PZ - Staff Report 7-9STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020
DATE:
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2020-0066 Apex — MDA, AZ, RZ
H-2020-0056 Apex Northwest — PP
H-2020-0057 Apex Southeast — PP
(to be marketed as "Pinnacle')
LOCATION: MDA, AZ, RZ: generally located east of
S. Meridian Rd. and north of E.
Columbia Rd., in Sections 31 (S. '/2 and
NW '/4) and 32 (SW '/4), Township 3N.,
Range LE; and Sections 5 (NW '/4) and 6
(NE '/4), T.2N., R.1 E.
PP (NW): NWC of S. Locust Grove Rd.
& E. Lake Hazel Rd., in the SE '/4 of
Section 31, T.3N., R.IE
PP (SE): SEC of S. Locust Grove Rd. &
E. Lake Hazel Rd., in the NW '/4 of
Section 5, T.2N., R.1E.
I. PROJECT DESCRIPTION
Modification to existing Development Agreements (H-2015-0019: Brighton Investments, LLC — Inst. #2016-
007072; SCS Brighton, LLC — Inst. #2016-007073; Murgoitio Limited Partnership — Inst. #2016-007074) to
replace the agreements with one new agreement based on the proposed development plan; Annexation of 40.09
acres of land with an R-2 zoning district; and, Rezone of 384.97 acres of land from the R-4 to the R-2 (0.70
acre), R-8 (144.78 + 119.28 = 264.06 acres), R-15 (76.93 acres) and C -C (43.28 acres) zoning districts.
Apex Northwest (NW): Preliminary Plat consisting of 120 residential buildable lots, 11 commercial buildable
lots and 14 common lots on 41.75 acres of land in the C -C and R-15 zoning districts.
Apex Southeast (SE): Preliminary Plat consisting of 237 residential buildable lots, 2 commercial buildable lots,
30 common lots and 10 other (shared driveway) lots on 81.63 acres of land in the C -C and R-8 zoning districts.
Because right-of-way for E. Lake Hazel Rd. and S. Locust Grove Rd. separates the land proposed to be platted,
two separate preliminary plat applications are required to subdivide the property.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Description
Details Page
Acreage
40.09 (AZ); 384.97 (RZ); 41.75 (PP - Northwest); 81.63 (PP - Southeast)
Existing/Proposed Zoning
RUT in Ada County (existing); R-4 (Medium Low -Density Residential)
Future Land Use Designation
Low Density Residential [LDR (3 or fewer units/acre) — 39+/- acres);
Medium Density Residential (MDR — 3 to 8 units/acre) (206/- acres);
Medium High -Density Residential (21+/- acres); & Mixed Use —
Community (MU -C) (120+/- acres)
Existing Land Use(s)
Agricultural
Proposed Land Use(s)
Single-family residential (SFR) attached/detached, commercial, office, 2
schools (elementary & charter)
Lots (# and type; bldg./common)
NW: 120 residential buildable/11 commercial buildable/14 common
SE: 237 residential buildable/2 commercial buildable/30 common/10 other
NW & SE Combined: 357 SFR residential buildable; 13 commercial
buildable; 44 common lots; and 10 other lots for shared driveways
Phasing Plan (# of phases)
3 (NW); 5 (SE)
Number of Residential Units (type
NW: 120 units (88 detached/32 attached)
of units)
SE: 237 units (detached)
NW & SE Combined: 325 detached & 88 attached
Density (gross & net)
NW: 5.62 units/acre (gross); 11.21 units/acre (net)
SE: 3.75 units/acre (gross); 6.17 units/acre (net)
NW & SE (overall): 4.22 units/acre (gross); 7.27 units/acre (net)
Open Space (acres, total
NW: 6.33 acres (15.17%)
[%]/buffer/qualified)
SE: 10.79 acres (13.22%)
NW & SE Combined: 17.12 acres (or 13.88%)
Amenities
NW: Community center with a clubhouse, community post office, cafe,
library/business center; community amphitheater; additional common open
space above the minimum required.
SE: Community swimming pool, tot lot with play equipment, pathway
access to the City's Discovery Park, additional common open space above
the minimum required.
Physical Features (waterways,
The Farr Lateral runs along the north and east boundaries of this site; the
hazards, flood plain, hillside)
McBirney Lateral crosses the site east/west; and another waterway runs
north/south through the site.
Neighborhood meeting date; # of
2/5/20; 29 attendees W
attendees:
History (previous approvals)
ROS #7394; ROS #7783; H-2015-0019 — South Meridian AZ (DA's:
Brighton Investments, LLC — Inst. #2016-007072; SCS Brighton, LLC —
Inst. #2016-007073; and Murgoitio Limited Partnership — Inst. #2016-
007074)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report (yes/no)
Yes (PP, draft); Yes (AZ, RZ)
• Requires ACHD
Yes
(TBD)
Commission Action
Traffic Impact Study (yes/no) I Yes
Page 2
Description
Details I Page
Access
NW: 2 accesses via S. Locust Grove Rd. & 2 accesses via E. Lake Hazel Rd., both
(Arterial/Collectors/State
existing arterial streets; and 2 collector streets are proposed
Hwy/Local)(Existing and
SE: 2 accesses via E. Lake Hazel Rd. & 3 accesses via S. Locust Grove Rd., both
Proposed)
existing arterial streets; and 3 collector streets are proposed
Traffic Level of Service
Better than "D" (Acceptable level of service is "E") — Lake Hazel, Locust Grove
& Amity Roads
Stub
Two stub streets are proposed to this site from Prevail Subdivision near the
Street/Interconnectivity/Cross
northwest corner of the rezone area; no other stub streets exist to this site.
Access
Stub streets are proposed to adjacent properties for interconnectivity as shown on
the preliminary plats.
Existing Road Network
There are no existing streets within the site, only S. Meridian Rd./SH-69, E. Lake
Hazel Rd. and S. Locust Grove Rd. adjacent to the site
Existing Arterial Sidewalks /
There are no existing sidewalks or buffers along Meridian Rd./SH-69, Lake Hazel,
Buffers
or Locust Grove Roads.
Proposed Road
Capital Improvements Plan {CIP}t trriegrated Five Year Wark Plen JIFYWP):
Improvements
■ Vd9lb RUA 15 �rNALlgd Ift the IFYINP io be Wid�M4 16 5-hWos fllotn Lake Ha,!Et RoAd td
A nn ty Road to 2023
* Eagle Road G sanamw 1n i ne IFYWP m be wodionw io 5 -Innes tram Amp Roan to vicioiry
Road in 2021
+ Laka Haza hoed is sl fi dulod Hi Ina [l"NOF 10 bo WMenad kU 5-1aAes fmrli FiJgla Road to
Cloverdale Road iR 2024
+ Lake Naze; Road is schad+dl9d in me iFYWP to be wrdemed to 5-mws from Cloveadsle Road
to Five hW Road
+ Tw inlnr5eu mn or Lake Ha291 Rood and Lagla RW rs sclwdulad in tlr9 IF'(WP to M
widened 1a 5-lipnes Qn the north lag, 4-AQne5 on ffu� sand+ ae9, 3-ldne5 on the Wery leg end 4-
lano�s on the east leg and signohzed in 3023
+ 7h1v inkwEK tion 0 lovusi Grrnye Rpad end 1 KImy Road is whedul in the 1FYVJP to be�
constructed as a muiilane tounmbw voth 4 -lanes on me narth arnd saute legs and 24anes
on the east and west kegs in 20� 1
* LAO llarzel Road 1s bstud in me CPR to be w w1oned l0 3-1:anes ham Locust Grove Road 10
Eagle Road berween 2026 and X1030
Lake Hzxrel Road Is fisted w the C IP lo be widened to 3-;anes from Wndlan Road ISH -691 to
Locusl Grave Road balwemn 2026 arra 2030.
• A fnity Road is Wed in the C 11 to tre widened to 5-vnes tram Locus) Grove #toad to Eagle
Reed berween X Ni ghd 23310
The Intwsec6on of Lake Hazel Road and Lxmt Orove Rood n listed to the CW to Ge
r-sconstiluctad as a single lar[o roundaboul widened l0 34arres on IQ north lag, 2•Ihne5 cin the
south, 2 -lams ees[, and 3-ianas on [he wast lQg w1117 a msiwi-md bypass tight turn bypass
Fane between 206 and 2Q310
+ The inimeoiw of Lake Hazel Raerd and SHS is listed rn the CIP to be widened 9a 7aenes
on the north, saulh, west and ems) legs end signakred between ME and 210313
• The iiw9r5ecfiE7n of Locust Gr0ue F60dd end Amgyr Rued i5 I15t9d iR the CIR to wi lerie¢ to 4-
hanes an 1ha north leg, �-lanes on Ute south lag, 5�Ianos on the west leg: and 9-4ars on the
east leg and signalized between 2a2$ and SMO
Additional right-of-way is required to be dedicated for the future expansion of
Lake Hazel & Locust Grove Roads with pavement widened to 17' from centerline
Fire Service
• Distance to Fire Station
• Fire Response Time
• Resource Reliability
• Risk Identification
• Accessibility
NW — 3.3 miles to Fire Station 94
SE — 3.1 miles to Fire Station #4
NW & SE - only a small portion falls within 5 minute response time goal
NW & SE - 78% - does not meet target goal of 80% or greater
NW & SE — 1 and 4, current resources would not be adequate to supply service to
this project
NW & SE - Project meets all required access, road widths and turnarounds if
phasing plan is followed
Page 3
Description
Details
Page
• Special/resource needs
NW & SE - Project will require an aerial device; response time is 9 minutes travel
• Sewer Shed
time (under ideal conditions) — can meet this need in the required timeframe if
• Estimated Project Sewer
needed
• Water Supply
NW & SE - Requires 1,500 gallons per minute for 2 hours, may be less if
• WRRF Declining
buildings are fully sprinklered
• Other Resources
Police Service
Yes
• Distance to Police
4.5 miles
Station
Plan/Facility Plan
• Police Response Time
Average response time in the City is just under 4 minutes — there isn't enough
• Impacts/Concerns
public initiated call data to determine an average response time for this area (goal
is 3-5 minutes)
• Calls for Service
71 (within a mile of site between 3/15/2019-3/14/2020)
• Accessibility
No concerns
• Specialty/resource needs
No additional resources are required at this time.
