Z - Signed Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW ...
AND DECISION& ORDER ,
In the Matter of the Request for Annexation of 118.58 Acres of Land with R-2 (9.48 Acres),R-4
(65.45 Acres) and R-8(43.66 Acres)Zoning Districts; and Preliminary Plat Consisting of 330
Buildable Lots,38 Common Lot and 4 Other Lots on 118.58 Acres of Land in the R-2,R-4 and R-8
Zoning Districts,by Toll Southwest,LLC.
Case No(s).H-2020-0012
For the City Council Hearing Date of: July 7,2020 (Findings on July 21, 2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of July 7, 2020, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of July 7, 2020, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 7, 2020,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of July 7,2020,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. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
4. That the City has granted an order of denial 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.
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:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR CEDARBROOK SUBDIVISION—AZ,PP H-2020-0012
- 1 -
Meridian City Council Meeting Agenda July 21,2020— Page 268 of 590
1. The applicant's request for annexation and preliminary plat is hereby denied per the Findings in
the Staff Report for the hearing date of July 7, 2020, attached as Exhibit A.
D. 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.
E. Attached: Staff Report for the hearing date of July 7, 2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR CEDARBROOK SUBDIVISION—AZ,PP H-2020-0012
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Meridian City Council Meeting Agenda July 21,2020— Page 269 of 590
By action of the City Council at its regular meeting held on the 21st day of July
2020.
COUNCIL PRESIDENT TREG BERNT VOTED YEA
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED YEA
COUNCIL MEMBER JESSICA PERREAULT VOTED YEA
COUNCIL MEMBER LUKE CAVENER VOTED YEA
COUNCIL MEMBER JOE BORTON VOTED
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: Charlene Way Dated: 7-21-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR CEDARBROOK SUBDIVISION—AZ,PP H-2020-0012
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Meridian City Council Meeting Agenda July 21,2020— Page 270 of 590
EXHIBIT A
STAFF REPORT E �t��,
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING July 7,2020 Legend
DATE: Continued from:June 9, 2020 ( Ppci- i L�=flfian
I
TO: Mayor&City Council
13
i '
i ---
FROM: Sonya Allen,Associate Planner
208-884-5533 ■
Bruce Freckleton,Development
Services Manager
r
208-887-2211 -----
SUBJECT: H-2020-0012 - -
Cedarbrook Subdivision
r
LOCATION: 4185 S. Linder Rd. (Parcel
#51226417250,in the SE 1/4 of Section o
26,T.3N.,R.1 W.) '
I. PROJECT DESCRIPTION
Annexation of a total of 118.58 acres of land with R-2 (9.48 acres),R-4(65.45 acres) and R-8 (43.66 acres)
zoning districts; and,Preliminary Plat consisting of 330 buildable lots, 38 common lots and 4 other lots on
118.58 acres of land in the proposed R-2,R-4 and R-8 zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 118.58
Existing/Proposed Zoning RUT in Ada County(existing)/R-2,R-4 and R-8(proposed)
Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)
Existing Land Use(s) Single-family rural residential/agricultural
Proposed Land Use(s) Single-family residential(SFR)
Lots(#and type;bldg./common) 330 SFR buildable lots/38 common lots/4 other lots
Phasing Plan(#of phases) 7 phases
Number of Residential Units(type 330 detached SFR homes
of units)
Density(gross&net) 2.78 units/acre(gross);4.4 units/acre(net)
Open Space(acres,total 20.30 acres(or 17.6%)
[%]/buffer/qualified)
Amenities Swimming pool,pool house,children's play equipment,pathways,multi-
purpose sports court,benches and covered shelters
Page 1
Meridian City Council Meeting Agenda July 21,2020— Page 271 of 590
Description Details Page
Physical Features(waterways, NA
hazards,flood plain,hillside)
Neighborhood meeting date;#of 8/29/19;48 attendees
attendees:
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes(draft)
• Requires ACHD No
Commission Action
(yes/no)
Access One(1)access(Cedarbrook Dr.)is proposed via S.Linder Rd.,an arterial street,
(Arterial/Collectors/State with a dedicated southbound right-turn lane on Linder at Cedarbrook Dr.Linder
Hwy/Local)(Existing and Rd. is currently improved with 2 travel lanes, 22'ofpavement&no curb,gutter
Proposed) or sidewalk abutting the site.
Traffic Level of Service A Traffic Impact Study(TIS)was prepared for this development.
Linder Rd.—Better than"E"(acceptable level of service)
Amity Rd.—Better than"B"(acceptable level of service)
Stub Stub streets are proposed to adjacent properties for future extension as depicted on
Street/Interconnectivity/Cross the plat.
Access
Existing Road Network No existing streets within the site and no stub streets to the site;Linder Rd. exists
along east boundary
Existing Arterial Sidewalks/ There are no existing buffer or sidewalk along S.Linder Rd. at the east boundary
Buffers of the site.
Proposed Road
Improvements Gapltal"P%ovammts Plan ICIPY Intagrawd Fiv*Year Work Plan(IFYWP):
The inWrsection of Array Road and Ten Mile Road is scheduled m the IFMP la b8
reconsiructed as a multflene roundabout with 2-lanes on the narih lay,2-lanes an the eauttr,
2-lanes east.and 2-lanes an the west leg and will Include Ten We Bridge W 82 In 2021.
Linder Rua3¢iu listed in die GIP to kye widened is 34ene3 from Amity Road IQ Victory Bond
Wyman 2031 and 2035.
Linter Road rs lama in the CIP to M widened io 5-Pan"from Victory Road to Oweflano Road
between 2021 and 2025.
The hr,lerswmrk of Arwl Road and Under Rom Is Gstiad In lt4e GIP to bff reconsi►dcled as a
single-lane raundshoul with a westbpund right-tum bypass lane with 3-lanes an Kim nprlh lag,
2-lanes w the south, 3-braes on the east, anu 2-lanes on the wesl leg between 2031 and
21135.
• The Interseellon of Victory Road and Linder Road is Ilsled In the CIP to bB reeonslrueted as a
single-lane roundabout with 24anes on the narlh tag, 2-tanes on the south,24enes an the
east and 2-lanes on the west leg between 2021 and 2025.
Fire Service
• Distance to Fire Station 1.9 miles
• Fire Response Time 3:00 minutes(under ideal conditions from nearest station-Fire Station#6—can
meet response time goals
• Resource Reliability Target goal of 80%or greater—current reliability unknown as Station#6 just
opened
• Risk Identification 2—current resources would not be adequate to supply service
• Accessibility Project and emergency access plan meets all required access,road widths and
turnaround.
Page 2
Meridian City Council Meeting Agenda July 21,2020— Page 272 of 590
Description Details Page
• Special/resource needs Project will not require an aerial device;can meet this need in the required
timeframe if a truck company is required.
• Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully
sprinklered.
• Other Resources
Police Service
• Distance to Police 4.5 miles
Station
• Police Response Time Approximately 5 minutes from Police Dept.;response time goal for emergencies
is 3-5 minutes.
• Calls for Service 0(within a mile of site)
• %of calls for service Mari fan RrLE -partment-Cedarbrugh Su rb
split by priority LqABfMWdwyiiuF,.,•. 41, <Co. 1 05Urulkrnr.,aw mit*R4 jd
+nr a'+ar W- curaslw19-a113lln?D
mdorSrn zOLmM-OrlivuH %hc9adimgDrs4nctIAD W WAIIS1
#k�lrVlr+f *tom;i?�I/�Ir�t4r�1rrh�i+ll��
ape 11*14M +r mn rY Itiwoft; 0t+of M4rwww
Jrd4rariv J I
P*VNrr? I
PAN I IQ:
JL,,#rid{R4mx w*nehm by Rkwilly^.'AILVO
JhnWrtF J
hit
ahioVry� ¢fir
CHIN W Swvka WSJ.CAR 4xL wFW&IA W'MW
%nl Call4 FW WWk*%ok ter i4l F"In'ti#lb'#
e rd r+R ers a a�
Crams 6NAd rebtl 0
••crM6 CuLwt iota lV
• Accessibility No concerns
• Specialty/resource needs
• Crimes 0(within a mile of site)
• Crashes 0(within a mile of site)
• Other Although located near the edge of City limits,service can be provided if this
development is approved—no outstanding issues.
West Ada School District
• Distance(elem,ms, Jolnt School D-Istrkl No. � Idt a Weft Aida School Dlszm)has erperlerlced signlfkani the sustmined ghswth
hs) nnr oilmem during the.-Ito ten years.Many aal otlr shoals bFC1V f 1QW rhg district are optriiling al air above capa
qn U S c rn5k,%d.Al a-wl<c#m pr"cl That these homes-when completed.will house ■ mn H as owce
school aped chlldran.ApproNafof 1heCdarbrol7k SubdfyWoe will aff eel enrollments at the following school%Ir
DINFIR.
