CC - Commission Reccomendation to Council 8-25 STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING August 25,2020Legend - - --
DATE: om Continued r August 11, 2020 --
f Iff Project Lc for
TO: Mayor&City Council 01 - [
a
FROM: Sonya Allen,Associate Planner E
208-884-5533 E
SUBJECT: H-2020-0005
Landing South—RZ,PP
LOCATION: 660 S. Linder Rd. (Parcel
#51213233965;NW'/4 of Section 13,
T.3N.,RAW.) '
I. PROJECT DESCRIPTION
Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district; and Preliminary plat consisting
of 10 building lots and 3 common lots on 2.27 acres of land in the proposed R-8 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.27(includes area to section line of Linder Rd.that is
owned fee simple)
Existing/Proposed Zoning R-4 existing/R-8 proposed
Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)
Existing Land Use(s) Residential(single-family home&accessory structures)
Proposed Land Use(s) SFR(single-family residential)
Lots(#and type;bldg./common) 10 buildable lots/3 common lots
Phasing Plan(#of phases) 1 phase
Number of Residential Units(type 14 units total [(4)2-family duplex dwellings with a total of
of units) 8 units&6 standard SFR detached dwellings)
Density(gross&net) 6.16 units/acre(gross); 7.65 units/acre(net)
Open Space(acres,total 0.37 of an acre including street buffer along Linder Rd. and
[%]/buffer/qualified) area where the Kennedy Lateral is located. (Note:
Qualified open space is not required because the site is
below S acres in size)
Amenities None proposed(Note: Qualified site amenities are not
required because the site is below S acres in size)
Physical Features(waterways, The Kennedy Lateral runs along the north boundary of the
hazards,flood plain,hillside) site and has been piped
Pagel
Description Details Page
Neighborhood meeting date;#of 10/17/19;3 attendees
attendees:
History(previous approvals) Johnson Annexation(Ord. 631 in 1994),no DA;ROS
#2605 (created subject parcel)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
(yes/no)
Access Access is proposed via an existing local stub street from the north(S.
(Arterial/Collectors/State Spoonville Ave.);an emergency access via Linder Rd.exists to the north
Hwy/Local)(Existing and on Lot 55,Block 5 in Landing Subdivision No. 12
Proposed)
Traffic Level of Service Better than"E"(Linder Rd.)
Stub No other stub streets exist to this property other than from the north(S.
Street/Interconnectivity/Cross Spoonville Ave.),from which access is proposed;no stub streets are
Access proposed to adjacent properties to the east or south as those properties
have already developed.
Existing Road Network None
Existing Arterial Sidewalks/ There is an existing attached sidewalk along Linder Rd. constructed in
Buffers 2015 with the adjacent road improvements but no street buffer
Proposed Road None(proposed right-of-way dedication to total 48' from section line of
Improvements Linder Rd.abutting the site)
Fire Service
• Distance to Fire Station 2.3 miles
• Fire Response Time Falls within 5:00 minute response time area-nearest station is Fire
Station#1 can meet response time goals
• Resource Reliability 75%-does not meet the target goal of 80%or greater
• Risk Identification 2—current resources would not be adequate to supply service
• Accessibility Project meets all required access,road widths and turnaround.
• 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
Page 2
Police Service
• Distance to Police 2.5 miles
Station
• Police Response In an emergency,just over 3 minutes,with an average time of just under 4
Time minutes(meets target goal)
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• Distance(elem,ms, Pznwrine{lernrntary $56 650 !
hs) MI Alan Mddle St i&M 12110 Im 1.9
• Capacity of Schools ' e'Lell I Hip 5&00M 1975 MC0 10
• #of Students
dr.ie Lu the abundant anwunl d Rrvarth In Lhe afea,Vfe3l01da fi adludy buddng new sutioals,and hcurdarles m always
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• #of Students
Predicted from this 9
development
Wastewater L
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project 14 units total—(4)2-family duplex dwellings for a total of 8 units&6 standard
Sewer ERU's SFR detached dwellings
• WRRF Declining 13.88
Balance
• Project Consistent No sewer mainlines in common drives,only sewer services(reminder that a
with WW Master maximum of three services are allowed into a manhole,with a minimum 30-
Plan/Facility Plan degrees of angle separation).