• Crimes
10 (within a mile of site between 3/15/2019-3/14/2020)
• Crashes
38 (within a mile of site between 3/15/2019-3/14/2020)
• Other
The MPD can provide service if this development is approved as they already
serve this area.
West Ada School District
• Distance (elem, ms, hs)
• Capacity of Schools
EnrOilment dr Miles
• # of Students Enrolled
&b 11 h-111.1
Marys W1ePhersoA E1enyemvy.. 555 550 2.0
Slem Elemer tart'" 677 301) 3.1
vicwty mWdle school 959 ]QW 4.2
mwntain viewMilh 5ehcal U19 zM9 34
—thdrin2 the 2N2 1 Pehgvl ye4ar Mpry McPhergon's Student uP.dtq will mcrcw %6 675r due 16 9hr mn cmi 0255r4"M
expansion underway. **
—Enrollrmnt at HrFIsddk E'emnentarp it {,rrmiry upped. I;Ments In this dere{aprnent thal are In the HIWAam Mwldaty
will J�r 7ttpnding Sicna Fh6mentsry una1 eieYr9[I566a It Will! t8 eliMifl94,�6ueece&v Eiag all. HIWAaJe.*`*
• # of Students Anticipated
286
from this Development
Wastewater
• Distance to Sewer
Directly adjacent
Services
• Sewer Shed
South Black Cat Trunk Shed
• Estimated Project Sewer
See application
ERU's
• WRRF Declining
13.95
Balance
• Project Consistent with
Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns
Flow has been committed
Water
• Distance to Water
Directly adjacent
Services
• Pressure Zone
5
• Estimated Project Water See application
ERU's
Page 4
• Water Quality
None
• Project Consistent with
Yes
Water Master Plan
■
• Impacts/Concerns
Public Work's preference is to see all water utilities in the public right-of-way
(ROW), where they can easily be operated and maintained. If the utilities truly
cannot be installed in the public right-of-way, then our preference would be for
utilities to be located in a dedicated and improved alley. If that cannot be
accomplished, the applicant should work with Public Works for further solutions
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map Planned Development Map
— Planned Pames
Page 5
Mr
'
III. APPLICANT INFORMATION
A. Applicant:
Brighton, Murgoitio, et al — 2929 W. Navigator #400, Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Michael D. Wardle, Brighton Corporation — 2929 W. Navigator #400, Meridian, ID 83642
IV. NOTICING
Planning & Zoning
Posting Date
Notification published in
newspaper
6/19/2020
Notification mailed to property
owners within 300 feet 6/16/2020
Applicant posted public hearing
notice on site 6/26/2020
Nextdoor posting 6/16/2020
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
City Council
Posting Date
Land Use: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates
approximately 39 acres of the site as Low Density Residential (LDR), 206+/- acres as Medium Density
Residential (MDR); 21+/- acres as Medium High -Density Residential (MHDR); and 120+/- acres as Mixed
Use — Community. A future school site and City Park is designated in the general area northwest of the Locust
Grove/Lake Hazel intersection, north of the MU -C designated area. Another school site is designated on the
east side of N. Locust Grove Rd., north of Lake Hazel Rd., just north of the subject rezone area.
The LDR designation allows for the development of single-family homes on large and estate lots at gross
densities of 3 dwelling units or less per acre. These areas often transition between existing rural residential and
urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and
open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces, parks, trails,
and other appropriate means should enhance the character of the area.
The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The MHDR designation allows for a mix of dwelling types including townhouses, condominiums, and
apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are
relatively compact within the context of larger neighborhoods and are typically located around or near mixed
use commercial or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful site design to
ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
The purpose of the MU -C 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
Page 6
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 3 or 4 miles). Employment opportunities for those living
in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU -C plan depicted in Figure 3C in the Comprehensive Plan (see pg. 3-16). In reviewing
development applications, the items noted on Pgs. 3-13, 3-15 and 3-16 will be considered (see analysis below).
Transportation: ACHD's Master Street Map (MSM) depicts an east/west residential collector street at the
half mile between Amity and Lake Hazel Roads; a north/south industrial collector at the half mile between
Meridian and Locust Grove Roads north of the half mile between Amity and Lake Hazel Roads, which
transitions to a residential collector to the south to Lake Hazel Rd.; a commercial collector around the MU -C
designated area at the Locust Grove/Lake Hazel intersection (see dashed lines on map below), and a residential
collector along the southern boundary of Apex Southeast. A dual lane roundabout is planned at the Locust
Grove/Lake Hazel Rd. intersection. Note: Because a residential collector seems to be more appropriate than
an industrial collector street designation in this area, ACHD has included a change to the street classification
in the MSM update currently in process.
The proposed preliminary plats depict collector streets consistent with the MSM (i.e. E. Crescendo St. & S.
Apex Ave. in Apex Northwest; and E. Tower St., S. Vertex Way and E. Via Roberto St. in Apex Southeast).
The proposed Master Plan included in Section VIII.A, depicts conceptual street locations in the
annexation/rezone area; future preliminary plats should provide collector streets in accord with the MSM
as required by ACHD.
a ' .>':-
_....,-f�.f'LRaL:Fi1'�YYi.�......--v .___,..T..,i:wM•.•
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Proposed Development: The Applicant proposes to develop the 41.75 acre property at the northwest corner of
Locust Grove and Lake Hazel Roads in the MDR & MU -C designated areas with 120 single-family residential
units consisting of 32 attached units and 88 detached units, a future public elementary school, and
neighborhood -scale commercial uses as allowed in the C -C zoning district. The 81.63 acre property located at
the southeast corner of Locust Grove and Lake Hazel Roads in the MDR and MU -C designated areas is
Page 7
proposed to develop with 237 single-family residential detached units, a charter school, and commercial uses
as allowed in the C -C zoning district.
A City Park is not required to be provided with this development due to the proximity of Discovery Park at the
project's southeast boundary; however, the Park's Dept. would be willing to discuss the potential for a
partnership if desired by the Applicant.
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)
A mix of single family attached and detached units (alley -loaded) are proposed in Apex Northwest; only
single-family detached units (front and alley -loaded) are proposed in Apex Southeast.
• "Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval, and in accord with any adopted levels of service for public
facilities and services." (3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area; provide for
diverse housing types throughout the City." (2.01.01G)
A mix of single family attached and detached units (alley -loaded) are proposed in Apex Northwest;
only single-family detached units (front- and alley -loaded) are proposed in Apex Southeast.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential uses should be compatible with existing rural residential/agricultural uses in
the area. The proposed design of the commercial and residential areas with streets separating the uses
should minimize conflicts.
• "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)
Internal pedestrian pathways are proposed through common areas for interconnectivity as well as to
the City Park on the east side of Apex Southeast and to perimeter sidewalks. Segments of the City's
multi -use pathway system are required in accord with the Pathways Master Plan (see Park's Dept.
comments in Section IX.E). Detached sidewalks are proposed along the arterial and collector streets
for safe pedestrian access. Usable open space and quality amenities are proposed (see detailed analysis
below in Section VIB).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development." (3.03.03A)
The proposed development will connect to City water and sewer systems; services are required to be
provided to and though this development in accord with current City plans.
• "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 with the preliminary plats.
Page 8
• "Encourage the development of high quality, dense residential and mixed use areas near in and around
Downtown, near employment, large shopping centers, public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map." (2.02.01E)
Lake Hazel Rd. lies between the proposed preliminary plats and is classified as a residential mobility
arterial that is planned to be a major transportation corridor. A City Park (Discovery Park) abuts the
east side of the proposed Apex Southeast subdivision. All four corners of the Lake Hazel/Locust Grove
intersection are designated for mixed use (MU -C) development. Development in this area should be
high quality and more densely populated at a minimum of 6 units/acre in the MU -C designated area.
The gross density of Apex Southeast is only 3.75 units per acre while the density of Apex Northwest
is 5.62 units per acre. Staff encourages a higher density due to the location of this site adjacent to a
major transportation corridor and City Parr This could be attained through the inclusion of more
dense housing types such as more single-family attached units, townhome units and/or multi family
apartments.
• "Ensure development provides safe routes and access to schools, parks, and other community gathering
places." (2.02.01G)
Detached sidewalks and pathways are proposed throughout the proposed subdivisions for safe
pedestrian access to the future school sites, the City Park and neighborhood commercial/office uses.
• "Where feasible, encourage large transmission and pipeline utility corridors to function as transitional
buffers, parkland, pathways, and gathering spaces within and adjacent to their right of way." (3.07.01E)
A 75 foot wide easement for the Williams Northwest Gas Pipeline crosses this site and is depicted on
the Master Plan and preliminary plats as grassy open space area containing a multi -use pathway. No
structures are allowed within this easement.
• "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)
Collector streets are proposed on the preliminary plats in accord with the MSX collector streets will
be required to be provided with future preliminary plats in accord with the MSM as required by ACHD.
In reviewing development applications, the following items will be considered in all Mixed Use areas,
per the Comprehensive Plan (pg. 3-13): (Staffs analysis in italics)
"A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential
development alone."
The proposed development includes four (4) different land use types — residential (single-family), civic
(i.e. amphitheater and community center), commercial and office.
• "Where appropriate, higher density and/or multi -family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is adjacent
to US 20/26, SH -55, SH -16 or SH -69."