Enr011itw tt {�AaCl y[ MLIv
LOW ha Xr4p1}
Maryh4rTherson Ele"rdary" 555 Soo 119
VittOry Middle SCh001 969 loop 11
Ma-Adian HIth Wool 1965 240D S.0
•Nrir%the:OJT 1 whmI year Mark MrRher3an's student capacity wHI Iptrebye to B25,due to the Current
t1KpalnSv)m underway •_
• Capacity of Schools
• #of Students Enrolled
Wastewater
Page 3
Meridian City Council Meeting Agenda July 21,2020— Page 273 of 590
• Distance to Sewer This proposed development falls within the Interim Southwest Sewer Phasing Plan
Services as developed by the Meridian Public Works Department. As such,it will require
the construction of a temporary sewer lift station,trunk line,and pressurized sewer
force main.
• Sewer Shed Ten Mile Trunk Shed
• Estimated Project Sewer 330 building lots
ERU's
• WRRF Declining 13.83
Balance
• Project Consistent with Yes—Within the Interim Southwest Phasing Plan
WW Master
Plan/Facility Plan
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 5,and potentially future zone 4
• Estimated Project Water 330 building lots
ERU's
• Water Quality None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns None
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend J
0Praje-t Lcoutan lei
- _ o
❑
h. �I '
LZ vf hke-diun'l
RJ id Density.
I �. ,
ldellfla l
:Y 5
- F
LT S�H)
MU N
• 1
Page 4
Meridian City Council Meeting Agenda July 21,2020— Page 274 of 590
Zoning Map Planned Development Map
Legend -2 -8 (Legend
Project Lcoafkm Rl RU. I Prcjea. Lcoflfia-n
- City Limitr
� R R-$
— Planned Parcels i
` R-4INC
`
RUT
t R' t
1 RUT
R
r
R-4r��
A
RUT A -BRUT o
III. APPLICANT INFORMATION
A. Applicant:
Toll Southwest, LLC—3103 W. Sheryl Dr., Ste. 100,Meridian,ID 83642
B. Owner:
Larry&Marianne Williams Family Foundation—PO Box 8126,Meridian,ID 83707
C. Representative:
Sabrina Durtschi—Toll Brothers, 3103 W. Sheryl Dr., Ste. 100,Meridian, ID 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
4/17/2020 5/22/2020
newspaper
Notification mailed to property
owners within 300 feet 4/14/2020 5/19/2020
Applicant posted public hearing
4/22/2020 5/11/2020
notice on site
Nextdoor posting 4/14/2020 5/19/2020
Page 5
Meridian City Council Meeting Agenda July 21,2020— Page 275 of 590
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium
Density Residential(MDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses
may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The following Comprehensive Plan Policies are applicable to this development:
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed medium density single-family detached homes will contribute to the variety of residential
categories in the City; however, there is no variety in housing types proposed within the development.
• "Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval,and in accord with any adopted levels of service for public
facilities and services."(3.03.03F)
City water service is available and can be extended by the developer with development in accord with
UDC 11-3A-21. Sanitary sewer service can be made available via the interim southwest phasing plan
approved by the Public Works'Department and City Council. This will require the Developer to
construct a temporary lift station, trunkline and off-site force main to an existing discharge point.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G)
Only one housing type is proposed in this development(i.e. single-family detached); a range of lot
sizes are proposed ranging in size from 4,828 to 23,897 with an average of 9,814 square feet(sf.)
which will accommodate a variety of housing styles consisting of 1-and 2-story units. Staff
recommends a variety of housing types are proposed(i.e. single-family attached,2-family duplex,
townhouse).
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed single-family residential development and site design with large lots provided at the
west and south boundaries as a transition to adjacent rural parcels should be compatible with existing
residential uses. Transitional zoning(i.e. R-2) is also proposed at the west boundary.
• "With new subdivision plats,require the design and construction of pathway connections, easy
pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open
space with quality amenities." (2.02.01A)
The proposed plat depicts a total of 20.74 acres (or 17.501o) of qualified open space, much of which is
usable, and quality amenities consisting of a swimming pool, multi purpose sports court,pathways,
children's play equipment and shade structure with benches.A future City park is planned
approximately a half mile to the east. Because this site is located in a rural area, there are no sidewalks
along Linder Rd. that will provide safe pedestrian and bicycle access to schools. For this reason, Staff
recommends the detached sidewalk along the project's entire frontage adjacent to S. Linder Rd. is
installed with the first phase of development.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
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Meridian City Council Meeting Agenda July 21,2020— Page 276 of 590
The proposed development will connect to City water and sewer systems;services are proposed to be
provided to and though this development in accord with current City plans.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
The proposed project is located on the fringe of the City and will require extension of City services
and the construction of an interim lift station, trunkline and an off-site force main in order to provide
service on the west side of S. Linder Rd.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to
the City's vision and the necessary extension of public services and infrastructure is provided."
(3.03.03)
The proposed development plan is consistent with the City's vision in terms that medium density
residential uses are proposed; however, only one housing type is proposed rather than a mix of housing
types as desired. Public services and infrastructure are proposed to be provided.
• "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid-
mile location within the Area of City Impact."(6.01.0313)
The MSM depicts collector streets along the north and west boundaries of this site at the mid-mile. A
collector street is proposed through the site from S. Linder Rd. to the project's north boundary in
accord with the MSM. Because there is a newly constructed home and large shop on the adjacent
property to the west at the northwest corner of the site, the Applicant proposes the east/west collector
street is provided a little further to the north rather than on this site-ACHD and City Staff agrees.
Because low density residential uses are planned to the west,ACHD Staff, at the recommendation of
City Staff, recommends a modification to the MSM to remove the north/south collector street south of
the east/west collector along the project's west boundary as only a local street is needed in this
location.
• "Slow the outward progression of the City's limits by discouraging fringe area development; encourage
development of vacant or underutilized parcels currently within City limits."(4.05.03B)
The proposed project is in the City's `fringe"area; therefore, it's not a priority area for extension of
City services and development.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive
Plan in regard to land use, density and transportation if a variety of housing types(i.e. single-family
attached,2-family duplex, townhouse)are provided as recommended by Staff. With the addition of more
dense housing types, the density of the development will increase which will be more consistent with that
desired in the MDR designation.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC)
A. Annexation & Zoning:
The proposed annexation area consists of one parcel of land designated on the Comprehensive Plan Future
Land Use Map(FLUM)as Medium Density Residential(MDR). The proposed use(single-family detached
dwellings) at a gross density of 2.78 units per acre and zoning(R-2,R-4 and R-8)is in general
conformance with the MDR FLUM designation. However, due to the large size of the proposed
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Meridian City Council Meeting Agenda July 21,2020— Page 277 of 590
development, Staff recommends a variety of housing types (i.e. single-family detached,single-family
attached,2-family duplex and/or townhomes)is provided in order to provide diversity in housing
types in this area as desired in the Comprehensive Plan.
The annexation area is on the periphery of the City; the only City annexed land currently on the west side
of S. Linder Rd., south of I-84, is a mile to the north. The property is within the Area of City Impact
Boundary(AOCI). A legal description for the annexation area is included in Section VIII.A.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff
recommends a DA as a provision of annexation with the provisions included in Section VIIL The DA is
required to be signed by the property owner(s)/developer and returned to the City within 6 months of the
Council granting the annexation for approval by City Council and subsequent recordation.
B. Preliminary Plat:
The proposed plat consists of 330 single-family residential buildable lots, 38 common lots and 4 other lots
for common driveways on 118.58 acres of land in the proposed R-2,R-4 and R-8 zoning districts. The
minimum lot size proposed is 4,828 square feet(s.f.)with an average lot size of 9,814 s.f.;the gross
density is 2.78 units/acre with a net density of 4.4 units/acre. The subdivision is proposed to develop in
seven(7)phases as depicted on the plat(see Section VIII.B).
Existing Structures/Site Improvements:
There is an existing home and accessory structures on the site that are proposed to be removed with
development. All existing structures should be removed prior to signature on the final plat by the City
Engineer.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-2, R-4 and R-8 zoning
districts in UDC Table 11-2A-2.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Table 11-2A-4, 11-2A-5 and 11-2A-6 for the R-2,R-4 and R-8 zoning districts respectively.
Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not
exceed 750' in length without an intersecting street or alley unless a pedestrian connection is provided,
then the block face may be extended up to 1,000' in length. The face of Block 1 on the west side of W.
Silverberry St.is 1,000'+/-and does not contain a pathway or intersecting street or alley—the plat
should be revised to comply with this standard.
Subdivision Design and Improvement Standards(UDC 11-6C-31
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face.
There are four(4) common driveways proposed; such driveways should be constructed in accord with the
standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement shall be filed with the Ada
County Recorder,which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment. An exhibit should be submitted with the final plat
application that depicts the setbacks,fencing,building envelope, and orientation of the lots and
structures accessed via the common driveway; if a property abuts a common driveway but has the
required minimum street frontage and is taking access via the public street,the driveway should be
depicted on the opposite side of the shared property line from the common driveway. Address
signage should be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
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Meridian City Council Meeting Agenda July 21,2020— Page 278 of 590
Access(UDC 11-3A-3)
One(1)collector street(W. Cedarbrook Dr.) and two(2) emergency only accesses are proposed via S.
Linder Rd.;two (2) stub streets are proposed at the north and one(1) stub street is proposed at the
southwest boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of
development is proposed to have two (2) accesses for emergency services;the access from the north via
Victory Rd. will be constructed with the first phase of development per the proposed emergency access
plan approved by the Fire Department.
