Ascent Townhomes H-2020-0039 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW ...
AND DECISION& ORDER ,
In the Matter of the Request for Annexation of 5.25 Acres of Land with an R-15 Zoning District;
and Preliminary Plat Consisting of Forty-Three(43)Buildable Lots,Eleven (11) Common Lots and
One(1)Other Lot on 4.97 Acres of Land in an R-15 Zoning District for Ascent Townhomes,by
Matt Schultz, Schultz Development.
Case No(s).H-2020-0039
For the City Council Hearing Date of: June 23,2020 (Findings on July 7,2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of June 23,2020, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 23, 2020,incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 23, 2020,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of June 23,2020, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ASCENT TOWNHOMES—AZ,PP H-2020-0039 - 1 -
Meridian City Council Meeting Agenda July 7,2020— Page 281 of 814
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of June 23,2020, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for Annexation is hereby approved with the requirement of a
Development Agreement; and Preliminary Plat is hereby approved per the provisions in the
Staff Report for the hearing date of June 23,2020,attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ASCENT TOWNHOMES—AZ,PP H-2020-0039 -2-
Meridian City Council Meeting Agenda July 7,2020— Page 282 of 814
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of June 23,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ASCENT TOWNHOMES—AZ,PP H-2020-0039 -3 -
Meridian City Council Meeting Agenda July 7,2020— Page 283 of 814
By action of the City Council at its regular meeting held on the 7th day of July
2020.
COUNCIL PRESIDENT TREG BERNT VOTED YEA
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED YEA
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED YEA
COUNCIL MEMBER JOE BORTON VOTED YEA
COUNCIL MEMBER LIZ STRADER VOTED YEA
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 7-7-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ASCENT TOWNHOMES—AZ,PP H-2020-0039 -4-
Meridian City Council Meeting Agenda July 7,2020— Page 284 of 814
EXHIBIT A
STAFF REPORT E �t��,
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING June 23,2020 Legend
DATE:
Project Lacfli�ar ---
TO: Mayor&City Council [all
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2019-0122
Ascent Subdivision ,
LOCATION: North side of W. Franklin Rd., east of N.
Black Cat Rd. in the SW 1/4 of Section 10,
Township 3N.,Range 1 W.
r
I. PROJECT DESCRIPTION
Annexation of 5.25 acres of land with an R-15 zoning district; and,Preliminary Plat consisting of 43
buildable lots, 11 common lots and 1 other lot on 4.97 acres of land in the R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.97 (the configuration of the parcel has been verified to be
an original parcel of record in accord with UDC 11-1A-1)
Future Land Use Designation MHDR(8-12 units/acre)in the TMISAP
Existing Land Use Agricultural
Proposed Land Use(s) Single-family attached and townhome dwellings
Current Zoning RUT in Ada County
Proposed Zoning R-15
Lots(#and type;bldg/common) 43 building/11 common/l other
Phasing plan(#of phases) 1
Number of Residential Units(type 43 units(4 attached units&39 townhome units)
of units)
Density(gross&net) 8.65 gross/16.93 net
Open Space(acres,total[%]/ 0.55 of an acre(11.5%)
buffer/qualified)
Amenities Tot lot with a children's play structure
Physical Features(waterways, The Purdam Stub Drain crosses the northeast boundary of this
hazards,flood plain,hillside) site
Page 1
Meridian City Council Meeting Agenda July 7,2020— Page 285 of 814
Neighborhood meeting date;#of March 24,2019;4 attendees
attendees:
History(previous approvals) H-2019-0122 Ascent Subdivision(withdrawn)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report Yes(draft)
(yes/no)
• Requires ACHD No
Commission
Action(yes/no)
• Existing Franklin Rd.was widened to 5-lanes in 2017 and fully improved with curb,
Conditions gutter and sidewalk abutting the site;no ROW is required to be dedicated
and no frontage improvements are required.
• CIP/IFYWP Capial Improvements Plan(CiP)0 Intnraled Five Year Work PWn QFMPI:
i Black Cas Roect is 1--jsed in The GIP to be widened�v 5-lames from Cherry Land tv Frenklin
Road balwwri 20,71 and 2025
Black Cal Road is listed in the CIP 11a bi3 widened to 3lanesfrom Mend Road to Franklln
Rued beTwmm 2426 and 2030.
Access(Arterial/Collectors/State One temporary(1)access proposed via W.Franklin Rd.,an
Hwy/Local)(Existin and Proposed) arterial street
Traffic Level of Service Acceptable(Better than"E")—Franklin&Ten Mile Roads
Stub Street/Interconnectivity/Cross 2 stub streets are proposed to the west and 2 stub streets are
Access proposed to the east for future extension;no stub streets exist
to this site
Existing Road Network None
Existing Arterial Sidewalks/ Existing sidewalk on Franklin;no buffer
Buffers
Proposed Road Improvements None
Fire Service
• Distance to Fire Station 3.4 miles—split between Fire Stations#1 and#6
• Fire Response Time Falls within 5 minute response time
• Resource Reliability 63%for Fire Station#1;unknown for Station#6—does not
meet the target goal of 80%or greater
• Risk Identification Risk factor of 2—current resources would not be adequate to
supply service to this project(see comments in Section VIII.C)
• Accessibility Project meets all required access,road widths and turnarounds
• Special/resource needs An aerial device is not required;the closest truck company is 6
minutes travel time(under ideal conditions)—Fire Dept. can
meet this need in the required timeframe.