Although a small portion of land proposed to be annexed with this application fronts on SH -69/S.
Meridian Rd., it is not proposed to redevelop with this application and is designated for LDR uses.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request, a development agreement will typically be required for developments with a Mixed Use
designation."
A Master Plan is proposed with the rezone request for the portion of the property surrounding the Lake
Hazel/Locust Grove intersection designated as MU -C (see Section VIII.A). A Development Agreement
Page 9
is required as a provision of the rezone to ensure future development is consistent with the MU -C
FL UM designation.
"In developments where multiple commercial and/or office buildings are proposed, the buildings should
be arranged to create some form of common, usable area, such as a plaza or green space."
The Master Plan for Apex Northwest depicts a community center with a plaza and amphitheater in the
commercial portion of the development. The Master Plan for the commercial portion of Apex
Southeast nearest the intersection doesn't include a development plan — the future plan should
include some form of common, usable area such as a plaza or green space as desired as should other
future commercial/office areas in MU -C designated areas where future development is unknown at
this time.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low- or medium -density residential development."
There are no existing residential uses adjacent to proposed commercial development; therefore,
transitional uses and buffering aren't applicable.
"Community -serving facilities such as hospitals, clinics, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed-use developments."
A public school is planned in Apex Northwest and a charter school is planned in Apex Southeast per the
Master Plan in accord with the FL UM which depicts two school sites in this general area. A community
center and amphitheater is proposed in the commercial portion of Apex Northwest. A 27 -acre City Park
(Discovery Park) abuts the east side of Apex Southeast. A linear open space is planned where the
Williams Northwest Gas Pipeline easement is located.
• "Supportive and proportional public and/or quasi -public spaces and places including but not limited to
parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating
areas at restaurants do not count."
An outdoor amphitheater, community center with a plaza and charter school is proposed in this
development in the MU -C designated area. Discovery Park, a 27 -acre regional City park, exists to the
east of Apex Southeast and includes picnic shelters, pathways, open play areas, play structures, a
splash pad, an off -leash dog park and ballfields.
"Mixed use areas should be centered around spaces that are well-designed public and quasi -public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered."
The public/quasi-public areas (i.e. community center and amphitheater) proposed in this development
are centrally located within the mixed use designated area in Apex Northwest. Discovery Park abuts
Apex Southeast and offers a wide variety of activities for area residents.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed mixed use developments will be directly accessible to adjacent neighborhoods within the
section through extension of streets and internal pedestrian pathways.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
Roadways are proposed as a transition between residential and commercial land uses in both of the
proposed subdivisions; and alleys, roadways and common areas are proposed between residential
housing types and densities as desired.
Page 10
• "Because of the parcel configuration within Old Town, development is not subject to the Mixed Use
standards listed herein."
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications, the following items will be considered in MU -C areas, per
the Comprehensive Plan (pgs. 3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development has a mix of residential, commercial, office and civic uses as desired.
• "Residential uses should comprise a minimum of 20% of the development area at gross densities
ranging from 6 to 15 units/acre."
Residential uses should comprise a minimum of 20% of the overall MU -C designated area at a
minimum density of 6 units/acre. Prior to development of the `future development" areas on the
Master Plan, a conceptual development plan should be submitted to ensure compliance.
• "Non-residential buildings should be proportional to and blend in with adjacent residential buildings."
The design, color, construction materials and height of non-residential buildings should be
proportional to and blend with adjacent residential buildings as desired.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed at this time but are encouraged to be included.
• "Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, a maximum building size should be limited to a 30,000 square -foot building footprint. For
community grocery stores, the maximum building size should be limited to a 30,000 square -foot
building footprint. For community grocery stores, the maximum building size should be limited to a
60,000 square -foot building footprint. For the development of public school sites, the maximum
building size does not apply."
The building footprints shown on the Master Plan do not exceed 30, 000 square feet; future
development should be consistent with this guideline.
• "Supportive and proportional public and/or quasi -public spaces and places including but not limited to
parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of
5% of the development area are required. Outdoor seating areas at restaurants do not count towards
this requirement."
A community center with a plaza area and amphitheater are proposed in Apex Northwest adjacent to
service commercial and office uses; a charter school is proposed in Apex Southeast. These types of
spaces and places and uses should be provided in all of the MU -C designated areas in accord with
this guideline. Linear open space containing a multi -use pathway is proposed where the Williams
Northwest Gas Pipeline easement is located.
• Where the development proposes public and quasi -public uses to support the development above the
minimum 5%, the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
Although this is an option, the developer is not requesting an increase in density or in the maximum
building footprint allowed.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
Page 11
VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC
A. Development Agreement Modification (MDA):
The Applicant proposes to modify the existing Development Agreements (H-2015-0019: Brighton
Investments, LLC — Inst. #2016-007072; SCS Brighton, LLC — Inst. #2016-007073; Murgoitio Limited
Partnership — Inst. #2016-007074) for this property in order to replace the agreements with one new
agreement based on the proposed Master Plan (see Section VIII.A).
The existing Development Agreements (DA's) were required with the South Meridian Annexation
application in 2015. Because that application was initiated by the City, no development was proposed at
that time. A "placeholder" zoning of R-4 was assigned to all of the properties with the requirement that
any future development would require an amendment to the DA's to approve any proposed development
plan. Existing allowed uses in the County pertaining to the raising or maintaining of livestock and
agricultural operations; an exemption to MCC 6-3-10, Firearms, Dischargeable Instruments; and existing
agreements for the collection of solid waste were allowed to remain and continue until such time as the
properties redeveloped in the future. With the proposed development, these uses are required to cease.
The existing DA's require any property or easements needed by the City to provide any sewer or water
infrastructure needed in furtherance of the agreement to be provided by the Owner at no cost to the City
for the intent of providing for the advancement of sewer and water infrastructure for the benefit of the
property, the City and adjacent properties for water mains, sewer mains and trunk lines. Because all of the
water and sewer infrastructure commitments have been met and have been constructed, these provisions do
not need to be carried over to the new DA.
Staff recommends the proposed Master Plan is included in the new DA along with the provisions for future
development listed in Section IX.A.1 to ensure compliance with the MU -C FLUM designation.
B. Annexation & Zoning (AZ):
Annexation of Lot 4, Block 1 of Shafer View Estates Subdivision consisting of 40.09 acres of land is
proposed with an R-2 zoning district consistent with the associated FLUM designation of LDR. This lot
was previously deed restricted as part of a non-farm development in the County and was only allowed to
be used as open space for a period of not less than 15 years from the recording date of the plat; because the
plat was recorded in 2002, this restriction has since expired.
No development is proposed at this time. Annexation is requested because the easterly 10 acres of the lot is
needed for sewer and access to the proposed development; the remainder of the property is not proposed to
develop as part of this project. Future development is required to comply with the dimensional standards of
the R-2 zoning district. The Developer plans to develop the property between the collector street and the
adjoining Shafer View Subdivision with 1 -acre lots as a transition and buffer to the existing neighborhood.
Prior to annexation of the property, a lot division should be approved by Ada County in order for
the Applicant to only develop the eastern portion of the property.
The annexation area is within the Area of City Impact Boundary (AOCI). A legal description for the
annexation area is included in Section VIII.B.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho
Code section 67-651 IA. Because the R-2 district only allows single-family residential detached dwellings,
parks, minor public utilities and certain wireless communication facilities as principal permitted uses, Staff
does not feel it's necessary to restrict development of the property through a DA as a provision of
annexation.
Page 12
C. Rezone (RZ):
A rezone of 384.97 acres of land from the R-4 to the R-2 (0.70 acre), R-8 (144.78 + 119.28 = 264.06
acres), R-15 (76.93 acres) and C -C (43.28 acres) zoning districts is proposed.
The 0.70 of an acre of land proposed to be rezoned to R-2 is located directly to the east of the annexation
area on the west side of the future collector street depicted on the Master Plan. Because this property is
designated MDR on the FLUM, the R-4 or R-8 zoning districts would typically be the best zoning choices.
However, because this area will develop as part of the adjacent property to the west proposed to be
annexed with R-2 zoning, Staff recommends the adjacent LDR designation is used for the area proposed to
be rezoned as allowed in the Comprehensive Plan when deemed appropriate and approved as part of a
public hearing with a land development application (see pg. 3-9). No development is proposed at this time.
Future development is required to comply with the dimensional standards of the R-2 zoning district listed
in UDC Table 11-2A-4 and the allowed uses listed in UDC Table 11-2A-2.
The areas proposed to be rezoned to R-8 consisting of a total of 264.06 acres are primarily designated on
the FLUM as MDR but some of the area is within the MU -C designated area. The Master Plan does not
depict a conceptual development plan for much of the R-8 zoned area except for that to the south of the C-
C zoned area in Apex Southeast where single-family detached homes are proposed at a gross density of
3.75 units/acre. Because this area is in close proximity to a major transportation/mobility corridor
(E. Lake Hazel Rd.) and a City Park, a higher density in this area is encouraged.
The 76.93 acre areas proposed to be rezoned to R-15 lie within areas designated as MDR, MHDR and
MU -C on the FLUM. The Master Plan does not include a conceptual development plan for the portion in
the MHDR designated area. To ensure future development occurs consistent with the guidelines in the
Comprehensive Plan for MHDR designated areas, Staff recommends a DA provision requiring
future development to incorporate high quality architectural design and materials and thoughtful
site design to ensure quality of place; an alternative housing type such as townhomes and/or multi-
family is recommended. Connectivity with adjacent uses and area pathways, attractive landscaping
and project identity should also be provided. The majority of the remainder of the R-15 area is
designated MU -C with a small portion designated MDR. Alley -loaded single-family attached and detached
homes are depicted on the Master Plan in the MDR and MU -C designated areas included in the Apex
Northwest plat at the northwest corner of Locust Grove/Lake Hazel Roads in accord with the
Comprehensive Plan. A concept development plan is not proposed for the remainder of the area proposed
to be zoned R-15 north of the commercial area in Apex Northwest, on the south side of Lake Hazel and on
the east side of Locust Grove in the MU -C designated area. To ensure these areas develop consistent
with the general Mixed Use and MU -C guidelines in the Comprehensive Plan, Staff recommends the
DA is amended prior to development of these areas to include a conceptual development plan. Future
development should comply with the dimensional standards of the R-15 district listed in UDC Table 11-
2A-7, the allowed uses for the R-15 district listed in UDC Table 11-2A-2, and the general guidelines for
Mixed Use developments and specifically MU -C designated areas in the Comprehensive Plan.