Because S.Brook Land Ave.is proposed to stub at the north boundary and is longer than 150'
without a Fire Department approved turn around,the Fire Dept.requests a Type III barricade is
placed at the intersection of S.Brook Land Ave. and W. Twin View St.to prevent access until the
street is extended in the future. The construction drawings should be revised to include this change.
Staff has concerns about the location of the stub street(W. Green Gables Ct.)to the narrow(80'+/-)
parcel(#51226417350) at the north boundary of the site and the redevelopment potential of that
parcel and the associated parcel under the same ownership(Kruse) at the northeast corner of the
site. Specifically,if this property and the property further to the north(Parcel#51226142251)
develops without these parcels,what development potential for this property remains? Staff
encourages this developer to work with the Kruse's to see if they're interested in redeveloping their
property and possibly including it in the subject development plan. Staff recommends the Applicant
submit a concept plan showing how this area could possibly redevelop with the current plat
configuration or,revise the configuration of the plat in this area to better integrate with these
parcels for future development.
Transportation: The existing roadways in this area are rural in nature. There are no roadway
improvements planned in this area until between 2031-2035 when Linder Road is planned to be widened to
3-lanes from Amity Rd. to Victory Rd. and the Amity Rd. &Linder Rd. intersection is planned to be
reconstructed. Linder Rd.between Victory Rd. and Overland Rd. is planned to be widened to 5-lanes and
the Victory Rd. and Linder Rd. intersection is planned to be reconstructed between 2021 and 2025.
Parking(UDC 11-3 :
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for
single-family detached dwellings based on the number of bedrooms per unit. Future development should
comply with these standards.
Pathways(UDC 11-3A_8):
The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side
of the Calkins Lateral. The Applicant has worked with the Park's Dept.pathway coordinator on an
alternate location for the pathway through the common areas within this development;two(2)pathway
connections are proposed from the sidewalk along S. Linder Rd. which conjoin and extend as one to the
north boundary generally in alignment with the collector street. The pathways are required to be placed
in a 14-foot wide public pedestrian easement.
Other micro-path connections are also proposed for pedestrian interconnectivity and access to common
areas within the development.
All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and
landscaping shall be provided on either side of the pathways as set forth in UDC 11-3B-12C.
Sidewalks(UDC 11-3A_I n:
Detached sidewalks are proposed along internal streets and within the street buffer adjacent to S. Linder
Rd. in accord with the standards listed in UDC 11-3A-17.
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Meridian City Council Meeting Agenda July 21,2020— Page 279 of 590
Parkways (UDC 11-3A-1 :
Eight-foot wide parkways are proposed adjacent to all streets and are required to be constructed in accord
with the standards listed in UDC 11-3A-17 and landscaped in accord with the standards listed in UDC 11-
3B-7C.
Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to S. Linder Rd., an arterial street, landscaped per the
standards listed in UDC 11-3B-7C. A 33-foot wide buffer is proposed with landscaping in accord with
UDC standards. As noted above, Staff recommends the detached sidewalk along the project's entire
frontage adjacent to S.Linder Rd.be installed with the first phase of development to ensure
pedestrian safety along the arterial street.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3B-7C.
Landscaping is proposed in accord with UDC standards.
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. The
total lineal feet of pathways with the required and proposed number of trees should be included in
the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with
UDC standards.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E.
Landscaping is depicted in common areas in accord with UDC standards.
There are existing trees on the site that may require mitigation if they are proposed to be removed.
The Applicant should coordinate with Matt Perkins,the City Arborist,to determine mitigation
requirements per the standards listed in UDC 11-313-10C.5 if existing trees are not proposed to be
retained on site.
Qualified Open Space(UDC 11-3
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required.
Based on the area of the proposed plat(118.58 acres),a minimum of 11.86 acres of qualified open space
should be provided.
The Applicant proposes 20.74 acres(or 17.5%)of qualified open space consisting of a large central open
space area with a pond, linear open space where pathways are located,common areas greater than 50' x
100' in area,parkways along internal local and collector streets,the collector street(W. Cedarbrook Dr./S.
Brook Land Ave.)buffer and half of the street buffer along the arterial street(S. Linder Rd.),which
exceeds UDC standards. See qualified open space exhibit in Section VIII.D.
A pond is proposed on Lot 1, Block 5. Open water ponds may comprise up to 25%of a required open
space when developed with at least one site amenity as set forth in UDC 11-3G-3B.7;the proposed pond
appears to comprise over 25% of the open space area and should be reduced in size to comply with UDC
requirements. All ponds with a permanent water level are required to have recirculated water and be
maintained such that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.7.
Qualified Site Amenities(UDC 11-3
Based on the area of the proposed plat(118.58 acres),a minimum of five(5) qualified site amenities are
required to be provided per the standards listed in UDC 11-3G-3C.
A swimming pool with a pool house and multi-use sports court is proposed in the central common area
with the with a picnic area next to a large pond containing benches, a covered shelter and picnic tables on
Lot 1,Block 5 in the first phase of development. Segments of the City's multi-use pathway are proposed
through the site from S. Linder Rd.to the project's north boundary. A pocket park with play structures
consisting of faux logs and boulders is also proposed on Lot 4,Block 13 in the third phase of development.
Staff recommends an additional amenity is provided consisting of children's playground equipment
(e.g.climbing structure,slide,swings,etc.).Amenities are proposed from the following categories listed
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Meridian City Council Meeting Agenda July 21,2020— Page 280 of 590
in UDC 11-3G-3C: quality of life,recreation and pedestrian or bicycle circulation system, in accord with
UDC standards. Renderings of the proposed amenities are included in Section VIII.D. Details of these
amenities should be submitted with the final plat applications for the phases in which they are
located. Staff recommends the landscape plan is revised to depict site amenities on the plan prior to
the City Council meeting.
Storm Drainage:
All storm drainage run-off is proposed to be collected on site within common lots via underground seepage
beds.
Irrigation: A central irrigation pond is proposed where a pump station will be installed to distribute
pressurized irrigation to each lot;the system will be owned and maintained by the HOA. Irrigation water is
provided from the New York Irrigation District.
Waterways(UDC 1LL 1-3A-m:
The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The
Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway
as allowed by UDC 11-3A-6B.2.
Fencing(UDC 11-3A- :
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is
proposed as shown on the landscape plan.
Six-foot tall vinyl fence is proposed along the perimeter boundary of the site and along side yards adjacent
to the street; and 4-foot tall vinyl fence is proposed along pathway corridors and common open space areas
in accord with the standards listed in UDC 11-3A-7.
The Calkins Lateral is required to be fenced with an open vision fence at least 6' in height and
having an 11-gauge,2"mesh or other construction,equivalent in ability to deter access to the
waterway unless the Applicant can demonstrate to the satisfaction of the Director that the waterway
serves as or will be improved as a part of the development to be a water amenity as defined in UDC
11-1A-1 in which case it is not required to be fenced, as set forth in UDC 11-3A-6C.If it's improved
as a water amenity,construction drawings and relevant calculations prepared by a qualified licensed
professional registered in the State of Idaho shall be submitted to both the Director and the
authorized representative of the water facility for approval.
Fencing is not proposed around the pond; if the Commission and Council determines this presents a
safety hazard, a condition requiring fencing should be added.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted sample photo elevations of the types of homes planned to be constructed in this
development which are included in Section VIII.F. Homes depicted are a mix of 1-and 2-story units of
varying sizes for the variety of lot sizes proposed. Building materials consist of a mix of finish materials
with stone/brick veneer accents. Staff recommends the elevations for the homes proposed on the 33%
35'wide lots are revised prior to the City Council hearing to include more design elements/materials
to provide a higher quality of design.
A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the swimming pool facility. An
administrative Design Review application is required to be submitted for all single-family attached
dwellings and townhomes,as applicable,prior to submittal of building permit applications. Design of these
structures is required to comply with the design standards listed in the Architectural Standards Manual.
Design review is not required for single-family detached homes.
Page 11
Meridian City Council Meeting Agenda July 21,2020— Page 281 of 590
VII. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and approval of the requested preliminary plat with the conditions noted in
Section IX.A per the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard these items on May 7, 2020. At the public
hearing,the Commission moved to recommend approval of the subject AZ and PP requests.