• Water Supply Requires 1,500 gallons per minute for 2 hours;may be less if
building is fully sprinklered,which all are proposed to be
• Other Resources NA
Page 2
Meridian City Council Meeting Agenda July 7,2020— Page 286 of 814
Police Service
• Distance to Police 3.5 miles
Station
• Police Response 3:5 minutes
Time
• Calls for Service 1,372 within a mile of site(2/1/2019—1/31/2020)
• Accessibility No issues with the proposed access
• Specialty/resource No additional resources are required at this time;the PD already services the
needs area
• Crimes 141 within a mile of site(2/l/2020—1/31/2020)
• Crashes 44 within a mile of site(2/l/2020—1/31/2020)
West Ada School
District
1.Distance Enrollf"s UDIM 3tWin
a.g
(elem,ms, PeregHH&ElanwntIew W 650 2.3
hs) MerkHan Mlddl4 School 1?92 1230 3.2
2.Capacity of
Schools Ml'"IltSh 5choo, is 2400 1.9
3.#of Students
Enrolled OWD W the abunda nt amourll of pow1 h in the area,West Ada Is arthrely building new iebml%a nd bowldaties are always
omri I These fMle.re sruElents could polentiaNy att@rod PkaMnt V►ew Elarpentp y.irnd Owyhee High School,
4.#of students 34
predicted for
this
development
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunkshed
• Estimated Project See application
Sewer ERU's
• WRRF Declining 13.92
Balance
• Project Consistent Yes
with WW Master
Plan/Facility Plan
• Impacts/Concerns None
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 2
• Estimated Project See application
Water ERU's
• Water Quality None
Concerns
• Project Consistent Yes
with Water
Master Plan
• Impacts/Concerns None
Page 3
Meridian City Council Meeting Agenda July 7,2020— Page 287 of 814
C. Project Maps
Future Land Use Map Aerial Map
(fLegend Legend
Rik
I�Project Laca�iar � �- iU I�JrProjea#Loc�:-.;�.
i ti 31 -
_ - h Density
'fie rrr aynre
1 ensity Hi De sity
Em
P rnt Residren io'
Y�
F
MU-Res
Zoning Map Planned Development Map
(fLegend R. ��
(fLegend �
IffPrapect Luca-nor ! I Pra�ct Lacaf6n ---
R-$ R-1sr ;_ City unyk
RUT — Planned Pa-ae's
OWN R1
M-E - - ---
R1 RUT,
hA1 -
L"�D C,N +
lwtl R- RUT
R R- -
C-C '
Ic
III. APPLICANT INFORMATION
A. Applicant:
Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680
B. Owner:
Christiansen Family Limited Partnership—576 E.Vivid Sky Dr.,Meridian,ID 83642
Page 4
Meridian City Council Meeting Agenda July 7,2020— Page 288 of 814
C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 5/13/2020 6/5/2020
Radius notification mailed to
property owners within 300 feet 5/12/2020 6/2/2020
Public hearing notice sign posted
5/12/2020 6/10/2020
on site
Nextdoor posting 5/12/2020 6/2/2020
V. COMPREHENSIVE PLAN ANALYSIS
Staffs analysis on the project's consistency with the guidelines in the TMISAP applicable to this
development are in italics.
LAND USE:
This property is designated MHDR(Medium High Density Residential) on the Future Land Use Map in
the Comprehensive Plan and is within the area governed by the Ten Mile Interchange Specific Area Plan
(TMISAP).
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.
Per the TMISAP,MHDR designated areas should include a mix of housing types such as row houses,
townhouses,condominiums and apartments with higher densities near MU-C and Employment
designated areas transitioning to smaller-scale and lower density buildings as the distance increases from
higher intensity uses. The proposed development includes a mix of single family attached dwellings and
townhome units at a gross density of 8.65 units per acre is consistent with the mix of uses and density
desired in MHDR designated areas. Part of the larger MHDR (&HDR) designated area to the east
closer to MU-C designated land has already developed with apartments at a higher density as desired;
the remainder of the MHDR designated area surrounding this site has not yet developed.
TRANSPORTATION:
The ACHD Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP)lists Black Cat
Rd. to be widened to 5 lanes from Cherry Ln. to Franklin Rd.between 2021 and 2025; and Black Cat
Rd. to be widened to 3 lanes from Overland Rd.to Franklin Rd.between 2026 and 2030. Franklin Rd.
was widened to 5 lanes in 2017 and fully improved with curb,gutter and sidewalk abutting the site.
Street Network(3-17): The Transportation System Map included in the TMISAP does not depict any
streets planned through this site.
Page 5
Meridian City Council Meeting Agenda July 7,2020— Page 289 of 814
Connectivity(3-17): Connectivity to adjacent parcels is proposed with two (2)stub streets to the west
and two (2)stub streets to the east which will result in connected neighborhoods and better access for
emergency personnel in accord with the Plan. Perugia St., a local street to the east should connect to the
northern east/west street(W. Tomahawk St.) in this development when the property to the east
redevelops, which will provide a connection to Franklin Rd. via Umbria Hills Ave.
Access Control(3-17): In order to move traffic efficiently through the Ten Mile area, direct access via
arterial streets is prohibited except for collector street connections. Until the property to the north
redevelops and a street network is established in this area, this site has no other access than W. Franklin
Rd., an arterial street. A temporary access via Franklin is proposed until such time as access is
available from the adjacent property then the access will be closed except for emergency and pedestrian
access, in accord with the Plan.
Complete Streets (3-19): The TMISAP incorporates the concept of"complete streets,"meaning all
streets should be designed to serve all users, including bicycles and pedestrians unless prohibited by law
or where the costs are excessive or where there's clearly no need(pg. 3-19). The proposed development
includes attached and detached sidewalks for pedestrian use and on-street parking but no bicycle lanes;
because no collector streets are proposed, Staff does not recommend bicycle lanes are required.
Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed
development incorporates tree-lined streets with detached sidewalks along the main north/south street
(W.. Chair Lift St) through the development from Franklin Rd. adjacent to alley-loaded lots. The
east/west streets (W.. Chair Lift St. & W. Ski Hill St.) that provide access to front-loaded lots adjacent to
Franklin Rd. (Lots 1-7, 11-14, Block 6 and Lots 3-4, Block 5) and two other front-loaded lots (Lots 2-3,
Block 1) at the north end of the development have attached sidewalks. To more closely comply with the
Plan,Staff recommends detached sidewalks with 6'(with root barriers) or 8'wide landscaped
parkways(without root barriers)are provided along both sides of W. Ski Hill St. and W. Chair Lift St.
which could be accommodated through narrower streets in these areas consistent with Traditional
Neighborhood design.
DESIGN:
Street-Oriented Design—Residential Buildings(3-33): Usable porches should be a dominant element
of these building types. Porches should be located along at least 30%of the front fagade of the buildings
(the facade facing the primary street) although a higher percentage is recommended as is porches on one
or more facades as well. When possible, garages should be loaded from a rear alleyway. Where garages
must be accessed from the front,the garages must be located no less than 20' behind the primary
faVade of the residential structure.Front-loaded 2-car garages that are visible from the primary
street must be designed with two(2)separate garage doors.
The proposed alley-loaded townhomes have porches along 40% of the street frontage;front-loaded
townhomes and single-family attached dwellings do not have porches facing the internal street but do
have covered patios facing Franklin Rd. at 56%of the street frontage although they won't be visible
because a 6'tall solid vision fence is proposed to provide privacy of rear yards. Front-loaded garages
are not located 20'behind the primary faVade of the structure,nor do they have two(2)separate
garage doors as required. With the current lot configuration, compliance with the garage setback
requirement is not possible—lots would need to be widened and the number of units reduced to
comply.If the number of units are reduced by 3 or fewer, the density of the development will still
comply with that desired in the Ten Mile area,however, if reduced by 4 or more, the density will be
below that desired in the Ten Mile area. Staff recommends the Applicant explore alternate design
options to comply with this requirement while maintaining a gross density of at least 8 units per acre;
an alternate plan should be submitted in accord with this provision prior to the City Council hearing.
Page 6 —
Meridian City Council Meeting Agenda July 7,2020— Page 290 of 814
All of the proposed elevations for front-loaded homes depict one garage door instead of separate
garage doors for each parking space as required—these elevations should be revised to reflect
separate garage doors for each parking space in accord with the Plan.
Buildings to Scale(3-34): The key elements to consider are the continuity of building sizes,how the
street-level and upper-level architectural detailing is treated, elements that anchor and emphasize
pedestrian scale,roof forms,rhythm of windows and doors,and general relationship of buildings to
public spaces such as streets,plazas, other open space and public parking. Human-scale design is critical
to the success of built places for pedestrians. Staff believes the proposed 2-story homes demonstrate
continuity of building sizes within the development; the street level and upper level architectural
detailing corresponds with each other to unify the design, while the awnings and overhangs over the first
story along with tree-lined streets and ground floor windows anchor and emphasize the pedestrian scale
of the development as desired.
Neighborhood Design(3-36): In the Ten Mile area, all residential neighborhoods should be developed
in consideration of traditional neighborhood design principles and concepts,which include mixed
housing stock,architecture and design, streetscapes and streets. A mix of housing stock is proposed
consisting of single-family attached and townhome dwellings,which contribute to the diversity of
housing stock desired in this area. Currently, front-and alley-loaded single-family detached homes,
townhomes, and multi-family apartments exist in this area. Relatively short block lengths are proposed
with several stub streets to adjacent properties,which allows for better and more convenient pedestrian
and vehicle connectivity. Staff recommends landscaped parkways are provided throughout the
development for a streetscape consistent with the Ten Mile Plan and neighborhood design
concepts.
Building Form and Character(3-37): Architectural character should establish a clear sense of place
and distinct identity in each activity center and neighborhood while each building should maintain a
degree of individuality. The proposed conceptual elevations demonstrate the coordination of key design
elements, materials and colors, while maintaining individuality for each unit(see Section VIII.F).
Building Facades: The primary facade of the structures should be placed at the minimum setback as
close as possible to the street for a consistent street-scape. The primary facade should always include
an entry into the building as close as possible from the primary street for direct access from adjacent
public spaces. The space between a building facade and the adjacent sidewalk should be
appropriately landscaped with a combination of lawns,groundcover, shrubs and trees. The Applicant
states the individual yards will be maintained by the HOA for a consistent appearance;Staff
recommends a combination of lawn,groundcover, shrubs and trees are provided in each front
yard as desired in the Plan.
Building Heights: Low-rise buildings of 2-4 stories in height over much of the area is desired. The
proposed attached and townhome units are all 2-stories in height in accord with the Plan.
Stoop Frontage: For street and block frontages along residential streets and areas with a moderate
amount of pedestrian activity, it is recommended that ground floor elevations be 18 to 24 inches
above sidewalk grade and that the individual units open directly onto adjacent rights-of-way.
Because this is a smaller development and isn't in a mixed use area, there won't be a lot of non-
local pedestrian activity; therefore, Staff doesn't recommend required compliance with this
guideline.
Porch and Fence Frontage: The porch and fence frontage provides a building facade set back from
the street to allow room for a private fenced yard,which signals the break between the public realm
of the street and sidewalk to the private realm of the yard and porch. Porches along the front of the
building allow residents the opportunity to interact and engage in activities in the public domain
Page 7
Meridian City Council Meeting Agenda July 7,2020— Page 291 of 814
while maintaining a level of privacy.Although not a requirement, Staff recommends the Applicant
consider this guideline in the design of the project.