The proposed rezone of 43.28 acres of land to the C -C zoning district is consistent with the associated
FLUM designation of MU -C. The area at the northwest corner of Locust Grove and Lake Hazel Roads is
proposed to develop with a mix of neighborhood -serving commercial and office uses including a
community center and amphitheater; and the area on the south side of Lake Hazel, east of the Locust
Grove/Lake Hazel intersection is proposed to develop with a charter school as depicted on the Master Plan.
A conceptual development plan is not proposed for the MU -C designated areas at the southwest, southeast
and northeast corners of the intersection. To ensure these areas develop consistent with the general
Mixed Use and MU -C guidelines in the Comprehensive Plan, Staff recommends the DA is amended
prior to development of these areas to include a conceptual development plan consistent with these
guidelines.
Page 13
The Murgoitio property (Parcel #S1406110110) located southwest of the E. Lake Hazel/S. Locust
Grove Rd. intersection shown as an "NAP" should be included in a future subdivision of the
surrounding property (Parcel #S1406110350 or #S1406110015) in order to establish a legal division
of land. Or, if a parcel division was approved by Ada County for the current configuration of the
property, proof of such should be submitted to the Planning Division with a future subdivision
application for the surrounding property.
Legal descriptions with associated exhibit maps of the areas proposed to be rezoned are included in
Section VIII.B. Because the legal description and map for the R-2 zoned area includes 40.09 acres of
land that is part of the annexation request, Staff has requested the Applicant revise the description
to exclude that area; a revised legal description and exhibit map should be submitted prior to the
City Council hearing.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code
section 67-6511A. Because a new DA is proposed to replace the existing DA's Staff recommends the
above recommended DA provisions are included in that agreement.
D. Preliminary Plats:
Two separate preliminary plats, Apex Northwest and Apex Southeast, are proposed due to ACHD right-of-
way (ROW) for Lake Hazel and Locust Grove Roads separating the properties. Because this overall
project will be developed as a single integrated project and marketed as such, analysis of both projects is
included in this report.
Apex Northwest consists of 120 single-family residential buildable lots for the development of 88 detached
and 32 attached dwelling units, 11 commercial buildable lots and 14 common lots on 41.75 acres of land in
the C -C and R-15 zoning districts. The minimum lot size proposed is 2,863 square feet (s.f.) with an
average lot size of 3,885 s.f. The gross density proposed is 5.62 units/acre with a net density of 11.21
units/acre. The subdivision is proposed to develop in 3 phases as shown on the Phasing Plan in Section
VIII.D.
Apex Southeast consists of 237 single-family residential buildable lots, 2 commercial buildable lots, 30
common lots and 10 other (shared driveway) lots on 81.63 acres of land in the C -C and R-8 zoning
districts. The minimum lot size proposed is 4,840 square feet (s.f.) with an average lot size of 7,058 s.f.
The gross density proposed is 3.75 units/acre with a net density of 6.17 units/acre. The subdivision is
proposed to develop in three (5) phases as shown on the phasing plan in Section VIII.D.
Overall, a total of 357 single-family residential buildable lots, 13 commercial buildable lots, 44 common
lots and 10 other lots are proposed between the two subdivisions at a gross overall density of 4.22
units/acre and a net overall density of 7.27 units/acre.
Existing Structures/Site Improvements:
There are no existing structures within the boundaries of the proposed plats.
The Northwest Williams Gas Pipeline crosses the northeast corners of Apex Northwest (Lot 2, Block 6)
and Southeast (Lot 1, Block 9 and Lot 1, Block 14) subdivisions as depicted on the preliminary plats.
Development within this area should comply with the Williams Developers' Handbook. No structures
should be located within the easement.
Proposed Use Analysis:
The proposed single-family detached and attached dwellings are listed as a principal permitted use in the
R-8 and R-15 zoning districts; and an education institution is listed as a conditional use in the R-8 zoning
district per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. An
education institution and professional service (i.e. office) is listed as a principal permitted use in the C -C
Page 14
district, subject to the specific use standards listed in UDC 11-4-3-14; other allowed uses in the C -C
district are listed in UDC Table 11-2B-2.
Dimensional Standards (UDC L� L-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 zoning district, 11-2A-7 for the R-15 district and 11-213-3 for the C -C district.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 11-6C-3, including but not limited to streets, alleys, common driveways,
easements and block face.
The proposed lots in Apex Northwest are consistent with the dimensional standards of the R-15 and C -C
zoning districts. However, one of the alleys is not designed so that the entire length is visible from a
public street as required by UDC 11-6C-3B.5e; the plat should be revised to comply. Common
driveways that comply with the standards in UDC 11 -6C -3D may be considered as an alternative.
The proposed lots in Apex Southeast are consistent with the dimensional standards of the C -C and R-8
zoning districts. Two (2) alleys and 10 common driveways are proposed in the residential portion of the
development that are consistent with the standards in UDC 11-6C-3. Such alleys and common driveways
should be constructed in accord with the standards listed in UDC 11 -6C -3B.5 and 11 -6C -3D. A perpetual
ingress/egress easement is required to 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. An exhibit should be submitted with the final plat
application that depicts the setbacks, fencing, building envelope, and orientation of the lots and
structures accessed via the common driveway; if a property abuts a common driveway but has the
required minimum street frontage and is taking access via the public street, the driveway should be
depicted on the opposite side of the shared property line from the common driveway. Address
signage should be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
Access (UDC 11-3A-3)
Access is required to comply with the standards listed in UDC 11-3A-3.
Apex Northwest: Two (2) public street accesses are proposed via E. Lake Hazel Rd., an arterial street, and
two (2) public street accesses are proposed via S. Locust Grove Rd., an arterial street. Collector streets (E.
Crescendo St. and S. Apex Ave.) are proposed in accord with the MSM.
Apex Southeast: Three (3) public street accesses are proposed via S. Locust Grove Rd., an arterial street,
and two (2) public street accesses are proposed via E. Lake Hazel Rd., an arterial street. Collector streets
(E. Tower St., S. Vertex Way and E. Via Roberto St.) are proposed in accord with the MSM.
Alleys are proposed for access to alley -loaded homes in Apex Northwest and Apex Southeast. Common
driveways are proposed for access to certain homes in Apex Southeast.
Cross -access easements should be provided between all commercial lots in the subdivisions as set
forth in UDC 11 -3A -3A.2.
Road Improvements: The Applicant has proposed to enter into a Cooperative Development Agreement
(CDA) with ACHD to improve Lake Hazel Road abutting the site with (4) 11.5' wide travel lanes, a 19'
wide center landscape median, vertical curb, gutter, 8' wide planter strips and 10' wide detached concrete
sidewalks within 109' to 120. 5' of right-of-way (ROW) with the first phase of development. The
Applicant has proposed to construct dedicated right -turn lanes on Lake Hazel Rd. at Aspiration Ave., Apex
Ave., Peak Ave. and Vertex Way. Locust Grove Rd. abutting the site is proposed to be improved with (3)
12' wide travel lanes with 6.5' wide bike lanes, vertical curb, gutter, 8' wide planter strips and 5' wide
Page 15
detached concrete sidewalks within 77' of ROW. The specific conditions of approval pertaining to the
CDA are included in the ACHD report in Section IX.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
single-family detached dwellings based on the number of bedrooms per unit. Future development should
comply with these standards. Parking for non-residential uses is required per the standards listed in UDC
11 -3C -6B.1.
Pathways (UDC 11-3A-8):
The Pathways Master Plan (PMP) depicts segments of the City's multi -use pathway system in the linear
area where the Williams gas pipeline is located and along the east boundary of the rezone area.
Pathways should be provided with development in accord with the PMP per the conditions from the Park's
Dept. in Section IX.E. All pathways shall be constructed in accord with the standards listed in UDC
11-3A-8 and the Pathways Master Plan. Landscaping shall be provided along either side of the
pathway in accord with the standards listed in UDC 11-313-12C. Public pedestrian easements (14 -feet
wide) should be provided prior to signature by the City Engineer on final plat phases in which
pathways are located.
Staff recommends two (2) additional micro -path connections are provided in Apex Southeast at the
east boundary to Discovery Park.
Sidewalks (UDC 11-3A-1 :
The UDC (11-3A-17) requires, at a minimum, detached sidewalks to be provided along arterial and
collector streets and attached sidewalk to be provided along local streets.
Detached sidewalks are proposed along all internal local and collector streets and along the arterial streets
in accord with the standards listed in UDC 11-3A-17.
Parkways (UDC 11-3A-17):
Eight -foot wide parkways are proposed adjacent to all streets with detached sidewalks; all parkways are
required to be constructed in accord with the standards listed in UDC 11-3A-17.
Landscaping (UDC 11-3B):
A 25 -foot wide street buffer is required adjacent to S. Locust Grove Rd. and E. Lake Hazel Rd., both
arterial streets; and a 20 -foot wide street buffer is required adjacent to E. Crescendo St., S. Apex Ave., E.
Tower St., S. Vertex Way and E. Via Roberto St., all collector streets, landscaped per the standards listed
in UDC 11-313-7C. Alternative Compliance may be requested to UDC 11-3B-7C.2a for street buffers along
collector streets to be located in a dedicated buffer rather than in a common lot.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11 -3B -
7C.