I. Summary of Commission public hearing_
a. In favor: Sabrina Durtschi,Applicant's Representative;Deborah Nelson, legal counsel
representingthe he Applicant
b. In opposition: Annette Alonso;Julie Langlois; Paula Connelly; Kenzie Ward
c. Commenting. None
d. Written testimony: Julie Langlois,Brian Connelly,Kenzie Ward, and Paula Connelly
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) testimony
a. Not enough transition in lot sizes to adjacent rural properties—requests for ''/2 to 1 acre
lot sizes as a transition and a landscape buffer and berm at the west boundary-
b. Protection of view sheds and rural lifestyle-right to farm,raise and process their
cattle;
C. Concern pertainingto o capacity of area schools with the proposed development and all
of the developments that have been approved in this area but not yet developed;
d. Concern pertaining to traffic and inadequacy of existing infrastructure to handle more
development in this area with no plans to widen Linder Rd. until 2031-2035,which is
currently a rural 2-lane roadway-
e. Would like to see a greater setback along Linder Rd. so that when the road is
expanded in the future there will still be enough green space&landscapin t� o keep
the rural feel of the area and reduce impacts on landscaping;
f. Concern that it's not an efficient way t�pand the City's infrastructure with the
project's location on the fringe of the City-
g_ Concern pertaining to the timing of this development-balancinggrowth with the
state of the economy;
h. Supportive of proposed detached homes but opposed to townhomes and duplexes;
i. Based on discussions with the neighborsthe Rinehimer's&the Robertson's),the
Developer has agreed to provide a 3-4' tall berm with a wood-style fence on top of
the berm centered on the shared property line along the northern portion of the west
boundary of the site adjacent to their properties,landscaped with trees at a spacing of
approximately 25 feet along their side of the fence that they would maintain;
The Developer has also agreed to limit the height of homes to single-story where they
will be in the direct view shed out from the physical house on adjacent properties;
k. The Developer also agreed to double the required rear building setback of 15 feet to
provide a minimum 30-foot rear setback along the west and south boundaries of the
subdivision.
3. Key issue(s)of discussion by Commission:
a. Commission asked the Applicant where the additional children's plaequipment
recommended by Staff would be located—the Applicant responded it will be in the
large common area by the swimming pool;
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Meridian City Council Meeting Agenda July 21,2020— Page 282 of 590
b. Commission asked the Applicant if the pond would be empty in the winter after
irrigation season—the Applicant responded no,that it would have a permanent water
level year around;
C. Commission was generally npportive of Staff s recommendation to provide a
variety of housingt ypes (attached&townhomes)within the development;
d. The Commission discussed extending the R-2 zoning along the southern boundary of
the site;
e. Adequacy of the proposed transition in lot sizes and buffer to adjacent rural residential
properties.
4. Commission change(s)to Staff recommendation:
a. Remove the requirement for a variety of housing types to be provided—the
Commission was not in favor of the attached and townhome product at the northeast
corner of the site proposed b, t�pplicant in response to the Staff recommendation
based on Comprehensive Plan policies(,strike DA provision#A.lb in Section IX);
C. Include a DA provision requiring a berm and fence to be constructed on the shared
property line adjacent to the Rinehimer and Robertson properties as committed to by
the Developer ,see DA provision#A.1 d in Section IX),
d. Include a DA provision that limits the height of homes to sin l�ry where they will
be in the direct view shed out from the physical house on adjacent properties (see DA
provision#A.1 e in Section IX)—Staff recommends the Applicant address which
specific lots will have sin le�stoa homes at the Council hearing
e. Include a DA provision that requires a minimum 30-foot rear setback for homes along
the west and southwest boundaries of the subdivision as offered b, t�pplicant(see
DA provision#A.If in Section IX).
5. Outstandingissue(s)ssue(s) for City Council:
a. The Commission recommended Council consider whether or not there should be some
funding or a partnership toward future intersection improvements at Amity&Linder
Roads.
C. The Meridian City Council heard these items on July 7,2020. 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: Deborah Nelson,legal counsel for the Applicant
b. In opposition: Wendy Webb on behalf of Southern Rim Coalition; Mindy Lin(also
speaking on behalf of Wayne Martin); Kenzie Ward on behalf of Rock Ranch Estates;
Paula Connelly on behalf of Stetson Estates
C. Commenting: Denise LaFever; Sally Reynolds
d. Written testimony: Many letters have been submitted(see public record)
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key_ issue(s)of public testimony:
a. Opinion the proposed development is leapfrog development:
b. Impact of the proposed development on area schools—capacity concerns;
c. Protection of agricultural operations in the County:
d. Impact of development on view sheds of adjacent rural properties;
e. Request for R-2 zoning to be extended along the southern boundary. in additional to
the west and southwest.with 1-acre lots as a transition along these boundaries a
minimum of 200' wide with only single-story homes in order to reduce impacts on
view sheds. Would like a 4' tall berm with landscaping and a 6' tall wood style fence
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Meridian City Council Meeting Agenda July 21,2020— Page 283 of 590
alone this boundary with utilities stubbed to the property lines and commitment that
homes not be investor-owned:
f Concern pertaining to traffic generated from the proposed development and impact on
adjacent 2-lane rural roads and 4-way stop intersections: and.
g= Request that revised plans be submitted at least 10 days prior to the hearing in order to
allow adequate time for review and response from neighbors.
3. Key issue(s)of discussion by City Council:
a. Capacity of area schools and impacts from proposed development and other
developments approved but not vet developed in the area:
b. Opinion that this is leapfrog development and not the right time to annex this property
—not orderly and efficient growth of the City:
c. Desire for 1-acre lots to be provided as a transition to existing abutting rural properties
—not enough transition as proposed:
d. Concern pertaining to the rural roads/intersections in this vicinAy with no
improvements planned until 2031-2035 and impacts a development of this size would
have on transportation in this area:
e. Opinion that the phasing plan is too aggressive and will overburden area schools: and.
f. Opinion that the proposed development would be very nice someday,but not today.
4. City Council change(s)to Commission recommendation.
a. The Council voted to deny the project because it's not in the best interests of the City
at this time due to lack of orderly transition to existingabutting rural residential
properties, concerns pertaining to emergency access,undetermined impacts to area
schools,constricted roadway challenges that will not be addressed in the near future
and overall inconsistency with Meridian's desired growth plans and timing.
Page 14
Meridian City Council Meeting Agenda July 21,2020— Page 284 of 590
VIII. EXHIBITS
A. Annexation Legal Description& Exhibit Map
CMAR13ROOK SUBDIVISION DATE. Dezember 4.2019
ANNEXATION LEGAL DLSCR PTION
A FARC,6_.014 LAND BETNO A FOR170N OF'1"1<iI S13114 OIL SI3G"I'ZON 26.TOWNSHIP 3 NORTH,
RANCE 1 WEST,OF THB BOISE MERIDIAN,ADA COUNTY,IDAHp,MORE PARTICULARLY
DhSCkrDED AS YOLL[.]WS,
CO1 L'4+RNCING AT THE E 114 CORNER OF SAID SECTION 26,€1+IONLI Eh1=BY A 2 112"
ALUMINUM CAP(CORNER RECORD NO.20 17-9 84 155),FROM WHICH THE SE MRNEk OF
SAID SSC.'T ON 26,MOLD BY A 3"ALTJM1VUM CAP(C ORMR RECORD NO.20 L 5-
109760),BFARS SOUTH.OT3€'26"WEST,A DISTANCE OF 2652.39 FSBT;
T111s1qCE COINCIDENT WFEH THE BAST LINE OF THE SE 114 OF SA t)SEC-1-10N 2-6,SOUI-11
00�31.26"WES'X,A LISTANCE OF 570.20 FEET TO T11I3 POM OF 11LG1NNtNC.;
TF ENC E C OINC IDLrNf WITH THE 13 ST LINE OF Tf1E SOLWHt?AS-f'QUARTER OF SAID
SECTION 26,SCUM 001131126°WEST,A DISTANCE OF 2052-19 i7aT TO TIM SC tJ TI-MAST
MRNER OF SAID ShCTION 26;
T1TFNC:l?IAI?4W NC SAID FAST LINE,{:OINCIDI3WI"tiVilli'I1Ir: OU`Y14 LIME:OF TIDE
SOaJ'I'IIFsAM-QUART K OF SAID$22170N 26,NOATII R9°>;4'44"iW&-,T,A DTS'UANCR of
17S,63 r-F- 7;
TI-WKCL LEAVING SALT}SOUR-1LNE,NOR-11446°00112"WEST,A DISTANCE OF 279.40 FEET
TI s qCZ NORTH 59"(19121 WE ST,A DISTANCE OF 3MOD Fes,
TITHKC75NORTH 7V5Y12`1kT-,S ',A DISTANCE OF 605,00 T•- U;
THRNCRNORTII72015'12" WFST,A DISTANCE 300.00 FETS7,
TH-RNCF.NORTH 731150112" W13W.A PJ1KTANCF OF 300.00 FFET;
THENCE NORTH.46 38'12." W-.W, A [)14'1'ANCE OF.540.00 F BF.7',
THENCK NORTH 4300512" W P—;M A DI4 fANCE OF 100.00 F
Ti IENC°E NORTR 00 10'G 2" WF—';T,A DISTANCE OF 300.00 FF..7 TO THE WEST J,WE OF THE
SOUTHEAST QUARTER Ole SAM SECTION 20;
"THENCE,COINCIDENT WITH THE WEST LINE OF THE-SOUTHEAST QUARTER OF SAID
S1T=OAI 26,NORI'1I UQ¢32'4S"EAST,A DISTANCE OF 1105.15 FEET TO' T-MNORTHV'FLST
CORNER OF'I'1IS 5UUTHRAST QUARTER(CENTER 114)OF SAID SECTION 26;
"1 MNC'E LEAVING SALE]WBSTL NE,COINCIDENT WEN THE NORTH LINE OF THE
s41rI'H> AS'i QtJARTEIt OF Sr 11 -S3st7[Q7d 26,SUUTH 89-11'18"EAST,A DISTANCE OF
1490.70
THWCE LEAVING SAID NORTH LINE,SOU7 143'44'18"EAST,A DISTANCE OF 120.00 FEET;
T TTNCL SOUTH 8SPI P€8"EAST,A DISTANCE OF 610,00 FEET',
Page 15
Meridian City Council Meeting Agenda July 21,2020— Page 285 of 590
71 1VNCE SOUTH 43°WS V EAST.A DISTANCE OF 675.01 POINT Olt
SAIL]PARCKCDNTAINING5,165,+494 SQUARE FEET OR I l&55ACRF3 A70RB OR I.155_
TOGETHER WrIli AND SUBJECT TO COV1;NANT-3,EASZMENTS,AND RESTRICTIONS Ole
RECORD.