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 3
• Estimated Project 14 units total-(4)two-family duplex dwellings for a total of 8 units&6
Water ERU's standard SFR detached dwellings
• Water Quality None
• Project Consistent Yes
with Water Master
Plan
Page 3
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C. Representative:
Nick Bennett, Sawtooth Land Surveying—2030 S. Washington Ave.,Emmett,ID 83617
III. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
3/13/2020 7/24/2020
newspaper
Notification mailed to property
owners within 300 feet 3/11/2020 7/21/2020
Applicant posted public hearing
5/20/2020 8/12/2020
notice on site
Nextdoor posting 3/12/2020 7/21/2020
IV. 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 proposed development consists of six(6) single-family detached homes and four(4)2-family
duplexes for a total of 14 units overall at a gross density of 6.16 units per acre consistent with the
Plan.
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 and 2-family duplex dwellings will
contribute to the variety of housing types 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 detached and 2-family duplex dwellings) are proposed
in this development which contributes to the diversity of housing types available in this area.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential dwellings should be compatible with adjacent existing and future
single-family detached homes. Staff is concerned the proposed site design with only two (2)
available on-street parking spaces may not be adequate to serve the site; however, the
Page 5
required off-street parking is being met. Four(4) additional spaces are proposed at the ends
of the two common driveways.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development will connect to City water and sewer systems;services are
required to be provided to and though this development in accord with current City plans.
• "Encourage infill development."(3.03.01E)
The subject property is an infill property that was previously annexed into the City but never
developed. Development of this property will maximize public services by servicing land
already in the City as opposed to parcels on the fringe.
• "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 along the internal
street is required to be provided with development as proposed.
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.
V. UNIFIED DEVELOPMENT CODE ANALYSIS UD
A. Rezone:
The proposed rezone is for 2.43 acres of land,which includes adjacent Linder Road right-of-way
to the section line, from the R-4 to the R-8 zoning district.The proposed gross density of 6.16
dwelling units/acre and plan to develop single-family detached and 2-family duplex dwellings on
the site is consistent with the Medium Density Residential(MDR)Future Land Use Map (FLUM)
designation for this site. A legal description for the rezone area is included in Section VIII.A.
The City may require a development agreement(DA) in conjunction with a rezone 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 the rezone with the provisions included in
Section IX. 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 rezone for approval by City Council and
subsequent recordation.
B. Preliminary Plat:
The proposed plat consists of 10 buildable lots and 2 common lots on 2.27 acres of land in the
proposed R-8 zoning district. The minimum lot size proposed is 4,004 square feet(s.f.)with an
average lot size of 6,305 s.f.; the gross density is 6.16 units/acre with a net density of 7.65
units/acre. The subdivision is proposed to develop in one phase.
Single-family detached dwellings are proposed on Lots 62-67 and 2-family duplex dwellings are
proposed on Lots 57-60.
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.
Page 6
Proposed Use Analysis:
Single-family detached and 2-family duplex dwellings are listed as a principal permitted uses in
the R-8 zoning district in UDC Table 11-2A-2.
Dimensional Standards (UDC 11-2):
R-8 district: UDC Table 11-2A-6)
The property sizes and street frontages of the proposed lots and width of the street buffer along
Linder Rd. comply with the minimum dimensional standards of the R-8 district; future
development should comply with the minimum building setbacks and maximum building height
standards of the district as required.
Subdivision Design and Improvement Standards(UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets, common
driveways and block face.
There are two(2)common driveways proposed; such driveways should be constructed in accord
with the standards listed in UDC 11-6C-3D. The common driveway that provides access to
Lots 63-65 should be placed in a common lot.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.A perpetual ingress/egress easement is required to be filed with the
Ada County Recorder,which should include a requirement for maintenance of a paved
surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D; a
copy of the recorded easement should be submitted to the Planning Division with the final
plat for City Engineer signature.
Access(UDC 11-3A-31
Access is proposed via the extension of an existing stub street(S. Spoonbill Ave.)from the north
boundary of the site; direct access via S. Linder Rd. is not proposed or approved. An emergency
access via Linder Rd. exists to the north on Lot 55, Block 5,Landing Subdivision No. 12.
Because the surrounding properties are developed and the Applicant is extending the only
existing stub street,no other stub streets are necessary to be provided. The extension of the
existing street results in a cul-de-sac in excess of the maximum length(i.e. 500')allowed by the
UDC;because this is an existing condition and access via Linder Rd. is not allowed,no other
alternatives exist.
Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached and 2-family duplex dwellings based on the number of bedrooms
per unit. Based on 3-bedrooms per unit as proposed, a minimum of 4 spaces are required per unit
with at least two (2)in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20'
parking pad. Future development should comply with these standards. The proposed dwellings
all include 2-car garages and outside parking pads; however,the parking pads are only 16'
wide and need to be widened to 20'.
A parking plan was included on the plat that depicts a total of two(2)on-street parking spaces
available after driveways are provided for each lot(see Section VIILB). Another four(4) spaces
are provided at the end of each of the common driveways(2 at the end of each driveway). Staff is
concerned there may not be adequate on-street parking for guests; however,there is no
Page 7
UDC standard for on-street parking. Staff is also concerned there will not be adequate area
for trash receptacles at the street on pick-up day with the proposed design.
Pathways(UDC 11-3A-8):
A 10' wide multi-use pathway is designated on the Pathways Master Plan along the frontage of
this site adjacent to S. Linder Rd. Because the existing sidewalk is in good condition,the
Park's Dept.is not requiring the pathway to be constructed at this time; however, a 14-foot
wide public pedestrian easement for a future detached pathway is required.
Sidewalks(UDC 11-3A-1 :
Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. A 5'
wide detached sidewalk is typically required along arterial streets (i.e. S. Linder Rd.); however,
the Director may waive this requirement to detach the sidewalk where there is an existing
attached sidewalk. In this case,there is an existing attached sidewalk along Linder Rd. that is in
good condition;there is also existing attached sidewalks on the adjacent developments to the
north and south. For these reasons,the Director approves a waiver to this requirement.
Landscaping(UDC 11-3B):
A 25-foot wide street buffer(measured from back of sidewalk) is required adjacent to N. Linder
Rd., an arterial street,landscaped per the standards listed in UDC 11-3B-7C,which require
buffers to be planted with a mix of trees and shrubs, lawn, or other vegetative groundcover. Just
lawn and trees are proposed; Staff recommends shrubs are added at a minimum.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. At a minimum,one three per 8,000 square feet of common area is required to be
provided along with lawn. Because the common area along the north boundary of the site where
the Kennedy Lateral is located is within an Irrigation District easement,no trees are allowed.
Therefore, all of the required trees are proposed to be placed in the street buffer along Linder Rd.
There are several existing trees on this site that are proposed to be removed with
development that require mitigation per the standards listed in UDC 11-3B-1OC.5.The City
Arborist inspected the site and determined an additional 67 caliper inches of trees need to
be provided on the site for mitigation. The 50-inch caliper silver maple along Linder Rd.is
required to be retained on the site and protected during construction,unless required to be
removed by ACHD.Mitigation calculations should be included in the Landscape
Calculations table demonstrating compliance with the aforementioned UDC standard.
Qualified Open Space(UDC 11-3G1:
A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-313 is
required for developments over 5 acres in size;because this property is only 2.27 acres,this
standard does not apply. However,the Applicant did submit an open space exhibit that depicts
0.37 of an acre of common open space including street buffer along Linder Rd. and area along the
north boundary of the site where the Kennedy Lateral is located.
Qualified Site Amenities (UDC 11-3 •
Because the development area is below 5 acres in size,the standards listed in UDC 11-3G-3 for
site amenities do not apply.No amenities are proposed or required.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City.
Page 8
Waterways(UDC 11-3A-U:
The Kennedy Lateral runs along the northern boundary of this site and has been piped. The
Irrigation District(NMID)has a 55' wide total easement in this area for the lateral,20' from the
centerline on this site. Any encroachments in this easement will require a signed License
Agreement and approved plan prior to construction. If the easement encroaches on adjacent
buildable lots more than 10',the easement area should be included in a common lot that is a
minimum of 20'wide and outside of a fenced area,unless modified by City Council at a
public hearing with notice to surrounding property owners per UDC 11-3A-6E. The
location of the easement should be clearly depicted on the plat.
Fencing(UDC 11-3A- :
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists along
the south and east boundaries of the site that is proposed to remain.No new fencing is proposed
on the landscape plan. Fencing is required to be constructed by the Developer adjacent to
common open space lots to distinguish common from private areas as set forth in UDC 11-
3A-7A.7a. The Applicant states that wrought iron fencing will be constructed at the back
edge of the street buffer along Linder Rd. and along the Kennedy Lateral easement at the
north boundary of the site; fencing should be depicted on the landscape plan accordingly.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted sample elevations of the homes planned to be constructed in this
development which are included in Section VIII.E. Single-family detached homes are a single-
story in height and constructed with a stucco finish with stone veneer accents. Single-family
detached dwellings are exempt from the design standards in the Architectural Standards Manual.