Landscaping is required along all pathways in accord with the standards listed in UDC 11 -3B -12C as
discussed above.
Common open space is required to be landscaped in accord with the standards listed in UDC 11 -3G -3E.
Mitigation is required for any existing trees proposed to be removed from the site as set forth in UDC 11-
3B -10.C.5.
If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk
or property line, the Developer is required to maintain a 10 foot compacted shoulder meeting the
construction standards of ACHD and landscape the remainder with lawn or other vegetative ground
cover as set forth in UDC 11 -3B -7C.5. A license agreement for improvements within the right-of-way
is required between the property owner and ACHD.
Page 16
Qualified Open Space (UDC 11-3 :
A minimum of 10% qualified open space meeting the standards listed in UDC 11 -3G -3B is required to be
provided with development of land in residential districts.
Based on the residential portion of the Apex Northwest plat (31.52 acres) zoned R-15, a minimum of 3.15
acres of qualified open space is required to be provided. Qualified open space consists of all of the street
buffers along collector streets, half of the street buffers along arterial streets, the 8 -foot wide parkways
between the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an
access at each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit
was submitted that appears to meet the minimum standards, it includes areas in the C -C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11 -3G -3B in order to ensure consistency with this standard. If additional qualified
open space is needed, the plat should be revised to comply.
Based on the residential area of the Apex Southeast plat (63.18 acres) zoned R-8, a minimum of 6.32 acres
of qualified open space is required to be provided. Qualified open space consists of all of the street buffers
along collector streets, half of the street buffers along arterial streets, the 8 -foot wide parkways between
the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an access at
each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit was
submitted that appears to comply with the minimum standards, it includes areas in the C -C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11 -3G -3B to ensure consistency with this standard. If additional qualified open space
is needed, the plat should be revised to comply.
Qualified Site Amenities (UDC 11-3G1
A minimum of one (1) qualified site amenity is required for each 20 acres of land to be developed in
residential districts as set forth in UDC 11-3G-3.
Based on the area of the residential portion of Apex Northwest (31.52 acres), a minimum of one (1)
qualified site amenity is required to be provided. A gazebo is proposed as an amenity in Lot 32, Block 5 as
an amenity; Staff recommends tables and benches are also provided as required for a "picnic area"
amenity. A community center and amphitheater are also proposed as public amenities in the adjacent
commercial portion of the development and a swimming pool is depicted on the Master Plan off-site on the
adjacent property to the north; however, these do not qualify as amenities for the residential portion of the
development proposed to be platted with this application.
Based on the residential area of the Apex Southeast plat (63.18 acres) zoned R-8, a minimum of three (3)
qualified site amenities are required to be provided. A swimming pool and children's play equipment
are proposed in a central common area and pedestrian pathways (multi -use pathway along E. Lake
Hazel Rd. and internal pathways) are proposed as amenities in this development in accord with
UDC standards. A detail of the children's play equipment should be submitted with the final plat
application.
Waterways (UDC 11-3A-dy"j:
There are no waterways within the boundary of the preliminary plats.
The Farr Lateral runs along the north and east boundaries; the McBirney Lateral crosses the site east/west;
and another waterway runs north/south through the annexation and/or rezone areas.
Fencing (UDC 11-3A- :
All fencing is required to comply with the standards listed in UDC 11 -3A -6C and 11-3A-7. Fencing is
proposed as shown on the landscape plan.
Page 17
Six-foot tall wood picket fencing is proposed along end caps at the ends of residential lots adjacent to
common areas; and 5 -foot tall clear vision metal fencing is proposed adjacent to internal common areas.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction is required to follow Best Management
Practice as adopted by the City.
Irrigation: Underground, pressurized irrigation water is required to be provided for each and every lot
within the development in accord with MCC 9-1, Water Use and Service. Irrigation water will be provided
from Boise Project Board of Control.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted several perspective building elevations for the proposed single-family homes and
for the commercial structures planned to be constructed in this development which are included in Section
VIII.G. Homes depicted are a mix of 1- and 2 -story units, attached and detached, with building materials
consisting of a variety of siding styles and stucco with stone/brick veneer accents. Final design is required
to comply with the design standards in the Architectural Standards Manual, single-family detached
dwellings are exempt from design review standards.
Because 2 -story home elevations that face arterial and collector streets are highly visible, Staff
recommends as a provision of the DA that the rear and/or side of structures on lots that face E. Lake
Hazel Rd. and S. Locust Grove Road, arterial streets, and S. Vertex Way, E. Tower St., E.
Crescendo St., S. Apex Ave. and E. Via Roberto St., collector streets, shall incorporate articulation
through changes in two or more of the following: modulation (e.g. projections, recesses, step -backs,
pop -outs), bays, banding, porches, balconies, material types, or other integrated architectural
elements to break up monotonous wall planes and roof lines that are visible from the subject public
street. Single -story structures are exempt from this requirement.
A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility and non-
residential/commercial structures. A Design Review application is required to be submitted for single-
family attached units; one application can be submitted for the overall development if desired. Design
review is not required for single-family detached homes.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed MDA, AZ, RZ and PP applications with the requirement of a
new Development Agreement with the provisions noted in Section IX.A per the Findings in Section X.
Page 18
VIII. EXHIBITS
A. Master Plan (Revised)
Page 19
B. Annexation Legal Description & Exhibit Map
kin
9233 NEST STATE STREET I BOISE, ID 83714 ( 208.639.6939 1 FAX 208.639.6930
March 30, 2020
Project No. 20-017
Exhibit A
Legal Description for
Annexation
Lot 4, Block 1 of Shafer View Estates
Lot 4, Block I of Shafer View Estates (gook 84, Pages 9403 and 9404, records of Ada County, Idaho) and
further situated in a portion of the North 1/2 of the Southwest 1/4 of Section 31, Township 3 North,
Range 1 East, B.M., Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 518 -inch rebar marking the center of said Section 31, which bears N89"57'15"E a
distance of 2,547.52 feet from an aluminum cap marking the West 1/4 of said Section 31, thence
following the boundary of said Lot 4, Block 1 the following courses:
1. Following the easterly line of said North 1/2 of the Southwest 114 of Section 31, 500°16`52"W a
distance of 1,342.44 feet to a 5/8 -inch rebar marking the C-5 1/16 corner of said Section 31;
2- leaving said easterly line and following the southerly line of said North 1/2 of the Southwest 1/4
of Section 31, N89°52'31"W a distance of 130.43 feet;
3. leaving said southerly line, N23`55'33"W a distance of 170.57 feet;
4. N16"35'10"W a distance of 254.88 feet;
5. N14.'41'01"W a distance of 193.75 feet;
6. N31"15'14"W a distance of 114.54 feet;
7. N89°52'31"W a distance of 147.52 feet;
8. 534°41'11"W a distance of 165.23 feet;
9. 1155°18'49"W a distance of 100.00 feet;
10. N34°41'11"E a distance of 81.53 feet;
11. N04°34'55"E a distance of 91-69 feet;
12. N26°44'50"W a distance of 85.73 Feet;
13. N56"37'31"W a distance of 87.84 Feet;
14, N76413'00"W a distance of 89.88 feet;
15. N86'11'04"W a distance of 185.99 feet;
16. 571'42'213"VY a distance of 114.34 feet;
17. S60'59'16"W a distance of 112.15 feet;
18. N76"57'01"W a distance of 210.47 feet,
19. 578°51'4rW a distance of 45.77 feet;
20. 551"46'10"W a distance of 247.67 feet;
21. S65°27'07"IN a d+stanre of 258-28 feet;
22. S17°27'52"W a distance of 98.71 feet;
23. S03°55'31"E a distance of 50.00 feet,
2,4. 88-50 feet along the arc of a circular curve to the right, said curve having a radius of 275.00 feet,
a delta angle of 18"26'21 a chord bearing of N84°42'19"W and a chord distance of 88.12 feet;
25. 528°48'07"Vu a distance of 181.70 feet;
26. 95.37 feet along the arc of a circular curve to the right, said curve having a radius of 475.00 feet,
a delta angle of 11°30'14", a chord bearing of N47°$6'47"W and a Chord distance of 95.21 feet,-
27.
eet;27. N42'01'40"W a distance of 107.06 feet;
ENGINEERS I SURVEYORS ( PLANNERS
Page 20
28. 104.85 feet along the arc of a circular curve to the left, said curve having a radius of 125.00 feet,
a delta angle of 48°03'29", a chard bearing of N66°03'28"W and a chord distance of 101.80 feet;
29, 589°54'43"W a distance of 124.67 feet;
30. N46°59'43"W a distance of 29.21feet to the easterly right-af-way line of State Highway 69;
Thence leaving said boundary of Lot 4, Block 1, 589°54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 114 of Section 31;
Thence following said westerly line, Np0"05'07"W a distance of 757.11 feet to an aluminum cap marking
the west 1/4 corner of said Section 31;
Thence leaving said westerly line and following the northerly line of the said North 1/2 of the Southwest
1/4, N89'57'15"E a distance of 2,507.62 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.09 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
OF SECTION 31
l N
0 200 400 $00
SCALE: 1 "=400'
Page 21
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Page 22
C. Rezone Legal Description & Exhibit Map
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9233 QUEST STATE STREET I BOLSE, ID 83714 1 208.639.6939 1 FAQ{ 208.639.6930
March 30, 2420
Project No. 20-017
Exhibit A
Legal Description for
Rezone to R-2
Apex Subdivision
A portion of Lot 4, Block 1 of Shafer View Estates (Book 84, Pages 9403 an 04, records of Ada County,
Idaho) and further situated in a portion of the North 112 of the "e
® Section 31 and a
portion of the West 1/2 of the Northwest 1{4 of the Southeast 2j7 1, Township 3 North,
Range 1 East, B.M., City of Meridian, Ada County, Idaho and particularly described as
follows= O
Commencing at a 518 -inch rebar marking the to d Section 31, which bears N89°57'15"E a
distance of 2,507,62 feet from an alu a ing the West 114 of said section 31, thence
following the northerly line of saiaid o�rt® the Southwest 1/4 of Section 31, 589"57'15"W a
distance of 338.68 feet to th of �GINNING.