THR BASES OF BEARIAICS FOR 3'HIS PA€tCEI,IS SOJ)TN 0013]T2G"WENT B>C` WERN TfW
FAST 1/4 CORNER OF SAID SECTION 26 AND THE SOUTHEAST OM PR OF SECTION 26,
Y,J'F'06'9'4t.P 2..5_ _
END OF DESOREMON
�f;TZR
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Page 16
Meridian City Council Meeting Agenda July 21,2020— Page 286 of 590
ANNEXATION LEGAL EXHIBIT
A FARCE,L OF LAND JSEING A PCRTIOjV OF SM/4
OF ,5ECTIO-W 26, T- 3 N-, R- I W.,
BOISE MER}DIAN, AN CCUJ TY, IDAHO
54' CAUW L,ITPA
EJ if#xT PCR E 1/4 CORNER
fiORNF.R I \ SECTION 21S
SECfiIOW 26 �\ RAS +49 I 2 1/V ALUMINUM CAP
001111M RECORD I �+�54' Cr1EoQdJS LATERAL CORNER REGARD NO.
NQ. 14003403£ $6Sr1V18'E .ZVU a-WER�ASFKNf 26i7—C8 155
59911'I$' 1 90.7d' Elver ivaei 51LIT
543'��•19'E S99'11'19�E ,r —�
POW OF
r BECINW NC
30' CALKINS LATERAL
-k5EEiEWT PER
11&�B ACRES I \\
EN491012N I
� m
11+1'3 8^1"11
n7�1�a'1a.'w cei
sOa.ao' �
ZA 8.74Y-
I
H7�TQ'12'1k I
6d�0U' J
175..53' I
356.3a'_
S 1/4 0OFwER SS874'5d"E 285 .7{' SWT14FAV c4RNFIR
SECT10N 2A SECTLIN 26
z 1/2"AILuMINLIM CAP W, AYNY ROAD fPUBLfC 79.+0' " ALUMINUM caJ=
CORNER REGARD Ra CORNf.R RFr-WD NO%
112045471
c
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Page 17
Meridian City Council Meeting Agenda July 21,2020- Page 287 of 590
Legal.DescrJption
Cedarbrovk Subdivision—RUT to R2 Rezone
A parel being a podion of the 95 A of Section 26, Township 3 North, Range 1 +Nast, Boise
Meridian.Ada County.Idaho,and more particularly described as follows:
Commencing at an Aluminum Cap monument marking the northeast corner of said SE Y4,from
which an Aluminum Cap monument marking the s❑utNeast corner of said SE % bears
S 0°31'26'W a distance of 2682.39 feat;
Thence N 85'11'118"W along the northerly boundary of said SE'!,a distance of 2475.20 feat to
the POINT DF BEGJNNINGI
Thence loavfng said northerly boundary S 0'4842'W a distance of 86.98 feet to®poinl;
Thence S 0'(1900"E a distance of 55,00 feet to a point;
Thence S 7°3615"W a distance of 85.37 feet to a point;
Thence S 0'32'48"VV a distance 590.W,feet to a polnt;
Thence a dsstanoe of 79.93 feet along the arc of a 100.OD foot radius curve left,said carve having
a central angle of 45'47'46"and a long chord baaring S 22'21'05'E a diistance of 77.82 feet to a
paint;
Thence S 45'14'58'E a distance of 201.t34 feet to a point_
Thence S 44'45'02"W a distance of 163.50 feet to a point;
Thence S 45'14'68'E a distance of 1052.f]0 feet to a point;
Ttience S 44"45'02"W a distance of 41.66 feet to a paint;
Thence a distance of 38,16 feet along the arc of a 100.00 foot radius curve left,said curve having
a central angle of 21'51'43*and a long chord bearing S 33"49'11"4N a distance of 37.93 feet to
a point;
Thence S 22°53'20"W a distance of 30.49 feet to a point;
Them N 73'50'12"UV a distance of 1213.08 feet to a point;
Thence N 46'38'12"W a distance of 544.00 feet to a point.
Thence N 43'05'12"W a distance of 300.00 feeet to a point;
Thence N 40°1012'1N a distance of 300.00 feet to a point on the westerly boundary of said$7
Y.;
Thence N 0'32'48"E a distance of 11 05.15 feet to a US inch diameter rebar marking the northwest
comer of said SE Al
Thefice 5 89°1 1'16'E a distance of 178.41 feet to the POINT OF BEGINNING.
This parcel c¢ntains 9.40 acres and is subject to any easements eYi0ng or in use.
Clinton W.82nsen,PLS �,p,L LA VV
Land Solutions.PC sr
January 23,2020 �6 �
P OF 9 ro
oru yr y�P
Page 18
Meridian City Council Meeting Agenda July 21,2020— Page 288 of 590
RUT TO R-2 ZONE
PUNT OF ��T��y
. 1/4 BEGINfdING unPLa�Tm N9911'18'A' $47&29' Y u Y �l4
L9 SB9ll'18'E 13�4,27 � 11$2.00' �I
jUwTAWW
LINE TAIRI um L&t Tli NU M N LINE DIRECTIONiv,
L1 B5.99' SO'4 VIN U R43v5'12'
� 07
*� L2 55600' SO'4400l L110 3GRw N4E130'Ezw
L3 M07' 5115,15w L11 176.41' S8911WE;
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L4 W-84' $45-L4'60'r; L12 175,53' M9F4'54 W
L5 163-50, SW45,-Bzw L13 2n.40' M46'00'12'P
72 20 LB 41.66' 544'45'12'w L14 ;Cow N72y$Ww i
48 AERIES
L7 3t4g' su'53'21J W L15 171.9v #73'50'12,w 40
LB 128. LIE 120.00' S4*'44" E
cum Tw
W a CjR+r g LE%1114 RADIUS 1111TA OWING {Hoff �
OE 79.93' MOO' 45'47'4(r S22'2i'WE 77.82'
ffF$ '#s• '° C2 3B.F$' 10a00' 2111'43' S33'49'11'W 3T.9
V ` ram
i
ROCK RANCH ESTATES 5U80MSIN I t74
EK 104, PG5 14031-140G.3
8 �
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361 ' — - -ok,LA Aio N6914'54"w 2M74' W. ,UNITY ROAD 35 3a
�
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rk f
0 200 400 goo do,e Land Surveying and ConstAfing
2311 51H i f.STV.A
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Page 19
Meridian City Council Meeting Agenda July 21,2020— Page 289 of 590
Mal Des_crip on
Cedarbrook Subci Msfon - RUT to R4 Rezone
A parcel being a portion of the SE 'lt of Section 25, Township 3 North, Range 7 West, BuisB
Meridian,Ada County, Idaho, artd more particularly described as follows:
Commencing at are Numinum Cap monument marking tho southeast corrw8r of said 8E 'la, from
which an Aluminum Cap monurnertt marking the 41ortheast corner of said SE % bears
N W31'26" E a distance of 2652,39 feet:
Thence N 89'14'54" UU along the southeriy boundary of said SE 'l.a distance of 175.63 feet to a
polrit;
Thence Waving said southeily bWndary N 46`D0'12"W a&P.W 7Ce of 75.61 feel to the POINT O
BEGINNING;
Thence continuing N 45°00'12"W a distance of 203.79 Feet to a point:
Thence N 59'00'12"W a distance of 350.00 feet to a point;
Thence N 70'5012"W a distance of 605-00 feet to a point;
Thence N 7201612"W a distance of 3D0,00 feet to a point;
Thence N 73'5a'12"W a distance flf 171.02 feet to a point;
Thence N 22'53'20" E a distance of 30.49 feet to a point;
Thence a distance of 38_t 6 fait a tang the arc of a 100-00 Foot r'4dius Po ve right,S aid cu rve having
a central angle of 21"51'43"end a luny chord hearing N 33'49'11" E a distance or37.93 feet to a
point,
Thence N 44'45'02" E a distance of41.56 feet to a paint;
Thence N 45'14'59'W a distance of 1052.0{]Feet to a point;
Thsnce N 44"45'02" E a distance of 163.60 fit tp a paint;
Thence N 45'14'58" W a distance of 201-84 feel:to a point;
Thertoe a dJstaaee of 79,93 feet along the arc of a 1 Oa.DO foot racius curve right,said curse having
a central afigle of 45W'46" and a long chord bearing N W2VQ5"W a distance of 77,82 feet to
a point;
Thence N 0'32'4V tt a distance 590,153 Feet to a point;
Thence N 7'36'16'E a distance of 65.37 feet to a point:
Thence N D"00'00"W a distance of 56.00 feet to a point;
Lg1n�blutions Cada�hrook Subdiwisiora
�...e...i�-y,...c:..wa 9 Jab No.20-08
Pogo 1 of
Page 20
Meridian City Council Meeting Agenda July 21,2020— Page 290 of 590
Thence IN 0°48'42"E a diatanoe of 66 98 feet to a polnt on this northerly boundary of said SE 11�,
Thence 8 89'1118" E along said norlherly boundary a distance of 1314.29 feel to a point;
Thence leaving said northerly boundary S A3044'18"E a distance of I07.93 feet to a pint
Thence S W315"I2"VV a distance of 218-81 feet to a point;
Thence 5 95'33'35"VV a distance of 114.27 feet to a point;
Thence S 0"31'26"1Na distance of 745.00 feet to a point;
Thence S 2°49'54"VVa distance of 229.46 feet to a paint;
Thence a distance of 82.90 feet along the arc of a Gn.00 foot radius nun-tangent curve left,said
curve having 9 central angle of 7`5515"and a long chGrd bearing S B5°30'56" E a distance of
92.98#get to a poinf;
Thence S 89'28'34" E a distance of 674.06 Feet to a point;
Thence S 0"31'26"W a distance of 216.50 feet to a point;
T'derioe S 89'ff34' E a distance of 163.60 feet to a point;
Thence S Y31'26'4V a distance of 466.00 feet to a poinl;
Thence S 89"28'34-E a distance of 153.M feet to a polni;
Theme S 0`31'26"W d drStanre of M-B4 feet to the POINT OF BEGINNING.