Roofs: Because the Ten Mile Area includes a wide variety of individual buildings, it's assumed
there will be a mix of flat and pitched roofs. Pitched roofs are required for MHDR designated
areas and should be,where possible,symmetrical hips or gables,with a pitch between 4:12 and
12:12 and have an overhang of at least 12 inches. The overhang can extend to a maximum of
2.5' beyond the fagade of the building.Roof brackets and rafter tails are encouraged. Staff
recommends the proposed structures include roofs consistent with this guideline.
Public Art(3-47): Public art with a high quality of design should be incorporated into the design of
streetscapes.No public art is proposed. Staff recommends public art is provided in the streetscape in
accord with the Plan; this could be incorporated into the subdivision identification sign.
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed medium high density attached and townhome units will contribute to the variety of
residential categories in the Ten Mile area as desired.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G)
Two housing types (i.e. single-family attached and townhomes) are proposed in this development
which contributes to the variety of housing types in this area.Lot sizes are proposed ranging in size
from 2,057 to 6,036 with an average lot size of 2,492 square feet(sf.) which will accommodate the
proposed 2-story attached and townhome units.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential dwellings and site design should be compatible with future development on
adjacent properties that are also designated for MHDR uses.
• "With new subdivision plats,require the design and construction of pathway connections,easy
pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open
space with quality amenities." (2.02.01A)
The proposed plat depicts a large usable common open space area at the east boundary of the site
with children's play equipment as an amenity and detached sidewalks with landscaped parkways.
Sidewalks are proposed along all stub streets to adjacent properties, which provide for pedestrian
connectivity; no segments of the City's regional pathway are planned on this site.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are proposed to
Page 8
Meridian City Council Meeting Agenda July 7,2020— Page 292 of 814
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.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms
to the City's vision and the necessary extension of public services and infrastructure is provided."
(3.03.03)
The proposed development plan is consistent with the City's vision in terms that medium high
density residential uses are proposed. Public services and infrastructure are proposed to be
provided.
In summary, Staff believes the proposed development plan is generally consistent with the vision of the
Comprehensive Plan in regard to land use, density and transportation.
VI. STAFF ANALYSIS
A. ANNEXATION&ZONING
The Applicant requests annexation of 5.25 acres of land with an R-15 (Medium High-Density
Residential)zoning district consistent with the Medium High Density Residential(MHDR)Future Land
Use Map(FLUM) designation in the Comprehensive Plan. A preliminary plat,landscape plan and
conceptual building elevations were submitted showing how the property is planned to develop with 39
townhome and 4 single-family attached units(see Section VIII).
Based on the analysis above in Section V, Staff is of the opinion the requested annexation with the R-15
zoning and proposed development is consistent with the MHDR FLUM designation for this site.
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary. A legal description and exhibit map for the annexation area is included in Section
VII.A.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to
Idaho Code section 67-651 IA. In order to ensure the site develops as proposed with this application,
staff recommends a DA as a provision of annexation with the provisions included in Section VIII.
B. PRELIMINARY PLAT
The proposed preliminary plat consists of 43 building lots, 11 common lots and I other lot on 4.97 acres
of land in the proposed R-15 zoning district. The minimum lot size proposed is 2,057 with an average lot
size of 2,492 square feet(s.f.). The plat is proposed to develop in one phase.
Existing Structures/Site Improvements:
There are no existing structures on this site,the site is vacant/undeveloped.
Dimensional Standards (UDC 11-2):
The proposed subdivision and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table I I-2A-7 for the R-15 district. Staff has reviewed the
proposed plat and it complies with these standards. Zero lot lines should be depicted on the plat where
single-family attached and townhome structures are proposed to span across lot lines.
Access(UDC 11-3A-3):
One temporary right-of-way access easement is proposed on Lot 9,Block 6 via W.Franklin Rd., an
arterial street; two(2)local stub streets are proposed to the west and two(2) are proposed to the east for
Page 9
Meridian City Council Meeting Agenda July 7,2020— Page 293 of 814
future extension and interconnectivity. The temporary right-of-way easement is required to be released
when a local street connection is constructed to this site from a neighboring development; at such time,
the access will be restricted to emergency and pedestrian access only.
Twenty(20)foot wide public alleys are proposed for access to rear-loaded units along N.Ascent Ave. in
accord with the standards listed in UDC 11-6C-3B.5. All alleys should be signed"No Parking Fire
Lane" and have an address sign at each entrance to the alley; each residence that has a back to an
alley should have an address posted on the front of the building as well as on the alley side.
Secondary emergency access to the site is not required by the Fire Dept. because all of the structures will
be sprinklered. This property does not have an access easement via Zimmerman Ln.,the private lane
along the west boundary of the site which is part of the property to the north.
Pathways(UDC 11-3A-8):
There are no pathways depicted on the Pathways Master Plan for this property.
Sidewalks(UDC 11-3A-17):
A detached sidewalk was recently constructed along the frontage of this site adjacent to W. Franklin Rd.
when ACHD widened Franklin Rd. in accord with UDC standards. Detached sidewalks are proposed
along the main north/south street(i.e.N. Ascent Ave.)in front of alley-loaded homes; Staff
recommends detached sidewalk are also provided along all other internal streets as well in accord
with traditional neighborhood design guidelines in the Comprehensive Plan.
Parkways (UDC 11-3A-17):
A 10-foot wide parkway with a drainage swale exists along Franklin Rd. between the curb and detached
sidewalk constructed by ACHD with the road widening project;because this area is within the right-of-
way,no trees are allowed.Native vegetation(grasses and flowers)was planted in this area and will be
maintained by the HOA. All parkways within the site adjacent to detached sidewalks shall be
landscaped per the standards listed in UDC 11-313-7C.
Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required along W. Franklin Rd. (measured from back of curb),landscaped
per the standards in UDC Table 11-3B-7C. A 35-foot wide buffer is proposed with landscaping in accord
with UDC standards.
Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G-
3E. Trees are proposed exceeding UDC standards; however, detailed calculations should be included
in the Landscape Requirements table demonstrating compliance.
Qualified Open Space& Site Amenities(UDC 11-3G):
Because the area of the preliminary plat is below 5 acres in size,the qualified open space and site
amenity standards listed in UDC 11-3G-3 do not apply. However,the Applicant did submit a qualified
open space exhibit, included in Section VIII.F, depicting 0.55 of an acre(or 11.5%)of qualified open
space consisting of a large grassy common area,half the street buffer along Franklin Rd. and parkways
along the detached sidewalk in front of alley-loaded homes. This calculation will actually be greater as
Staff recommends parkways are provided along all internal streets.
Fencing(UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC I I-3A-6 and
11-3A-7.
A 6-foot tall open wrought iron fence is proposed along the northeast boundary adjacent to the Purdam
Drain; and a 6-foot tall vinyl fence is proposed along the west, east and south boundaries in accord with
UDC standards.
Page 10 —
Meridian City Council Meeting Agenda July 7,2020— Page 294 of 814
Parking: On-site parking for each unit is required per the standards listed in UDC Table 11-3C-6 based
on the number of bedrooms per unit. Two car garages with two (2)parking pads per unit are proposed in
accord with UDC standards.A total of 32 on-street parking spaces are also available for guests per the
exhibit in Section VIII.E.
Waterways: The Purdam Stub Drain,an NMID facility,runs along the northeast boundary of this site
within a 65' wide easement(25' on this property). Any encroachment within this easement will require a
License Agreement with NMID. The drain is proposed to be piped with this development in a common
lot with an exclusive NMID access easement;the HOA will be responsible for maintenance of this lot.
The common lot should contain grass to prevent weeds if allowed by NMID.If not allowed, a letter
to that affect should be submitted from NMID.
Utilities(UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting
is required to be installed in accord with the City's adopted standards, specifications and ordinances. See
Section VIII.B below for Public Works comments/conditions.
This project will be serviced by existing 8-inch water and sewer main stubs in W.Franklin Rd.
Pressurized Irrigation System (UDC 11-3A-I5):
An underground pressurized irrigation(PI) system is required to be provided for each lot within the
development as set forth as set forth in UDC 11-3A-15.
Primary pressure irrigation will be provided by Nampa&Meridian Irrigation District(NMID)via an
existing regional pump station for Baraya Subdivision directly south of this site across Franklin Rd.
Storm Drainage(UDC 11-3A-18 :
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction shall follow best management practice
as adopted by the City as set forth in UDC I I-3A-18.
Storm drainage will be mitigated by underground seepage beds and/or shallow landscaped retention
areas. Drainage swales exist within the parkway along W. Franklin Rd.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP
Conceptual building elevations were submitted for the proposed 2-story townhome structures as shown
in Section VII.F. Dwellings are proposed to be configured in 2, 3 and 4 attached units. Building
materials are proposed to consist of a mix of horizontal and board&batten siding in a variety of colors
with stone veneer accents. Dwelling units range in size from 1,400 to 1,600 square feet. Each alley-
loaded unit has a front porch and each front-loaded unit has a covered patio but not a front porch as
required.
Final design is required to comply with the design standards listed in the Architectural Standards Manual
and the design guidelines in the TMISAP as stated herein. Submittal and approval of a Design Review
application is required prior to submittal of building permit application(s).
VII. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation&Zoning with the requirement of a
Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with
the Findings in Section IX.
Page 11 —
Meridian City Council Meeting Agenda July 7,2020— Page 295 of 814
B. The Meridian Planning&Zoning Commission heard these items on May 28, 2020. At the public
hearing,the Commission moved to recommend approval of the subject AZ and PP requests.
1. Summary of Commission public hearing:
a. In favor: Matt Schultz,Applicant's Representative
b. In opposition: None
c. Commenting:
d. Written testimony: Matt Schultz,Applicant's Representative(response to the staff
report
e. Staff presenting application: Sonya Allen
f Other Staff commenting on application:None
2. Key issue(s) public testimony
a. None
3. Key issues)of discussion by Commission:
A. Question regarding if there is a berm pp2osed within the street buffer along Franklin Rd.
—the Applicant replied a 2-3' tall berm is proposed,
b. In favor of the diversity of housingtypes proposed;
C. In favor of the open space& site amenity proposed which is above and beyond UDC
requirements;
d. In support of the proposed design over that previously proposed.
4. Commission change(s)to Staff recommendation:
a. Recommend approval of waiver to DA provision#A.f as requested b, t�pplicant;
b. Applicant to work with staff to determine the best type and placement of public art to be
provided in the streetscape along Franklin Rd.
5. Outstandingissue(s)for City Council:
A. The Applicant requests a waiver to DA provision#A.f,which requires front-loaded
garages to be located no less than 20' behind the primary facade of the residential
structure.
C. The Meridian City Council heard these items on June 23,2020.At the public hearing.the
Council moved to approve the subject AZ and PP requests.