Thence leaving said northerly liKe, 195.79 feet along the arc of a circular curve to the right, said curve
having a radius of 230.40 feet, a delta angle of 49"31'13", a chord bearing of S65"17'09"E and a chord
distance of 192.66 feet;
Thence S4O"31'33"E a distance of 241.33 feet;
Thence 199.42 feet along the arc of a cirr.ular curve to the right, said curve having a radius of 280.00
feet, a delta angle of 40°48'25", a chord bearing of S20°07'20"Iand a chord distance of 195.23 feet;
Thence 500"16'52"W a distance of 895.04 feet to the southerly line of sa€d West 1f2 of the Northwest
114 of the Southeast 1/4 of Section 31;
Thence following said southerty line, N89°52'08"W a distance of 52.50 feet to a 5{8 -inch rebar marking
the C -S 1116 corner of said Section 31 and being on the boundary of said Lot 4, Block 1;
Thence leaving said southerly line and following the boundary of said Lot 4, Block 1 the following
Wur5e$:
I. FoPowing tate southerly line of said North 112 of the Southwest 114 of Section 31, N89°52'31"W
a distance of 130.43 feet;
2. Leaving said southerly line, N23"55'33"W a distance of 174.57 feet;
3_ N15"35'10"W a distance of 254.88 feet;
4. N14"41'01"W a distance of 193.75 feet;
5. N3 1'15'14'W a distance of 114.54 feet;
6. N89"52'31" W a distance of 147.52 fleet;
7. 534°41'11"W a distance of 165.23 feet;
8. N55"18'49"W a distance of 104.04 feet;
9. N34'41'1 1"E a distance of 81.53 feet;
10. N04"34'55"E a distance of 91.69 feet;
11. N26'44'50"W a distance of 85.73 feet;
12. N56"37'31"W a distance of 87.84 feet,
13. N76"13'46" W a distance of 89.88 feet;
14. N86'11'04"UV a distance of 185.99 feet;
15. 571'42'28'W a distance of 114.34 feet;
ENGINEERS I SURVEYORS I PLANNERS
Page 24
16. 560"59' 16"W a distance of 112.15 feet;
17. N76"57'01"W a distance of 210.47 feet;
18. S78°51'41"W a distance of 45.77 fest;
19. 551°46'10"W a distance of 147.67 feet;
20. 555°27'07"W a distance of 258.28 feet;
21. 517°27'52"W a distance of 98.71 feet;
22. 503°55'31"E a distance of 50.00 feet;
23. 88.50 feet along the arc of a circular curve to the right, said curve having a radius of 275.00 feet,
a delta a ngIe of 18°26'21", a chord bearing of N84°42'19"W and a chord distance of 88.12 feet;
24. 5Z8°48'07"W a distance of 181.70 feet;
ZS. 95.37 feet along the arc of a circular curve to the right, said cu MAaving a radius of 475.00 fee t,
a delta angle of 11"3x'14", a chord bearing of N47"46'47"W Vrd distance of 95.21 feet;
26. N42"01'40'W a distance of 107.05 feet; O
27. 104,55 feet along the arc of a circular curve to the I rve having a radius of 125.00 feet,
a delta angle of 48"03'23", a chord bearin ® and a chord distance of 101.80 feet;
28. 5S9°5443"W a distance of 124.67 feet; Q
29. N46"59'43"W a distance of 29.21fee#�yth sterly right-of-way line of State Highway 59;
Thence leaving said boundary B o , 589'54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 1j4 of Se 3
Thence following said westerly , NOD°45'07"W a distance of 757.11 feet to an aluminum cap marking
the west 1/4 comer of said Section 31;
Thente leaving said westerly line and following the northe rly lime of the said North 1/2 of the Southwest
1/4, N89°57'15"E a distance of 2,158.94 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.79 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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9233 WEST STATE STREET I BOISE, ID $3714 I 209.G39.6939 I FAX 208.639.6930
March 23, 2020
Project No. 20-017
Exhibit
Legal Description for
Zone R-4
Apex Subdivision
A parcel of land situated in a portion of the West 112 of the Southwest 114 of Section 32, Township 3
North, Range 1 East, B. M., City of Meridian, Ada County, Idaho and being more particularly described as
follows
Commencing at a brass cap marking the VV est 114 corner of said Section 32, which bears NOO'32'22"W a
distance of 2,700.07 feet from a brass cap marking the southwest corner of sa id Section 32, thenca
following the westerly line of said Southwest 1/4 of 5ectian 32, 500'32'22"E a distance of 225.76 feet to
a 518 -inch rebar on the centerline of Farr Lateral and being the POINT OF BEGINNING.
Thence leaving said westerly line and fol owing said centerline the fallowing courses:
1. S38"43'32"E a distance of 61.71 feet;
2. 551'12'32"E a distance of 444.04 feet;
3. S60'36'10"E a distance of 272.56 feet;
4. 586°04'31"E a distance of 206.22 feet;
5. 573°45'13"E a distance of 341.51 feet;
6. S43°15'53"E a distance of 313.74 feet;
7, 529°01'13"1= a distance of 97.13 Feet to the easterly line of said West 112 of the Southwest 114;
Thence leaving said centerline and following said easterly line, SO❑°08'25'E a distance of 205.12 feet to a
112 -Inch rebar on the easterly boundaryof said Farr Lateral;
Thence leaving said easterly Iine and foIlow! ng said easterly boundary the following courses'
X. 22.57 feet along the arc of a ciraAIar curve to the right, said curve having a radius of 144.67 feet,
a delta angle of 08'56'24", a chord bearing of 556"50'40"W and a chord distance of 22.55 Feet to
a 112 -inch rebar;
2. S51°18'54"W a distance of 9 1. 61 feet to a 112 -inch rebar;
3. 122,47 feet along the are of a circular curve to the right, said curve having a radius of 220.OG
feet, a delta angie of 31'53'39", a chard bearing of 577'1 5'42"W a n d a chard distance of 120.813
feet to a 1j2 -inch rebar;
4 N86'47'31"W a distance of 362.95 feet to a 1/2 -inch rebar;
5. 583°47'06"W a distance of 26.72 feet to a 112 -inch rebar;
6- S69°57'44"W a distance of 128.97 feet to a 1j2 -inch rebar;
7, 90.89 feet along the arc of a circular curve to the left, said curve having a radius of 1X0.00 feet, a
delta angle of 47"20'30", a chard bearing of 846"18'02"W and a chard distance of 88.33 feet;
Thence leaving said easterly houndary, NS9"42'21"W a distance of 548.55 feet to the westerly line of
said Southwest 114 of Section 32;
Thence fallowing said westerly Iine, NOO'32`22"W a distance of 1,1.93.58 feet to the POINT OF
BEGINNING,.
Page 27
Said parcel wntains a total of 22,23 acres, more or less.
Attached) hereto is Exhib1t B and by this reference is hereby made a part of.
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9233 WEST STATE STREET I BOISE, 10 837'14 1 208.639.6939 1 FAX 208.639.5930
April 2, 2020
Project No. 20-017
Exhibit A
Legal Description for
Rezone to R-8 - North
Apex Subdivision
A portion of the East 1/2 of the Northwest 1/4, a portion of the Southeast 1/4 and a portion of the
Northeast 114 of the Southwest 1/4 of Section 31, Township 3 North, Range 1 East, B.M., City of
Merldian, Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8 -inch rebar marking the Center of said Section 31, thence following the northerly
line of said Southeast 1/4 of Section 31, N89"57'56"E a distance of 2,601.37 feet to a brass cap marking
the East 114 corner of said Section 31;
Thence leaving said northerly line and following the easterly line of said Southeast 1/4, 500"32'22NE a
distance of 1,419.94 feet;
Thence leaving said easterly Iiae, N89°42'21"VII a distance of 1,423.17 feet;
Thence 500°16'52"W a distance of SMOG feet;
Thence NS9°42`2 VW a distance of 1,1.98-50 feet to the westerly line of said Southeast 1/4;
Thence following said westerly line, N00°16'52"E a distance of 682.44 feet to the Center -South 1/15
corner of said Section 31;
Thence leaving said westerly line, 589-52'08" E a distance of 62.50 feet,
Thence N00°16'52"E a distance of 895.00 feet;
Thence 199.42 feet along the arc of a circular curve to the left, said curve having a radius of 280M feet,
a delta angle of 40"48'25", a chord bearing of N20°07`20"W and a chord distance of 195.23 feet;
Thence N40"31'33"VII a distance of 241-33 feet;
Thence 198.79 feet along the arc of a circular curve to the left, said curve having a radius of 230.00 feet,
a delta angle of 49'31'13", a chord bearing of N65"17'09"W and a chord distance of 192.66 feet to the
southerly tine of said East 1/2 of the Northwest 1/4 of Section 33;
Thence fallowing said southerly line, S89'57'1 5"W a distance of 980.26 feet to a 5/8 -inch rebar marking
the Center -West 1/16 corner of saGd Section 31;
Thence Leaving said southerly line a n foVow! ng the westerly line of said East 1/2 of the Northwest 114,
NOO"25'36"E a distance of 1,558.66 feet;
Thence leaving said westerly line, N81°55'55"E a distance of 518.76 feet;
Thence 56.28 feet along the arc of a circular curve to the left, said curve having a radius of 58.00 feet, a
delta angle of 55"35'50", a chord bearing of 520°49'52"E and a chord distance of 54.10 feet;
Thence 546°52M"E a distance of 45.40 feet;
Thence 554'18'7.0" E a distance of 180.18 feet;
Thence 16 1. 54 feet along the arc of a circular cu rve to the left, said curve having a radius of 588.00 feet,
a delta angle of 15°44'26", a chord bearing of 562°10'23"E and a chard distance of 161.03 feet;
Thence S70°02'36"E a distance of 107-80 feet;
Thence 519'57'24"W a distance of 12.00 feet;
Thence 570°02'36"E a distance of 14.45 feet;
Thence 551°58'05"l; a distance of 207.13 feet;
Thence 555'32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the Northwest 1/4;
Page 29
Thence following said easterly fine, SCO°38'17"W a distance of 1,140.13 feet to the POINT OF
BEGINNING.