This parcel contains e5.45 acres and is subject to any easements exlsting or in use.
Clinton VV. Hansen,PLS ptP L`-A ND
Land Solutions,PC 411
January 23,2020 -
f �-I(z e Z
{ r n k° C3
111 t�S Godarbmak SubdlvIs,On
Jab14a.20-OB
Page 2 at 2
Page 21
Meridian City Council Meeting Agenda July 21,2020— Page 291 of 590
CEDAR BROOK SUBDIVISION - REZONE EXHIBIT
RUT TO RA ZONE
UNPLAFiLJ �MPLAr rU
C 114 'S91P518'E Z ,7i7 /4
L19 r' ' 58� V 18`E 1314.2$' T i
218.81 a
n W
k
65 45f ACRES a
5�
elk
60
Y
W�
A SAW � n
2:1S69 8' 4'
EIK AiO4r KS W51,141W erg
ti 44
ti S39'28'34'E_
1 LINPLATTEO
.SEE SHEET 2 FOR LINES_
AND CURVE TABLE
28 POINT OF ` ca
St 24W1' T _ EIEGINIVIh _ t125 25
WA9 I4'54' ?65174' Y W AIHN ROO � 36
4 �
Z,�.�7--,.
0 zaU 400 800 ., a F ,0 c,� i_--" nd Surveying and ConsuftirYg
O�y Mk"f�M iZ3 O` ?
www+nnrn�,Vnlr 51-iF£T T OF 2
Page 22
Meridian City Council Meeting Agenda July 21,2020— Page 292 of 590
i_cgial Dcst=rj�tiQrl
Cedarbrook Subdivision —RUT to Ra Rezone
A parcel Wing a portior► of the 5E '!a of Section 26, Township 3 Garth, Range 1 West, Boise
Meridian,Ada County,Idaho,and rnore particularly described as follows:
Commencing al.an Aiuminum Cap monument marking the northeast corner of surd SE 1/.,from
which an Aluminum Cap monument marking the southeast corner of said 5E '! beers
S 0'21'2t3"W a distance of 2652.39 feet,
Thence S 0131'26"W along the easterly boundary of said SE'4.a distance of 570.20 feet to the
POINT OF BEGINNING;
'rhence continuing along said easterly boundary S 0°31'26" UV a distance of 2082.19 feet 10 the
A14iminum Gap monument marking the southeast corner of said SE IAA
>!hence N 89°14'54"W along the soulherly boundary of said SE 714 a distance of 175.63 feet to
a point;
Theme teauing said southerly boundary N 4VOC'12."W a distance of 75_61 feetto a point:
Thence N 01312r E a distance of 605.S4 f@-et to a paint;
Thenw IN WX34"W a di8tance of 153,50 feet to a point;
Thence N 4°31'24Y E a distance of 468.00 feet to a point;
Thence N 60'28'34'W a distance of 963.50 feet to a point.
Thence N 4°S 17V E a distance of 216.60 Peet to a point;
Thence N 89'28'34"W a distance of 674,06 feet to a point;
Thence a distance of B2.95 feet along the arc of a 600.00 foot radius curve right said carve having
a certtme angle of 7855'15' and a long chord bearing IN 65'3056"W a distance of 82.88 feet to a
point.
Thence N 2"49'54"E a distance of 229.46 feet to a point;
Thence N 0'31'26'E a distance of 745.00 feet to a paint;
Thence N 38'33'38"E a durance of 114.27 feet to a point;
Thence N 39°36112"F a distance of 21d_$1 feet to a pojnl;
Thence 5 4n'44'1 B'E a distance of 12.07 foot to a point;
Thence S W11'18'E a distarlw of 610.00 feet to a point;
Thence 5 43'20'66"E a dimance of 675.61 feat to the POINT OF BEGINNING.
This parcel contains 43.66 acres and is subject to any easements exisiing or in use
Clinton W_Hansen,Pr,S aNr LA No
Land Solutions, PC �0 5 T t ��
January 23,2020 ,� g
0
Page 23
Meridian City Council Meeting Agenda July 21,2020— Page 293 of 590
CEDARBROOK SUBDIVISION - RE ONr EXHIBIT
RUT T -8 NL
C 1 f+ SBS'11'lN E 26 .70' _
vall'10% 1M70' } 1162Q0' J 25
3 �21 81, 5 9 1'78'F s1 00" r
LINE TABLE
LIIN �! LErtill biRcTlarJ "
L1 1m6y NeqwWw
L2 7&61' N46'15b'IVW
LO
L3 11i.27' H38'33'36'E *� � PUI#�T OF
�v o �9ECaN�IING
z L4 Inn S4b'4181
LS 2n,40' ltl46"UdWW a R-8 l�711. �
43.86 AGES
LB 3D-W N72'15'12"IY
L7 WM W73'Stf1Yw
c ry
L8 3d6.w N439051121W ad � $
rn
I L8 3W-W r�#o��aWW - , W
m
1-10 107,M' W'418" C1 NS9' 8'34"YV '�
R—
� '"
ei
CURVE WE
CURVE LENGT#1 RADIUS I DELTA EEAMNIC CHORD NWM34"IN t' � �
a
I c"D o �
G7 8F,95' 6CQ64' 7 5515` N05"34 WW 52.86' �
Ir M
U
ALAI[ Rw H ESTATES SUEOI'h510N t �
9K lU�, PGS 1#dSJ=14ilfr3 �
I �s 153.50'
UHPL
I
7k
0
26 25
Lt;
p,1-LAArDS` Z953,74` W. AkIMROAD 35 36
S�
i Undo l utio
0 200 110D 8011 ` OF Land 5urm*in g a n-d Con5vlling
I7WI 2EP20w 12wU raa sssirm
www.l�dlokillnra,Ulf SOB no
Page 24
Meridian City Council Meeting Agenda July 21,2020— Page 294 of 590
B. Preliminary Plat(date: 4/30/2020) & Phasing Plan-REVISED 6/24/20
PRELIMINARY PLAT FOR -
CEDARBBOOK SUBDIVISION
E LM=W TW AaMEABT Ol1Q9MR OF WOWN M TO'WWW 3 MOM-rt RMW I WMT, 1
DDEE AE[.MK ABA CQUIfiY.UAW _ I iUl
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Page 25
Meridian City Council Meeting Agenda July 21,2020- Page 295 of 590
CO G dq
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Page 26
Meridian City Council Meeting Agenda July 21,2020- Page 296 of 590
C. Landscape Plan(date: 4/30/2020)—REVISED 6/26/20
/
} ��e CED RDROOK
Page 27
Meridian City Council Meeting Agenda July 21,2020— Page 297 of 590
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Page 28
Meridian City Council Meeting Agenda July 21,2020— Page 298 of 590
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Page 29
Meridian City Council Meeting Agenda July 21,2020— Page 299 of 590
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Page 30
Meridian City Council Meeting Agenda July 21,2020— Page 300 of 590
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Page 31
Meridian City Council Meeting Agenda July 21,2020— Page 301 of 590
D. Qualified Open Space Exhibit& Site Amenities—REVISED 6/23/20
OPEN SPACE CALCULATIONS
2
'.y�alifrcd xe Pie
SF ^.kits
Parks and F-Afi ay,
1 14.973 0.25
_ E 1LSd0 1f.77
3 2.5W R9fi
� � 9a7C6 217
S 1&643 ad3
7 V 5G1 aM
g 8 CHO 0.I1
71 — 9 1],I9] a39
10 4,76 0.11
_ 11 8.3d0 0.19
1i 9,1iyp am
Id 1Q666 u.24
19 S .4n 4.13
1S 1L.agp 0.a]
15 UU2A7 aw
1� 9,035 0.21
la 2.YW oa
Encal sleet Perkxay 18;,6� 4."