1. Summary of the City Council public hearing:
a. In favor: Matt Schultz,Applicant's Representative
b. In opposition:None
C. Commenting.None
d. Written testimony: Susan Ouarnstrom
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. Discussion and questions pertaining to the Applicant's request for a"waiver"to the
recommended DA provision(#A.f)requiring the garages to be set back 20 feet behind
the primary facade of the structure and the purpose of such requirement
b. The feasibility of providingparking for the development—the Applicant stated
more parking could possibly be provided in the common open space area on the east
side of the sitel
4. City Council change(s)to Commission recommendation:
a. Council approved the Applicant's request for a waiver of DA provision#A.f to not
require garages to be set back behind the primary facade as desired in the TMISAP:
Page 12
Meridian City Council Meeting Agenda July 7,2020— Page 296 of 814
Council did not approve the Applicant's request for a waiver from the requirement for
public art to be provided.
Page 13 —
Meridian City Council Meeting Agenda July 7,2020— Page 297 of 814
VIII. EXHIBITS
A. Annexation&Zoning Legal Description and Exhibit Map
EXHIBIT
Description For
R-15 ZONE AND ANNEXATION
ASCENT SUBDIVISION
A portion of the Southeast 114 of the Southwest 114 of Section 10, Township 3
North, Range 1 West, Boise Meridian, Ada County, Idaho being more particularly
described as follows:
Commencing at the S114 corner of said Section 10 from which the SW comer of
said Section 10 bears North 89615'34"West, 2640.54 feet;
thence along the South boundary line of said Section 10 North a9°15'34"(Nest,
376.47 feet to the DEAL POINT OF BEGINNING;
thence continuing along said South boundary line North 89015'34"West;
36665 feet;
thence leaving said South boundary line North 00°34'26"East, 843.25 feet to a
point on the approximate centerline of Purdam Stub Drain;
thence along said centerline South 39'15'34" East, 572.39 feet;
thence leaving said centerline South 00'34'26"West,404.77 feet to the REAL
POINT OF BEGINNING_ Containing 5.25 acres, more or less.
E 0 .p
7729
�y 3f-?9Wb
CF 0)
�.CR
Page 14
Meridian City Council Meeting Agenda July 7,2020— Page 298 of 814
I
+I
I
f
I
I
N
AN
U ¢I
k
Ln
� I �
5.25 ACRES E
E
!Y
Iti
!1
I�
7729 9or-
I
E I
I
I
1 I
I
5.9 S•10 897.44 1/4 5.1 O
3T5.47_
5.16 5.7 5 1——— N 89'15'34"W 366.65' —— ——
W. FRANKLIIV ROAfl (PUBLIC) hf89'15'34"W 2640.54' RP4B-/ 5,15
BASIS OF BEARING
EXH91T — DRAWING FOR gas n1b�
I DA H O 19-251
SURVEY `cgT R-15 ZONE AND ANNEXATION SHEET NO
B4�&@.!OkH0837J9 ASCENT SUBDIVISION 1
GROUP, LL C LOCATED IA THE SE i f4 OF lkE"1 f4 Of SEC71ON 1Q T.M.. DYfG.DATE
RAW., R.M.,ADA COUNTY,ID*-M 3J2a�202G
Meridian City Council Meeting Agenda July 7,2020- Page 299 of 814
B. Preliminary Plat(date: 6/1/2020 -REVISED
r {n
c
I i it
el
17
G 0 63
;I .. OVA it
_ _
Ed
5F 'i'a,
urI - I-I n --. uhr..m etnr.+wu�mnxi' v
ASUrNT SUBDIVISION
m[
i Ck
' � i. , x. •ti.� . f yG77F
I � {
rr
J
Page 16 —
Meridian City Council Meeting Agenda July 7,2020— Page 300 of 814
r
k
'44
f:.
r
f
r -
ASCENT TOWNHOMES
COLORLANDSCAPE
MERIDIAN, r •
�aecEco�v�
Lq
CL
Ld
LIG
WN
MON NVEWE...
- .WE,
Puoel0 -----------
Meridian City Council Meeting Agenda July 7.cnzu- Page nnzora14
s�is� I i
1 ISr
- - -
i f �I
_ L
Lu
L12
1_B�JlL1P}b_L14`I _ '�
' rl►tr{T!. t�� .. w il�ll�`II II
�zT�4 Y
fi ��tl[t[4
Page 19 —
Meridian City Council Meeting Agenda July 7,2020— Page 303 of 814
�ssr'x�syxr
f
palm-
PANEL
20
f„ + .��.IN
�To .�.:�.. �'r.�i�` rua 3 � R N• R 4--m-
DUQU-.,T 4QTE
- 6 T T aidJim
�u
Page 20 -
Meridian City Council Meeting Agenda July 7,2020- Page 304 of 814
D. Qualified Open Space Exhibit(REVISED) & Site Amenity Detail
7�
CITY OF MERIDIAN OPEN
SPACE REQUIREMENTS
TOTAL OPEN SPACE
41y&7 5F[0.95 Aa lq%
QUALIFIED OPEN SPACE
OP2H 51°Ac.2 iMMIREF2HT IG% FbCi11REO PFI�dIL7ED
(21A31 0)Or 7I-E 517r' 214c"ss lO50 Ad:) 24.21210 rO.M ALJ
la% 11.19A5
rOrAL PJREA OF TH-5rM IS 215,376 SF I197 MCI
LANDSCAPE LEGEND
&'. CAbALlFl M OPEN gPACf!
124;217 s}01.IgW
i
Imo♦
J Q
1
1
i
W.FRANKLIN ROAD
Scale:1"=104'-0"
20
ASCENT TOWNHOMES 2W36
MERIDIAN, IDAHO
_ _ = OPEN SPACE EXHIBIT X2.0
Page 21
Meridian City Council Meeting Agenda July 7,2020— Page 305 of 814
F r
1 ti
Rk
E
a.