Said parcel contains a total of 144-78 acres, more or less -
Attached hereto is Exhibit B and by this reference is hereby made a part of,
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Current Zuni rTq- RUT & R•4
I Proposed Zoning: R-8
1 0M1F`4 31)W 14M.17'
Page 30
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9233 WEST STATE STREET I BDISE, ID 83714 1 208.639.6939 l FAX 208,639.6930
April 29, 2424
Project No. 20-417
Exhibit A
Legal Description for
Rezone to R-15
Apex Subdivision
A parcel of land situated in a portion of the South 112 of the Southeast 1J4 of Section 31 and a portion
of the Southwest 114 of the Southwest 114 of Section 32, Township 3 North, Range 1 East, B.M., and a
portion of the Northeast 114 of the Northeast 114 of Section 6, Township 2 North, Range 1 East B.M., al I
situated in the City of Meridian, Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/9 -inch rebar marking the corner common to Section 31, Township 3 North, Range 1
East, and Section 6, Township 2 North, Range 1 East, which clears N89'42'2 1"E a distance of 2,40.00
feet from a 518 -inch rebar marking the Southeast 1}4 corner of said Section 31;
Thence following the westerly line of the Southeast 114 of the Southeast 114 of Section 31, NDD°16'52"E
a distance of 660.00 feet;
Thence leaving said westerly line, 589042'21"E a distance of 1,198.50 feet;
Thence N40"16'52"E a distance of 620.00 feet;
Thence 589°42'21"E a distance of 1,971.82 feet to the easterly boundary of the Farr Lateral;
Thence following said easterly boundary the following courses:
1. 64.48 feet along the arc of a circuiar curve to the left, said curve having a radius of 110.00 feet, a
delta angle of 33°35'103", a chord hearing of 505°56'15"W and a chord distance of 63.56 feet to a
112 -inch rebar;
2. SIO'57'45"E a distance of 410.11 feet to a 1j2 -inch rebar;
3. 114.95 feet along the arc of a circular curve to the left, said curve having a radius of 140.00 feet,
a delta angle of 47"02'41", a chord bearing of 534°29'08"E and a chord distance of 111.75 feet
to a 117 -inch rebar;
4. S59°00'310E a distance of 219.85 feet to a 112 -inch rebar;
5. 569`55'450E a distance of 503.32 feet to a 112 -inch rebar on the easterly line of said Southwest
114 of the Southwest 1/4 of Section 32;
Thence following said easterly Me, 500°14'02"E a distance of 430,90 feet to the southerly line of the
Southwest 114 of Section 32;
Thence following said southerly line, N89'57'46"W a distance of 641.22 feet;
Thence N04°06'18"W a distance of 124.99 feet;
Thence N47°51'44"W a distance of 797.36 feet;
Thence N89°42'21"W a distance of 775.42 feet;
Thence 500165M a distance of 1,154.01 feet;
Thence N89°42'2WW a distance of 587.77 feet;
Thence NOD°42'06"W a distance of 494.01 feet to the southerly line of the Southeast 114 of Section 31;
Thence fcifowing said southerly line, NS9°42'2VW a distance of 1,370.00 feet to the POINT OF
BEGINNING.
Page 31
Said parcel contains a total of 76.93 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby Trade a part of.
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TRFrcTrkq3 =- 9233 WEST STATE STREET I 8015E, 117 53714 1 248,639.6939 1 FAX 208.639.6930
April 29, 2420
Project No. 20-017
Exhibit A
Legal Description for
Rezone to C -C
Apex Subdivision
A parcel of land situated in a portion of the Southeast 1/4 of the Southeast 1/4 of Section 31, a portion
of the Southwest 1/4 of the Southwest 1/4 of Section 32, Township 3 North, Range 1 East, S.M , and a
portion of the Northwest 1/4 of the Northwest 1/4 of Section 5, and a portion of the Northeast 1/4 of
the Northeast 1/4 of Section 6, Township 2 North, Range 1 East S.M., all situated in the City of Meridian,
Ada County, Idaho and being more particularly described as follows:
Commencing at a brass cap marking the Northwest corner of Section 5, Township 2 North, Range 1 East,
which hears N89'57'04"W a distance of 1,331.87 feet from a found 5/8 -inch rebar marking the West
1/16 corner of said Sections 5 and 32;
Thence following the northerly line of said Northwest 1/4, S89°57'04"E a distance of 690.66 feet to the
POINT OF BEGINNING;
Thence continuing aiong said northerly line, 589"57'04"E a distance of 641.21 feet to a found 5/8 -inch
rebar marking the west 1116 corner of said Sections 5 and 32;
Thence leaving said northerly line and following the easterly kine of the Northwest 1/4 of the Northwest
1/4 of said Section 5, 500°01'43"E a distance of 250.92 feet to a point;
Thence leaving said easterly line, 541"51`13"W a distance of 547,17 feet to a point,-
Thence
oint;Thence 589'53'42"W a distance of 966.03 feet to a point on the westerly line of said Northwest 1/4;
Thence foliowing said westerly line, NOO'04'35"W a distance of 167.37 feet to a point;
Thence leaving said westerly line, N89°42'20"W a distance of 682.58 feet to a point;
Thence N00"16'52"E a distance of 1,154.01 feet to a point;
Thence S89"42'21"E a distance of 775.42 feet to a point;
Thence 547*51'44"E a distance of 797.36 feet to a point;
Thence S00°06'18"E a distance of 125.13 feet to the POINT OF BEGINNING.
Said parcel contains a total of 43.28 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
to 12 59 .
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Page 33
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APEX NORTHWEST SUBDIVOON PRELIMINARY PLAT
A PORTION CF 7HE SD JFH IP43F THE 38JTHEOT V40.140 HORTWA T U40F THF
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Page 36
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A PORTION CF 7HE SD JFH IP43F THE 38JTHEOT V40.140 HORTWA T U40F THF
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Page 36
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Page 37
Southeast:
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Page 41
E. Landscape Plan (date: 4/30/2020)
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Southeast:
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Page 44
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Page 44
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Page 45
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Page 46
F. Qualified Open Space Exhibit (dated: March 2020) — NOT APPROVED
Northwest:
APEX N06THWE51 5U6dIYI5MON L*EN OAACE EXIiINIi
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Page 47
G. Conceptual Building Elevations/Renderings
Residential:
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Page 48
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I
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
The subject property shall no longer be subject to the terms of the existing Development Agreements
(H-2015-0019: Brighton Investments, LLC — Inst. #2016-007072; SCS Brighton, LLC — Inst. #2016-
007073; Murgoitio Limited Partnership — Inst. #2016-007074) upon the property owner(s) entering
into a new agreement. The new DA shall be signed by the property owner(s) and returned to the City
within six (6) months of City Council granting the subject modification. The new DA shall include the
following provisions:
a. Future development of this site shall be generally consistent with the conceptual master
plan, conceptual building elevations, preliminary plat, phasing plan, landscape plan, and
qualified open space exhibits included in Section VIII and the provisions contained
herein.
b. Future preliminary plats shall include collector streets consistent with those shown on the Master
Street Map, as required by Ada County Highway District.
c. The land designated as Medium High -Density Residential (MHDR) on the Future Land Use Map
in the Comprehensive Plan zoned R-15 shall develop with a variety of residential dwellings (i.e.
single-family detached/attached, townhouses, condominiums, and/or apartments) at a gross density
ranging from eight (8) to twelve (12) dwelling units per acre. Development shall incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and
shall incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a
project identity consistent with the Comprehensive Plan (see pg. 3-10).
d. Prior to development of the Mixed Use — Community (MU -C) designated areas shown on the
Master Plan as "future development," the Development Agreement shall be amended to include a
conceptual development plan that demonstrates consistency with the general guidelines for Mixed
Use developments and specifically the MU -C designation (see pgs. 3-13 and 3-15 thru 3-16).
e. The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road,
arterial streets, and S. Vertex Way, E. Tower St., E. Crescendo St., S. Apex Ave. and E. Via
Roberto St., collector streets, shall incorporate articulation through changes in two or more of the
following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches,
balconies, material types, or other integrated architectural elements to break up monotonous wall
planes and roof lines that are visible from the subject public street. Single -story structures are
exempt from this requirement.
f. Development within the Williams Pipeline easement shall comply with the Williams Developers'
Handbook.
g. All future development, except for single-family detached dwellings, is required to comply with
the design standards listed in the Architectural Standards Manual.
h. The Murgoitio property (Parcel #S 1406110110) located southwest of the E. Lake Hazel/S. Locust
Grove Road intersection shall be included in a future subdivision of the surrounding property
(Parcel #S 1406110350 or #S 1406110015) in order to establish a legal division of land. Or, if a
parcel division was approved by Ada County for the current configuration of the property, proof of
such shall be submitted to the Planning Division with a future subdivision application for the
surrounding property.
i. The lot proposed to be annexed (i.e. Lot 4, Block 1, Shafer View Estates) shall either be split in
Ada County prior to annexation into the City to create the eastern 10+/- acre parcel proposed for
future development; or, the entire lot shall be included in a future subdivision. If a property
Page 51
division is approved by Ada County, proof of such shall be submitted to the Planning Division
with the subdivision application for the eastern portion of the property.
j. Multi -use pathways shall be provided with development as required by the Park's Department in
accord with the Pathways Master Plan.
k. The commercial (C -C zoned) portions of this development are allowed to obtain building permits
prior to subdivision of the property.