Duplex dwellings are 2-stories in height and constructed of a mix of vertical and horizontal
siding. The rear/east street-facing elevations do not have any windows. The proposed elevations
are not approved with this application; final design is required to comply with the design
standards listed in the Architectural Standards Manual.An application for Design Review
should be submitted and approved by the Planning Division prior to submittal of
applications for building permits for the duplex dwellings.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone with the requirement of a Development
Agreement and approval of the requested preliminary plat with the conditions noted in Section IX
per the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard these items on June 4, and July 16,2020. At
the public hearingon n July 16',the Commission moved to recommend denial of the subject RZ
and PP requests.
1. Summary of Commission public hearing:
a. In favor: Josh Beach, Sawtooth Land Surveying(Applicant's Representative); Jim
Jewett,Applicant
b. In opposition: None
C. Commenting: Jeanette Ockerman,Anthony Baggio
d. Written testimony: Chris&Candace Johnson; Jeff Bolen; Kenneth"Scott"Grapatin;
Josh Beach,Applicant's Representative
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony
Page 9
a. Request for Joshua St.to extend to the west to Linder Rd. as a permanent access instead
of emergency only, or at the very least,that construction traffic is allowed to use this
access for development of the subdivision; and that a"No Outlet" sign be installed on S.
Tylee Way where it intersects Waltman Dr. to notify drivers the street dead ends to
prevent unnecessary traffic;
b. Mr. Grapatin expressed concern pertaining to the continued provision of irrigation water
to his property,which currently runs through the north side of the proposed project&
accessibility of the ditch for repairs and cleaning;
c. The Applicant requested conditions#3b and#3c pertaining to specific tree mitigation be
amended based on coordination with the City Arborist to take place prior to the Council
hearing;
d. The Applicant testified there would be one large trash dumpster/enclosure for the
development instead of individual receptacles for each unit to eliminate the issue of
receptacles in the right-of-way or blocking sidewalks/driveways
e. Concerns pertaining to traffic and parking.
3. Ke, ids)of discussion by Commission:
a. The provision of a pathway from the sidewalk along Spoonbill Ave. to the sidewalk
along Linder Rd. and to the north to the pathway along the Kennedy Lateral;
b. The Commission directed the Applicant to consider revisions to the plat to make the
eastern lots R-4 sized(8,000 s.f. lots) and possibly reduce the densitY, improve parking
and internal circulation,work with ACHD to facilitate a construction entrance off of
Linder Rd.until initial occupancy, and include a pathway connection between Lots 58
& 59 from Spoonbill to Linder Rd.;
C. Concern pertaining to parking and placement of trash carts on pick-up day-
d. Reduce the number of units by replacingthe he duplex units with single-family detached
units; and,
e. Possibly reconfiguring the plat so that lots are R-4 size and are a"pinwheel"design off
the cul-de-sac.
4. Commission change(s)to Staff recommendation:
a. The Commission recommended denial of the project for the following reasons: doesn't
fit the comp plan, challenges with turnarounds and access drives, and revised plat
doesn't address the previous concerns of the Commission.
5. Outstandingissue(s)ssue(s) for City Council:
a. None
Page 10
VII. EXHIBITS
A. Rezone Legal Description&Exhibit Map
atooth Land 5ur•veyr11- , LING
0aQ 5.YV-nhr,d)W Avg I Q4A HonhYCSL k}ka. 51s.G. r4 I I•Awenu=Eanr
fanmeR,IV 83.G 17 C-idur d'Alene.108,15 14 JdN AIG.-D 63338
Pi(ZMJ R95$104 F!i208J Y 1"344 P:(20�)32'9-5W3
F:r206J 398-BI05 r.MON 252-4453 F,WOld)374-3821
knuaryf 1.202Q
The Landing 13 Boundary b#'S Mxion
BASIS OF 0EMUNG Far this destfaptian IS South QIW'35"East between an 8lurnlnum cap
monument rrrarkling tiw2 northwest cornier of 5ecpon 13 and a 518"rebaf with an II legiiabtr op marking
the W114 €omef of Secuon 13,T. 3 N., R, I W., B.M.,QY of Meridian,Ada Cwntyr Idaho.