'0 ercluaes allarlvrwa far 26ti
(11w.r dBalfar 211.04 S."
Arterial 1--ffi a ftff T n m an
•� 5016or6]5055f
� T[➢FAl a.AS
Parml A—(Ayes 11S
Vn[ad
FEFT
1.
AMITY WAD GRRPFfIC SCALE t Pltlra pp R
ESE CONSULTANTS CEDARBRQQK SUBDIVISION
as OPEN SPACE EXHIBIT 'roll Brothers
�R .aw-n.unn car June 23,2020 AMERICA'S CUXURY HOME BUIE,OEM'
Page 32
Meridian City Council Meeting Agenda July 21,2020— Page 302 of 590
kJ �J
■
M-a1I1 Enhy
■zw m !t-
.LT _
F
Page 33
Meridian City Council Meeting Agenda July 21,2020— Page 303 of 590
{ Lot 1,Block 5 '
•� I
Pawl etid ring —
ENN -NOWP
ti
%NOV..
Page 34
Meridian City Council Meeting Agenda July 21,2020— Page 304 of 590
.— .. - `ijy�._. fir.:• - _ r�'�
Ap
Side Pool VIL-W,
INN 9
�l
Sport COTH-t by ANIMISM P
ool
Pond& Picruc Area
Page 35
Meridian • • Agenda July 21,2020 '.•- 305 of •1
CEDARBROOK SUBDIVISION
POND AREA
June 19, 2020 - Meridian, Idaho
Z IL baAms"m
liar:%
rLL
. LFIIIJ Cr
40' - .
- - L �-
I
r � f
r
r ff R.AMAIS V
r
V
r
POND AM SPACE lkil€A RAM
75 }: kA P&b AS A PEYtdW 2F dPBt Wya AV--
I a {� I
rrmnrar �r*r�
�FJt°N SOLE 1 inm= 150
ESE CONSULTANTS
Toll Brothers
�K- Fwd io-- AMERICArS LUXURY HOME BUILDER'
•aaryaF�
Page 36
Meridian City Council Meeting Agenda July 21,2020— Page 306 of 590
nNII
HOTTOSCALE
ESE CONSULTANTS CEDARBROOK SUBDIVISION }r
POND SECTION Toll Brothers
'""" .•, """" June 26,202a-Meridlim Who AMERICA'S LUXURY 140HE BUILDER'
Lot 4,Block 13
Page 37
Meridian City Council Meeting Agenda July 21,2020— Page 307 of 590
d .
1
}
Pocket Park Play Area
l
Page 38
Meridian City Council Meeting Agenda July 21,2020— Page 308 of 590
E. Pathways Plan (dated: 5/4/20)
i
Y '
PATHWAYS LEti£Ibb
��[410XFL M�XRAI
�rax vaix w.ar �.
- COMUNnr IIOMRIKf
w E D B K
Page 39
Meridian City Council Meeting Agenda July 21,2020— Page 309 of 590
F. Conceptual Building Elevations
41
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L 1!!!
' I I
' - LA
f
Page 40
Meridian City Council Meeting Agenda July 21,2020— Page 310 of 590
• 11 1 1 1' lots:
pm
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ti
_ .
. ,fit•.� ,�
Page
Meridian City Council • Agenda July 21,2020 '.•- 311 of 590
G. Lots Restricted to Single-Story Homes in R-2 Zoning District
UV' 1 7 .--
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Page 42
Meridian City Council Meeting Agenda July 21,2020— Page 312 of 590
X. CIT-VAGENCY COMMENTS oc-cvrn - v
PLANNING D13,TISION
1 A Development Agreement(DA) is FeVired as a pr-ovision of annexation of this property. Pr-iE)r-to
appr-oval Of the awle*ation ofdifiaflee, a DA shall be entered into bet�,N,een the City of Mer-idian the
pr-opeft),owner-(s) at the time of annexation ordinance adoption, and the developer,
GiifFently, a fee of$303.00 shall be paid by the Appheant to the Planning Division pfio
eommeneement of the PA. The DA shall be signed by the pr-opefty owner-and Fetufned to
the Planning Division within six(6)months of the City Council granting the annexation. The
a. Futttr-e development of this site shall be gener-all�'eOnSiStent With the ffelifflinaf�e Plat,
phasing plan, landscape plan, qualified open space exhibit and coneeptual buildin
elevations ; el,,,le,l i Section 3,11" l the4sions ntai e,l hefein. ('t.,ff
> >
revised at least 10 days p4or�o Me City Gowied hewing to inehide moi-e desigff
,.b,. im a revised i,,..,..; ,. as twoff,.,.,a
b. A var-iet-y of housing types (i.e. single family detaehed, single family attaehed, -2 famil
duplex,townhouse) shall be p ;,le,l within i the development; ,.,-,le,-t pro le
,ppeAmbiaty plot, land-sea
e. The detaehed sidewalk in the stFeet btiffer-along S. LindeF Rd. shall be eonstf+teted in its
,tiFety.,long the ffo tage of this site,with the Ar-st phase f development.
d. A 3 to 4 foot tall ber-m with a wood style fence on top of the befm shall be-eenstnwW
b ,the Developer- e to-owl a the shared et4 ,line .,1,.n,��the Rineiiincr
5�- i3r-ep2rt32S--C}ir the iivi4h�r�vr
the west h., ,.,1. ,.4'the 'te Th D 1 h..,ll 1 ,l the D;,,eh ' ,l
sic�ae=�e��ici snmrrnricc�ccc��cxn�'rnicnirrrci-ccna
be maintained by these pr-oper-t-v owners.
e. The height h.t „fh.emes shall be 1:m:te,l to s le ste „h.e..e they will be i the ,l:«eet.
shed a t f,.m the h.. 1 h ,l, �ig .-ties C4� .,.,,,.,., - tl
'oii7urixvc'siv� ueea er�zv�ac ccvm-c�-�ccfcai--c�cc
., 1„t.,will 7,,,,e .. ,.le sr,,.,, 7eine�q „s Me !',.,.,wed
f n m m 30 f t r-Oar- th h.,,;l l: .Se ae-k; ewl o fo komes .,l n f.th,e west ana
„thwest p mote-boundar-ios of the s„bdi ;
2. The final plat(s) submitted fef this development shall ineor-par-ate the fellowing changes�
Land Ave. and W. Twin View St. to pfevent aeeess until the stFeet is extended in the futtwe at the
feqttest of the Fire Depaftment.
allowedin UPC 1 1-6 3'3 the pIa4 5h,vcnE ber•eyise`ld aeeer-ding
Page 43
Meridian City Council Meeting Agenda July 21,2020— Page 313 of 590
etnefgeney aecess plan approved by the Fire Department; all fife lanes shall have a 20 foot wide
shall be revised at least 10 days
. > >
a. Landseaping shall be depieted on either-side of pathways as set for-th in UDG 11 3B 12G.-
Galettla4ians shall be inehided for-the lineat:feet of pathway and the r-equifed vs. pr-evided atimber-
of trees in the Landseape Galettlations table.
b. if existing trees are proposed to be r-emoved from the site,the Applicant shall coordinate with Matt
to be Fetained on site,they shall be depicted on the plan.
o. The pond PFOposed on Lot 1,Block 2 shall not a than 0 916 of the open spa--area m
ed to be impr-oved as a wateF amenity. in sueh ease, doetimentation shall be submitted as
se; in UDG 11 � nTA 1 and 11 3A 6C.2 fOF appFOvalby theDsvEt6r
be depieted on the plan OF submitted separately. An additional amenity consisting of children's
playground equipment(e.g. climbing strueture, slide, swings, etc.) shall also be provi
4. Rittir-e development shall be eonsistent with the minimium dimensional standaMs listed in UPC; Tables
e. The loeation of site amenities shall be depieted on the plan; a detail f6f:eaeh 4 the amenities shall
based on the Humber-4bedfooms per-tiai-t.
6. An&ihibit shall be s4mitted with the final plat applieation that depiets the sethaeks, fenein bttildiag
ptiblie street, the driveway shall be depieted on the opposite side of the shafed pfopei4y line ffom the
common Elr-iv€way as set�gt4� ;n T�11 6T 3D.
7. Address signage shall be pr-ovided at the publie street fOF homes aeeessed Via GE)MMOR dFiVeWa�,s �9r-
..4;,•d
8. A pefpetbtal ingr-ess,legfess easement shall be filed with the Ada Gotinty Reeor-der for the eomm
suppoi4ing fire, ehieles and o at
9. All &iistiag stnietures shall be removed from the site prior to signat-bir-e on the final plat by the-C4y
10. A 14 foot wide publie pedestrian easement shall be submitted to the Planning Division foF the 10 foo
wide ffmiti irise pathways proposed within the site,priof to signatidr-e on the final plat by the Git-Y
!I. All ponds with a pefma-nefft water-level are r-e"ir-ed to have r-eeir-ettla4ed water-a-ad be maifftained stleh
that it does not beeome a mosquito breeding gfotind as set foi4h in UDG 11 3G 3B.7.
appr-oved prior-to submittal of any building pet:mit applieations �qr-the swimming pool f4eility.