2. The final plat submitted for Apex Northwest shall incorporate the following:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Crescendo
St. and S. Apex Ave. is prohibited, except for those accesses approved by City of Meridian and
Ada County Highway District.
b. The north/south alley in Block 5 does not comply with the standards listed in UDC 11 -6C -3B.5 as
the entire length of the alley is not visible from a public street as required; common driveways
may be considered as an alternative to the alley provided they meet the standards listed in UDC
11 -6C -3D, subject to alternative compliance approval.
c. Depict minimum 20 -foot wide street buffers along E. Crescendo St. and S. Apex Ave., collector
streets, in accord with UDC 11 -3B -7C.2.
d. Cross -access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11 -3A -3A.2.
3. The final plat submitted for Apex Southeast shall incorporate the following revisions:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Tower St. S.
Vertex Way and E. Via Roberto St. is prohibited, except for those accesses approved by City of
Meridian and Ada County Highway District.
b. Depict minimum 20 -foot wide street buffers along E. Tower St., S. Vertex Way and E. Via
Roberto St., collector streets, in accord with UDC 11 -3B -7C.2.
c. Depict two (2) additional minimum 15 -foot wide common lots for micro -path connections to
Discovery Park at the east boundary in Block 14.
d. Cross -access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11 -3A -3A.2.
4. The landscape plan submitted with the final plat application for Apex Northwest shall be revised as
follows:
a. Depict multi -use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11 -3B -7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers, parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-3B-1OC.5.
e. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk
or property line, the Developer is required to maintain a 10 foot compacted shoulder meeting the
Page 52
construction standards of ACHD and landscape the remainder with lawn or other vegetative
ground cover as set forth in UDC 11 -3B -7C.5. A license agreement for improvements within the
right-of-way is required between the property owner and ACHD.
f. Depict a gazebo with tables and benches as an amenity in Lot 32, Block 5; include a detail of the
gazebo.
5. The landscape plan submitted with the final plat application for Apex Southeast shall be revised as
follows:
a. Depict multi -use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11 -3B -7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers, parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-313-1OC.5.
e. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk
or property line, the Developer is required to maintain a 10 foot compacted shoulder meeting the
construction standards of ACHD and landscape the remainder with lawn or other vegetative
ground cover as set forth in UDC 11 -3B -7C.5. A license agreement for improvements within the
right-of-way is required between the property owner and ACHD.
f. Depict two (2) additional minimum 15 -foot wide common lots with 5 -foot wide micro -paths in
Block 14 at the east boundary; depict landscaping on either side of the pathways in accord with the
standards listed in UDC 11-313-12C.
g. Depict the children's play equipment proposed in the central common area; include a detail of the
play equipment.
6. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-6, 11-2A-7 and 11-2B-3 for the R-8, R-15 and C -C zoning districts respectively.
7. Off-street parking is required to be provided for residential uses in accord with the standards listed in
UDC Table 11-3C-6 based on the number of bedrooms per unit; and for non-residential uses in accord
with the standards listed in UDC 11 -3C -6B.1.
8. 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.
9. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
10. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common
driveways, which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment as set forth in UDC 11 -6C -3D.8. A copy of said easement shall
be submitted to the Planning Division with the final plat for City Engineer signature; or, this
information may be included in a note on the face of the plat.
Page 53
11. A 14 -foot wide public pedestrian easement shall be submitted to the Planning Division for the 10 -foot
wide multi -use pathways proposed within the site that are not located within right-of-way, prior to
signature on the final plat by the City Engineer for the phase in which they are located.
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 in the
residential portion of the development; and for all non-residential/commercial uses and structures. A
Design Review application is required to be submitted for single-family attached units; one application
can be submitted for the overall development if desired.
13. The qualified open space exhibits for the residentially zoned portions of Apex Northwest and
Apex Southeast shall be revised prior to the Council hearing to only depict areas that qualify per
the standards listed in UDC 11 -3G -3B. If additional qualified open space is needed, the plat
should be revised to comply.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The north -south sewer line in the landscaped area of Block 5 (Apex NW) needs to be moved east to
the paved access road.
1.2 No sewer or water lines have been shown to the lots in Block 7 (Apex NW). Each lot will need to
have services provided.
1.3 Public Work's preference is to see all water utilities in the public right-of-way (R -O -W), where they
can easily be operated and maintained. If the utilities truly cannot be installed in the public right-of-
way, then our preference would be for utilities to be located in a dedicated and improved alley. If that
cannot be accomplished, the applicant should work with Public Works for further solutions that meet
both the developer's design constraints and Public Works' maintenance needs.
1.4 This development will need to be modeled at final plat to verify each phase meets minimum fire flow
pressures
1.5 From the preliminary geotechnical investigation of groundwater elevation provided in the application,
it appears that groundwater may not be a factor with the development of this subdivision. The initial
investigative report is dated April 8, 2018, and additional data collection is recommended to confirm
actual groundwater levels. Updated data and recommendations from a geotechnical professional shall
be required with the submittal of construction design drawings.
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
Page 54
Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which
must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings
and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
All easements must be submitted, reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single -point connection to the
culinary water system shall be required. If a single -point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to prior to receiving
development plan approval.
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 for the residential portions of the development.
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.
Page 55
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum
of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public works. aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to
final plat signature. This surety will be verified by a line item cost estimate provided by the owner to
the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.
Applicant must file an application for surety, which can be found on the Community Development
Department website. Please contact Land Development Service for more information at 887-2211.
2.23The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%
of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two
years. This surety will be verified by a line item cost estimate provided by the owner to the City. The
surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must
file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
Northwest:
https: //weblink. meridiancity. org/WebLink/Doc View. aspx?id=189722&dbid= 0&repo=MeridianCi1y&cr=1
Southeast:
https: llweblink. meridianciU. org/WebLink/Doc View. aspx?id=189784&dbid= 0&repo=MeridianQ0!
D. POLICE DEPARTMENT
https: llweblink. meridiancioy. org/WebLink/Doc View. aspx?id=190778&dbid= 0&repo=MeridianQE
E. PARK'S DEPARTMENT
Northeast:
https: llweblink. meridianciU. ori/WebLink/Doc View. aspx?id=191486&dbid= 0&re2o=MeridianQty
Southeast:
https://weblin k.meridiancit .00rg/WebLink/Doc View. aspx? id= 1914 8 7&db id= 0 &rep o = Meridia n City
Page 56
F. WEST ADA SCHOOL DISTRICT (WASD)
https://weblink.meridianciN.ofg WWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCiU
G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
Northwest:
https: //weblink. meridianciU. orglWebLinkIDocView. aspx?id=190975&dbid= 0&repo=MeridianCiU
Southeast:
https://weblink.meridianciiy.org WWebLink/DocView.aspx?id=190977&dbid=0&repo=MeridianCity
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
AZ/RZ:
hggs: //weblink. meridiancity. org/WebLink/DocView. aspx?id=191226&dbid= 0&repo=Meridian City
Northwest: (Draft) https:llweblink.meridianciiy.org/WebLinklPDF]0144da7e98-83a6-4caO-907b-
56a7e5fda2ca/191501
Southeast: (Draft)
https: //weblink. meridiancioy. orgIWebLink/DocView. aspx?id=191503&dbid= 0&repo=MeridianCiny
I. BOISE PROJECT BOARD OF CONTROL (BPBC)
https://weblink.meridianciU.orgj ebLink/DocView.aspx?id=189951&dbid=0&repo=MeridianCity
J. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
Northwest:
https://weblink.meridianciU.orgj ebLink/DocView.aspx?id=190512&dbid=0&repo=MeridianCity
Southeast:
https: //weblink. meridiancioy. org/WebLink/DocView. aspx?id=190510&dbid= 0&repo=MeridianCioy
K. CENTRAL DISTRICT HEALTH DEPARTMENT
Northwest:
https: //weblink. meridiancioy. orglWebLinkIDocView. aspx?id=190604&dbid= 0&repo=MeridianCity
Southeast:
https: //weblink. meridiancity. org/WebLink/DocView. aspx?id=190605&dbid= 0&repo=MeridianCity
L. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https: //weblink. meridianciby. org/WebLink/DocView. aspx?id=190598&dbid= 0&repo=MeridianCity
X. FINDINGS
A. Annexation and/or Rezone (UDC l l -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:
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1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the proposed zoning map amendment to R-2, R-8, R -I5 & C -C 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;
Stafffinds the proposed single-family attached and detached homes with front -loaded and alley -loaded
options will contribute to the range of housing opportunities in the City; other residential types may be
provided with future phases of development.
Stafffinds the commercial portion of the property will provide for the retail and service needs of the
community in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds theproposed zoning map amendment should not be detrimental to thepublic 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
Stafffinds the proposed zoning map amendment will not result in an adverse impact on the delivery of
services by any political subdivision providing public services within the City.
5. The annexation (as applicable) is in the best interest of city.
Stafffinds the proposed annexation to the R-2 zoning district is consistent with the LDR FL UM
designation in the Comprehensive Plan and thus is in the best interest of the City.
B. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed preliminary plats, with Staffs recommendations, are 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;
Stafffinds that public services will be provided to the subject properties proposed to be subdivided with
development. (See Section IX of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's capital
improvement program;
Because City water and sewer and any other utilities will be provided by the development at their own
cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds.
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4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed development based
upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section Mfor
more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
Staff is not aware of any health, safety, or environmental problems associated with the platting of this
property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that require
preserving.
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