A parcel of iond located-sn the NW114 of S+ectFw 13,T.3 N,r R. 1 W., 8.M., CIty of Maddranr Ada
County, Idaho,more partiCuierly de5€rihed as foltws;
COMMENCING at an alurninum cap monument rnef-king the northwest corner of 5Ai4 5edion 13;
Thence Soclth 01 '35"East,oainddlent with the westerly boundary of said NWi;14 of Section 13, a
tiL5tance of 1948.81%!t to the POINT Of BEGINNING;
Thence leavMg Sbid we5ter9y boundary of the NW1)4r South 56005'40"Easl, coincident wrath the
eouthe-iy boundary of The Undrng Subdivision No. 12, as reoorGed In aaak 114 of Plats, at pages
z&"0-42r Ada County Records, 192.54 feet,,
Thence South 771114'25"Est Coincident voittl said southerty boundary, 98.02 fiact
Thence Mouth+811130'49'East, coincident with said southerly boundary, 148,80 feet to the north�we5t
corner of The Landing SubdiMsion No. 7, as recorded I n Ucm* fig of flats, at Pages 7085-7086, Ada
County Reminis;
Thence South G°4 W East,coinddent with the YYMsterriyr boundary of said Landing Subotwision No.7r
a distance of 212.83 feet;
Thence South 89°54'23"West, rainrldwIt 01th the northerly boundary of said Landlno Subdivision No,
71 a 651:anCe of 4O2.54 feet to a 518"rebar with no Gap or}said westerly boundary of d7a NWI f4;
Thrace fynrth VOT35"WQst, coincident with said westerly houndary of the NW114,a distance of
353,9Z feet to the POINT OF BEQ NKING.
The abcIve desrr]bed paw l vxtaim 7,43 acres,more or Imo,
11574
vp
el
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v QO IAl9123-THE LANDING 131$urv"kD(awiflgtiB"cr+puons119123 THE LANDING 13 BQUNDARY.dacx
Page 11
B. Preliminary Plat(date: 5/20/2020)
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Page 13
C. Landscape Plan (date: 5/29/2020)
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Page 14
D. Open Space Exhibit(dated: May 28,2020)
THE LANDING SC t
REV MAY 28,2M
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Page 18
Ia. CrIT-V rrnNCY COMMENTS o CONDITIONS
PLANNING n13,TISI N
1 A Development Agreement(DA) is FeVired as a pr-ovision of rezone of this propeFty. P
the property ovvnef(s) at the time f'rezone ordinance adoption, and the developer,
Gi:iFFe tl., a fee of $303 00 shall be paid by the Apphea.it to the Planning Tliyis;
piivrte eommene2m2nt 4tthe PA. The DA shall e sign the pt:op2t4jT-Owcrer-
.,1 feturned t the Planning Division within six(6) months f the City r`,.,,nci
granting the rezone. The D n shall, atr or-pofate the following
a. T„t-ti fe development of this site shall be generally consistent with the
pr-elitninar-y plat, landscape plan and eoneeptual building elevations included in
coat;,,„ vTT and the pr-oveofitained he fe
D
1,. The two family.duple*dwellings a fe"ifed to a ..„1with the design
standards listed i the A -ehiteetufal Standards Manual. A., n pl.,.atio fo
administfative Design Review shall be stibmitted and approved by the Pla
Division to stab .;ttal of a..pheations for-bia 1.1;.-g p .-m to fof:these, n to
7 The final,plat shall include the folio c .;
Tnelude a to pr-oT 1 ting di Feet lot aeeess via S. Linde,:D,1
b. The oommon dr-iveway that pfovides aceess to Lots 63 65 shall be depicted in a oommo
lot,
e. The easement foF the Kennedy Later-a! shall be elear-ly depieted on the plat;
easement ener-oaelies onto adjaeentbiaildable lots more than 10 feet in width,
easement area shall be inoluded in a eommon lot that is a mininitim of 20 fM wide an
-to submittal of Olio final plat application:
lots-
to distinguish eemmor f;.om p te rice with T� 11 3 A��
mitigation fof r-emoval of e-xisting trees in aeeord with the standar-ds listed ill UPC 11
3B 10G.5. The 50 ineh ealiper-silver-maple along Linder Rd. is r-eqttir-ed to be r-etained on
b. Depiet an additional 67 ealiper-inelies of tFees within 000*noa areas on the site as
Ar-bor-ist' n aeeofd with the standards listed in UDG= 11 3B 1 OG.5; a total o
67 ealippe-; eel,os ofwoos ; fe"ir-edfor-Mitigation,
E.-Depiet Sliitlbs'v,;tF thin the stFeet buffer--asS€t f6' G11 3B-7G.3a.