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Meridian City Council Meeting Agenda July 21,2020— Page 314 of 590
submittal of any building permit applioations for single family attached dwellings and townhomes, as
applicable.SitTle family detaehed thvellings are exemptfroni this requirement.
72 PuB a mlopKs
ate SpeefflEConditions of Approval
1.1 This pfoposed development falls within the intefim Southwest Sewer-Phasing Plan as deVeloped by
seweF lift station,tmnk line, and pFessufized sewer-foFee main. Applicant has pFoposed an alternate
location foF the lift station,and Publie Works has no issue with the pFoposal in pFinciple,howeVeF the
LindeF Road frontage wo. the first phase of d ..ent.
1.2 The applieant has proposed in se-veral loeations, sa+4tafy sewer main and/or water mains outside o
publie right E)f ways and aer-ess eommen areas. in these ifistanees, and in aeeer-da-aee with Mefidian
„de, ete of aeeess r-eadE),ver-said utilities,
1.3 Pr-evide easement for-potepAial futufe water-main eemeetion from the SE end of W Gfeen Gables
Getm4 to Amity Read.
1.4 Eaeh phase must be modeled to enswe fire flow. Second water-effiHeetiofl May be r-eqUir-ed at fir-St
1.5 Existing wells fymst be deeemmissioned meer-ding to 1DWR Fules w-hieh inelude employing methods
pr-avided to the City pr-iE)r-to final plat signattife.
.,
all artiAeial fill ma�er-ials on
site fymst be r-emeved.
2.1 Applieant sha4l war-dinate wa4er-and sewer-main size a-ad r-ou4iag with the Publie Wedis 2. General Conditions of Approval
and&Eeettte standard fefms E)f easements for-any mains that are r-e"ir-ed to pr-evide serviee eu4side e
a publie r4ght E)f way. Minifymfn eoveF ever-sewer-mains is thfee feet, if eover-fFom top of pipe to
sub gr-ade is less than thfee feet than a4temme mmefials shall be used in eonfofmanee E)f City-af
2.2 Per-Mer-idian City Code(NIGG),the appheant shall be fespensible to instail sewer-and wa4ef mains ta
2.3 The appheant shall provide easemefA(s) for-all publie water4sewef mains ou4side of publie right e
way(inelude all water-ser-viees a-ad hydfufAs). The easement widths shall be 20 feet wide for-a single
u4ility, or-30 feet wide fef two. The easements shall Hot be dediea4ed via the plat,but rather-dedieateA
available from Publie Wer-ks), a legal deser-iption pFepar-ed by an Mahe Lieensed PFefessienal Lan
with bear-ings and distanees(marked EXHIBIT B) for-review.Both exhibits fiffist be sealed, signed
this deownent. All easements must be >reviewed,
and approved prior-to develepmefi4 plan
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Meridian City Council Meeting Agenda July 21,2020— Page 315 of 590
2.4 The Gity of Meridian Fe"ir-es that pFessdfized iFFigatian systems be supplied by a yeaF Found sowee
of water-(N4GC 12 13 9.3). The applicant should be required to use any existing sur-faee or well water-
fOF the pfimafy source. if a surface or-well soufoe is not available, a single point connection t
eiilifiai-y water-system shall be requifed. if a single point eofineetion is utilized, the ElevelopeF will be
Fesponsible fef the payment of assessments for-the eommon afeas prior-to pf-iof-to FeeeiVifig
development plan appr-ova4-.
2.5 All e*isting stndettif es that are FeEluir-ed to be Femoved shall be prior-to signattife on the Anal plat by
the Gity Engineer-. Any stndettir-es that afe allowed to Femain shall be stibjeet to evaittation an
posBible Feassignment f street addressing t be; eomplianeevvith MCC.
2.6 All iffigation ditches, canals, laterals, or-drains, exclusive of natufal watefw ag, er-Ossing
oF laying adjaeeat and eeatigtiotis to the area being subdivided sh" be. pef UPC 11 3A 6.
in peFfOFMiflg such work,the applicant shall comply with 1daho Code 42 1207 and any other-
applicable law or-regulation.
(208)898 5500 for-inspeetions of diseonneetion of sefvices. Wells may be used for-non domestic
2.8 Any exi stems within this pfoject shall be r-emoved from sefviee per-City Ordinaflee
(208)375 524-
2.9 Street signs are to be in plaee, saaitaf:y sewef:and water-system shall be appr-oved and aetivated,r-oa
base appr-oved by the Ada County Highway Distfiet and the Final Plat for-this subdivision shall be
o pr-iof to applying for bttildialo
0
landscaping, -.1...tieset .,pn6ft6 sign -e on the final plat.
2.11 All impr-ovements r-ela4ed to publie life, safety and health shall be eompleted. aney 4tlie
stniet+iFes. Wher-e appr-oved by the Gity Engineer, an owner ma-y post a per-formanee sidfet-y for-stieh
#s in or-def to obtain City Engineer-signa4ufe E)a the final pla4 as set foi4h in UPC 11 5G
2.12 Appheant shall be r-equir-ed to pay P4he Wer-ks development plan review, and eoastnteti
inspeetion fees, as deter-mined"ring the plan revie of to the isstianee of a plan approval
2.13 it shall be the r-esponsibility of the appheant to ensur-e that all development features eomply with the
Amer4eans with Disabilities Aet and the Fair Housing-Aet.
may be required by the n.. i ,Cor-ps 4>~rgineefs
2.15 Developer-shall eeer-dinate mailbwi leeations with the Mer-idian Post Offiee-.
2.16 All g-"'1;, g of the site shallbe peffkmecc'lrin eonfoFmaiicew with N4GC 1-12 314.
material.2.17 Compaetion test r-esHlts shall be submitted to the Mer-idian Building Depai4mefit fbF all building pads
2.18 The des' hall be fe"ifed to eer-fify that the street eenterline elevations afe set a mimmia
ove the highest established eak gfottfidwa4er-elevation. This is to efisur-e tha4 the bottonn
elevation f the , 1 spaees 4'homes ; .t least 1 foot above.
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Meridian City Council Meeting Agenda July 21,2020— Page 316 of 590
design engineer-shall pr-ovide eeFtifieation that the�eilities have been installed in aecor-danee
the approved design plans. This eet4ifieationwill be r-e"ir-ed before a eet4ifiea4e of oeetip
issued for-a"stfuetwes within the project.
G4y of Mer-idia-a AtttoGAD standards. These rveor-d drawings tymst be rweived a-ad approved prior-to
2.21 A street light plan will need to be inelidded in the eivil eonstruetion plans. Street light pl-
requirements are listed in seetion 6 5 of the improvement Standards for Street Lighting.A eopy of the
2.22 The City of Meridian requires that the owner post to the City a performanee surety in the amount of
faeility within this projeet that do not fall under-the iwisdietion of an irFigation distriet or-ACHD. The of the total eonstruetion eest for all ineomplete sewer-,water and reuse infrastmetue prior-to
bond.final plat signatwe. This stifet-y will be ver-if4ed by a lifie item eost estimate pfovided by the ownef to
Department website. Please eentaet Land Development Seiwiee for-mer-e infei:mmien at 997 2211.
2.23 The City of Mer-idia-a r-e"ir-es th4 the owner-post to the City a waffanty sufet-y in the amottat of Appheant must file an appheation for-sufety,w-hieh ean be fiaund on the Ceffm%*ity Development
of the total eens"etion east fE)r-all eempleted e
water-and reuse infr-astruetur-e for dufation e
two years. This swety will be verified by a lifie item eest estimate provided by the owner-to the City.
websit=e.Please een4aet Land Develepmen4 Sevviee fef mefeiafet:Fffa4iea a4 997 2211.
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Meridian City Council Meeting Agenda July 21,2020— Page 317 of 590
1844_95 bid---n
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 proposed zoning map amendment to R-2, R-4 and R-8 is consistent with the
associated FLUM designation; however, the proposed development is not consistent with the goals
and objectives of the Plan pertaining to transition in lot sizes/density to existing residential properties
and orderly growth.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
The City Council finds the mix of lot sizes proposed is consistent with the purpose statement of the
residential districts in that a range of housing opportunities are proposed 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 zoning map amendment should not be detrimental to the public
health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
The City Council finds the proposed zoning map amendment and subsequent development would result
in an adverse impact on area schools due to the size of the development.
5. The annexation(as applicable)is in the best interest of city.
The City Council finds the proposed annexation is not in the best interest of the City at this time.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is not in substantial compliance with the adopted
Comprehensive Plan in regard to transition in lot sizes/density to adjacent rural residential properties,
transportation (rural roadways/intersections adjacent to the site), and overburdening of area schools.
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Meridian City Council Meeting Agenda July 21,2020— Page 318 of 590
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The City Council finds that public services could be provided to the subject property. (See Exhibit B of
the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's capital
improvement program;
Because City water and sewer and any other utilities would be provided by the development at their own
cost, the City Council finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc).
(See Section IXfor more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
The City Council is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving.
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Meridian City Council Meeting Agenda July 21,2020— Page 319 of 590