the use and location of the private streets do not conflict with the
comprehensive plan or the regional transportation plan because the proposed design meets
all requirements.
4. The proposed residential development(if applicable)is a mew or gated development.
(Ord. 10-1463, 11-3-20105 eff. 11-8-2010)
NA
Page 50