T ro N+F--we hw'pm W kpwID
Mari TV swkty YlgoiY�4wmbplhm la
•201D ADA 81ar19 M
-ASTM F sOT
ja r .Cmsc PAam
%40W GM tlav 7h1 mm Is dubmMG AY■
- f F wb-w Vnr7 M/(YaMy Irwwdr�
vkl�dl Ia In aon4 Vma'�t4
-ASTM F 5M
raerr rF=#*atPOr� .ASTM F•BSI
' wW h afpopW for the Hqtrd
54 011•Q�MF7 pL*?IAA ' YRUWA06
5
ZIfIT1� G--14H P64r .y
�I wA FAmr
RJSG IX As
FAG 619AF Tf VIM IM TMOVL `4
Rurf�o care R — 4
t5
Rhlrrt TWIF/4i.1
I
II
5
F oo T� tG�PI
a5'i Ih M
Ascent Sandl rislo�l Ck. fb:P33-1214 ahumjm am: rose 107LR I I' rmvs w
R-aen Tay
Dais 7G4
x"itCmzw.rilod
Uw�d+lo 26s■�2' eM.0 3•" goo.aeia7115
To FR Suftm Agri IM?Oq n Off/AW4
Page 22
Meridian City Council Meeting Agenda July 7,2020— Page 306 of 814
E. On-Street Parking Exhibit
ASCENT SUBDIVISION
ON—STREET PARKING
�s 32 SPACES
cc
41' 36' f
L
I
i�
N
i4
I ��e iry
f Nnr�
I - -
a N Ln N
Ft N �.
N � N
p
N a_ Sy SV
i
99' n, 99' 24 SPACE o
4
m N s`°., D 82'
IL
wo 36' 1 41'
c)
N Q N
Wd N
I
I 37,
ATTACHED WALK/NO PARKING
� N
UO [a
39' 25,25' 29' 29' 25' 25' 27' 27' 27' 32' .
r
36'
Page 23 —
Meridian City Council Meeting Agenda July 7,2020— Page 307 of 814
F. Conceptual Building Elevations/Perspectives&Floor Plans—REVISED 5/21/20
Z.-
■—
9Z
LU
LU
Front-Loaded Attached Homes
EXTERIOR COLOR 5CHENE 4Q
In
,90
�3.EFf<i2VAT10N5 COLOR-ASCENT ..wsvwwc F
w
f25WELEVAiMU)LOA-MCENT nuem a
A4.3
Page 24 —
Meridian City Council Meeting Agenda July 7,2020— Page 308 of 814
I1! TT
w
—
LU
w
i•
x
FRONT ElEVATM
w
O
w
7p
2 RERR ELEVA71CN
i�74fF M4
WL
--__-_-_�__f 'F
� T
77-1
{Y-
T.1
Y
1
Page 25 —
Meridian City Council Meeting Agenda July 7,2020— Page 309 of 814
d
O
x
r
f'y
r,�u�a�•a.a�xn.ur
FLAW
F.
A:G
O
{_
4
I
V
f� LP�H 7-PaLbfl PI.iW
A2 a
Page 26 —
Meridian City Council Meeting Agenda July 7,2020— Page 310 of 814
EX ERK)RCOLO-R SCHEME*'.
■
1 � ■� u+•sr�amar
';'71 1'`i:fl 'il ii III'I 1111 iJ:111 ❑ ,�...,.w. x
- c
LLl
d
LU
,�)PRCFTELPJA-I ti
s
Z
cammw�aa ��'
F LL
LU
AN
01 VAI . V I
- - -
F-1
— _
_22�1'.`FR ELE'JA�CN
Front-Loaded Townhomes �
��EYAiIJJS
A4.2
t
OEM--_
J4-
� �7REK!GMGYCI-klQR un•�
v'
Page 27 —
Meridian City Council Meeting Agenda July 7,2020— Page 311 of 814
-- -------- ----------- — -------- ------------=—_—F 0-
COn
W¢
n�,wRrE,�A,��rr
z
U
CO
7-- 77-17-7- -��7--- L
• e�
REAR BEVAION NT4.ma
i
i
r¢
Page 28 —
Meridian City Council Meeting Agenda July 7,2020— Page 312 of 814
I
r k
M1
is
f�
i
V '
LEAL r-RON PuW
�F'lx
T ----
.....................
ji
ii
—— - 5
i
ti
"--
Page 29 —
Meridian City Council Meeting Agenda July 7,2020— Page 313 of 814
EXTERICR COLOR SCHEMEM
.ate.
W
■�wm.Vfrr-. J
Q
W
..l I r _ O
VT
T?WE-LVA7KM
LU
ca�ch
Alley-Loaded Garage Units
A4.2
.cV+i3:SlICw
pppp—p,"
i
eL
W
L}
r
—1 _
� 'mlNYd,7b1 r -� rr�
M3
Page 30 —
Meridian City Council Meeting Agenda July 7,2020— Page 314 of 814
140
011,
------ ---- H
i
� F T
W
}
♦ I I I �,
----- -- ----------------------- =-- — ------� s
C,1P�EMATAN
4.0
-_- Y- ---
AW
_ x
LU
� °SEFIEVATP0Nt O
z
w
f,7
® ED -
--- --------------------------
-
f�MEELEVATION2
Page 31 —
Meridian City Council Meeting Agenda July 7,2020— Page 315 of 814
l
T
m
r
k
rr�Ujjy
! d
�t rt
I4 -E
f :I,
N y �
V _
.. .. .- .. .. .... . . .. .... . .. .. 1
. I IXI IYI}
I �
cfi
h
I 4
�{ f
..........