4. Ftittir-e development shall be eonsistent with the minifF.-bifn dimensional standafds listed-mi
11 3C; 6 for-single family detaelied and two family dttpl&i dwellings based on the"Fnbef of
Page 19
bedr-E)E)ms per-unit. Parking pads for eaeh unit shall be widened to 20 feet as set forth in
6. An exhibit shall be submitted with the final plat application that depicts the sethaeks, fencing,
building envelope, and ofientation E4 the lots and stfuetidFes aeeessed via the eonffnon
ftontage and is taking aecess via the public StFeet,the driveway shah be depieted on the
6--3-P-
7. All eonmnon dFiveways shall be constfucted in acOOFd with the standards listed in UDG 14-
9. A pefpetttal ingr-ess,legfess easement shall be f4led with the Ada Gotfnty ReeE)Fder-for-all
capable Of SttppOrtiRg fiFe vehicles and equipment as set foFth in UDG 11 6C 3D; a copy o
the r-eear-ded easement shall be stibmitted to the Planning Pivision with the Anal plat fOf:Git!l,
Engineer-signattife.
9. AddFess signage shall be PFEWided at the public StFeet fOF homes aeoessed via Common
10. A 14 feet wide publie pedestFian easement fot:a fittor-e detaeked pathway along S. bindef Rd.
is r-equir-ed to be submitted to the Planning Division with the final plat for-City EngineeF
ar-dinate the details of the easement with Kim Wafr-en, Par4c's DepaFtment.
11. All e*isting stf+tettifes shall be Femoved pr-iE)r-to signattir-e on the final plat by the City
B. PUBII f -+WORKS
three sorwiees are allowed into a manhole, with a minin+um 30 degfees of angle separ-ation).
1.2 Terminate the water-main a4 the seii h end of the e,,:tl de sae with a fire hydfant. Wa4e
o r only i 04e , ,� ,a ,mot water-f 1.3 The geoteehnieal opinion submitted with this applieation Was fFE)nl Mar-eh 2017, and Was
der-ived ffom an on site stim�,. it was indieated in tha4 opinion that an an site geoteehnieal
applieatio}
2. General Conditions of Appt!o-,,al
-2.1 Applioant shall eaer-difiate wa4er-and sewer-main size and r-otiting with the Pdb!iG 3A'E)F-kF,
pfovide sef-viee outside of a publie right of way. Nfiniwtum eovef ovef sewer-mains is thfee
feet, if eaver-ffE)m top of pipe to sttb gt:ade is less than thfee feet than altefna4e ma4el:ials
2.2 12ef Mefidian City Code (NIGG),the applieant shall be responsible to instail sewer-and water
mains to and thfatigh this development. Applieant may be eligible for-a r-eim-bur-semen
agreement ast:FtxEttwe efilianeement per-MCC 9 6- .
Page 20
wide for-a single utility, or-30 feet wide fef tvvo. The easements shall not be dedicated via
right of way(include all water sen,ices and hydrants). The easement widths shall be 20 feet
an exeeuted easement(on the form available fr-ofn Publie Works), a legal deser-i' .i
(marked EX141BIT B) for 0 0
a-
Professional La ad SuFve`.ror r,�RECORD. Add. note to the plutrefefencingthis
„1. appfov.,1
2.4 The City of Meridian requires that pr-essufized i !fns be supplied by a yeaf
available, a single point conneetion to the otilinar-y watef system shall be required. if a
single point oonneetion is utilized, the developer-will be fesponsible for-the payment o
assessments for-the eofn 9f to pfier-to r-eeeiving development plan appr-oval.
2.5 All exis that are required to be removed shall be pflof to sign-atufe on the final
plat by the City Engineef. Any stfuetur-es that are allowed to remain shall be subjeet to
evakiation and possible Feassignment of stf:eet addf:essifig to be in eamplianee with MCC.
or-ossing or-laying adjaeent and oontiguous to the area being s4divided shall be addfesse
Pam.UPC 11 3A ti in pe--«., ifig. eh we FIE the . ..1:eant shall . ,.1y with Wake Code
2.8 Any e�Ei stems within this pfojeet shall be r-emoved ffom sefviee per-Gity
2.9 Street signs are to be in plaee, sanitary sewer and water-system shall be appr-oved and
aetivated,road base appFoved by the Ada Gotinty Highway Distriet and the Fifial Plat fof
this subdivision shall be feear-ded,pfiof to applying�qr-building pefmits.
2.7 Any existing domestie well system within this projeet shall be femoved fFom domestie
feneing, landseaping, a menifies@tE, pr-iof t6 signatiar-e on the
2.11 All impr-ovemeffts related to publie life, safety and health shall be eompleted
2.12 Applieant shall be r-equir-ed to pay Publie Works development plan r-eview, and eonstodeti
appr-ova1 lotto
Page 21
with the Americans with Disabilities Act and the Fair-Housing A
2.14 Applicant shall be fesponsible for-application and compliance with any Section 404
2.15 Deyei,pep shall , a;r.,te,,wadi,,E i,.e tions,with the rRefid a Post 04ieo
2.16 All gig of the site shall be per-fofmed inrsenfeffnanee with MCC 11 12 3H.
material.building pads Feeeiving engineefed baekfill,�whet:e footing would sit atop All
2.18 The des' hall be r-equir-ed to 6eftify that the StFeet eenter-line elevations are set-a
--A-ve,the highest established peak groundwatef elevation. This is to
efistfr-e that the bottom elevation of the er-awl spaees of homes is a4 least 1 foot above.
2.19 The applicants design engineer-shall be responsibie for-inspection of all iffigation and/or
drainage faoility within this pfoject that do not fall under-the jurisdiction of an ' i I i
distr-iet oF AG14D. The design efigineer-shall provide eei4ifiea4ioa that the f4eilitip.ZhAA,p.
been installed in aeeor-danee with the appr-oved design plans. This eeFtif4eation Will be
2.20 At the oompletion of the pr-oject, the applicant shall be fespotisible to submit r-eeofd-
within the pf0jei&t-.
2,21 A street light plan will need to be inel-aded in the eivil eofistf:btetion plans. Stt:eet light p!
eopy of the standards ean be found at
utstp!il'ci"cE'w.Mer-idi Heitiy.E —'. I }} vF`6Fkss^rsp04---2-Z-.
amotifit of 0
iaf+asti:uottir-e pr-iE)r-to final plat signa4iife. This suf ety will be ver-ified by a lifie item eost
estimate pfavided by the owner-to the Gity. The stir-ety ean be posted in the form of an
iFfevoeable lettet:of et:edit, eash deposit E)r-bond. Appliewit must file an applioa4ioa f6
eentaet Land Development Sen,iee for more information at 887 224-1,
amotifit of of the total oonstf+iotioa oost for-all ineomplete sewer-,water-and r-euse
of the total ooastoaotion oost for-all eompleted sewer-,water-a-Rd F-etise
infr-astnietwe for-duration of two yeafs. This sofety Will be ver-ified by a line item eost
estimate pfavided by the owner-to the Gity. The stir-ety ean be posted in the for-m of an
C. FTnT DEPARTMENT
Page 22
D. Doi ic-E DEp A nTn,iENgp
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Page 23
IX. 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 Commission finds the proposed zoning map amendment to R-8 and subsequent
development is not consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Although the proposed map amendment would allow for the development of a variety of
housing types (i.e. single-family detached and two-family duplex)for a range of housing
opportunities in this area, the Commission finds the infill property is not large enough to
accommodate the proposed development in terms of density, access and parking.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The Commission finds the proposed zoning map amendment would not result in an adverse
impact on the delivery of services by any political subdivision providing public services
within the City.
5. The annexation(as applicable)is in the best interest of city.
This Findings is not applicable as the application is for a rezone, not annexation.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is not in conformance with the adopted
Comprehensive Plan in that it's too dense for this area.
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission finds that public services could be provided to the subject property with
development. (See Exhibit B of the Staff Report for more details from public service providers)
Page 24
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 could be provided with development at
the Developer's cost, the Commission finds that the subdivision will not require the expenditure
of capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development based upon comments from the public service providers (i.e., Police,
Fire, ACHD, etc). (See Section IXfor more information)
5. The development will not be detrimental to the public health,safety or general welfare;
and,
The Commission is not aware of any health,safety, or environmental problems associated with
the platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural,scenic or historic features that exist on
this site that require preserving.
Page 25