.I
IL 2-RiUlkPl-w.
rM mm
A2,1
Page 32 —
Meridian City Council Meeting Agenda July 7,2020— Page 316 of 814
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption, and the developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to
the Planning Division within six(6)months of the City Council granting the annexation.
The DA shall,at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat, landscape
plan,qualified open space exhibit and conceptual building elevations included in Section VII
and the provisions contained herein.
b. Future development shall comply with the design standards listed in the Architectural Standards
Manual and the design guidelines contained in the Ten Mile Interchange Specific Area Plan
(TMISAP).An application for Design Review shall be submitted and approved for the single-
family attached and townhome structures prior to submittal of building permit applications.
c. The front yard of each individual lot shall be landscaped with a combination of lawn,
groundcover, shrubs and trees as set forth in the TMISAP(see 3-37).
d. The Homeowner's Association shall be responsible for the maintenance of all landscaping
within the development including that on individual homeowner lots as proposed by the
Applicant.
e. All structures in this development shall have pitched roofs with symmetrical hips or gables,with
a pitch between 4:12 and 12:12 and have an overhang of at least 12 inches up to a maximum of
2.5 feet beyond the facade of the building. Roof brackets and rafter tails are encouraged as set
forth in the TMISAP (see 3-41).
£ �a„wTo-gGarages must be aeeessed from the f rA the gar-ages shall be leemed no loss than 20
feet behind the pr-itmai=y fagade of the residential stmetur-e shall be designed with two (2)
separate garage doors as set forth in the TMISAP(see 3-33).
g. Public art with a high quality of design shall be incorporated into the design of streetscape along
W. Franklin Rd. as set forth in the TMISAP(see 3-47).
h. The temporary right-of-way easement via W. Franklin Rd. over the common lot(Lot 9,Block 6)
shall be released when a local street connection is constructed to this site from a neighboring
development; at such time,the easement shall be released and access will be restricted to
emergency and pedestrian access only.
2. The final plat shall include the following revisions:
a. Provide detached sidewalks with 6' (with root barriers)or 8' (without root barriers)wide
parkways along all internal streets in accord with the standards listed in UDC 11-3A-17E.
b. Zero lot lines should be depicted on the plat where single-family attached and townhome
structures are proposed to span across lot lines.
c. Include a note that prohibits direct lot access via W. Franklin Rd. other than emergency access
once local street access is available from an adjacent property.
Page 33
Meridian City Council Meeting Agenda July 7,2020— Page 317 of 814
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Provide detached sidewalks with 6' (with root barriers)or 8' (without root barriers)wide
parkways along all internal streets within the development in accord with the standards listed in
UDC 11-3A-17E; landscaping shall be depicted in parkways in accord with the standards listed
in UDC 11-3B-7C.
b. Depict grass within Lot 1,Block 1 and Lot 1,Block 5 where the Purdam Drain is located, if
allowed by NMID. If not allowed, submit a letter from the Irrigation District to that effect.
c. Landscaping is required in common open space areas in accord with the standards listed in UDC
11-3G-3E. Trees are proposed exceeding UDC standards; however,detailed calculations should
be included in the Landscape Requirements table demonstrating compliance.
4. The Applicant shall provide children's play equipment as an amenity for this development as
proposed per the detail in Section VIII.D.
5. All alleys shall be constructed in accord with the standards listed in UDC 11-6C-3B.5. All alleys
shall be signed"No Parking Fire Lane"and have an address sign at each entrance to the alley; each
residence that has a back to an alley shall have an address posted on the front of the building as well
as on the alley side.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Each individual townhouse unit shall be independently connected to sanitary sewer and water
services.
1.2 After consultation with the applicant regarding the Geo Technical investigation,it is highly
recommended that slab on grade foundations be installed within this development to avoid any
groundwater intrusion.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right
of way(include all water services and hydrants). The easement widths shall be 20-feet wide for
a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
Page 34
Meridian City Council Meeting Agenda July 7,2020— Page 318 of 814
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic service
per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures
and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing, landscaping, amenities, etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
Page 35
Meridian City Council Meeting Agenda July 7,2020— Page 319 of 814
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=186954&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https:llweblink.meridiancity.orglWebLink/DocView.aspx?id=186904&dbid=0&repo=MeridianCity
E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=187799&dbid=0&repo=MeridianCity
F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD)
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=187420&dbid=0&repo=MeridianCioy
G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org_lWebLinkIDocView.aspx?id=187573&dbid=0&repo=MeridianCity
H. WEST ADA SCHOOL DISTRICT(WASD)
https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=187588&dbid=0&repo=MeridianCiV
Page 36 —
Meridian City Council Meeting Agenda July 7,2020— Page 320 of 814
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciN.ofg WWebLinkIDocView.aspx?id=189350&dbid=0&repo=MeridianCiV
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the proposal to annex the subject 4.97 acre property with R-15 zoning and
develop single-family attached and townhome dwellings on the site at a gross density of 8.65 units per
acre is consistent with the associated MHDR FLUM designation for this property. (See section V
above for more information)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed map amendment and development complies with the purpose
statement of the residential districts in that it will contribute to the range of housing opportunities
for the community consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health,safety, and
welfare;
The City Council finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed residential uses should be compatible with adjacent existing and
future residential uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to,
school districts; and
The City Council finds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
The City Council finds the proposed annexation is in the best interest of the City.
B. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord.08-1372,7-8-2008,eff. 7-8-2008)
The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the Development Agreement provisions and conditions of approval in Section VIII.
Page 37 —
Meridian City Council Meeting Agenda July 7,2020— Page 321 of 814
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The City Council finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The City Council finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health,safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health, safety
or general welfare.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
Page 38 —
Meridian City Council Meeting Agenda July 7,2020— Page 322 of 814