Cedarbrook Subdivision (H-2020-0012) 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
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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
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING July 7, 2020 Uagend
DATE: - }s
Continued fYom:June 9, 2020
TO: Mayor& City Council
FROM: Sonya Allen,Associate Planner '
Bruce Freckleton,Development 1{ ... .
Services Manager _t
208-887-2 b i ---
SUBJECT: H-2020-0012 - -
Cedarbrook Subdivision
LOCATION: 4185 S. Linder Rd. (ParcelJ7L
#51226417250,in the SE '/4 of Section _ ;
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
11.8.58 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"E"(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 Load
Improvements Ca4flial Improvements PlAn(Clfli Intagraud,Fiva,Year Wairk Plan(WY P).
t The intersection of Arnity Road arni Ten Mile Road is sr:heduied m the H7YVVP to be
reconstructed as a mufti-lane roundabout Wth 2-lane5 an the north ice,Nimes on the sDuth,
24anes east,and 2-lane om the west leg and will Include T4 Mile l e e#1182 in 202
• Linder r Road ig listed in the CIP to be w ideas ,�t to3-Ran"from AmAy Pond to Viclr ,load
between 2gi i and 2035,
tti imler Road is hwed in the CtP to be widened to 5-tames from fficlory Road to OvedandRoad
befteen 2021 and 2025,
The fnWsGel n of Aunty Road and Linder Road Is tasted in im C IP to be a&a
single-lane roundabout with a^awistbound right-turn bypass lanai with Nanes on the north leg,
2—lams w,the south, 34anes on the easL find 2 Panas an the west leg Notw M n 20:31 and
2035.
* Ttie int rsecAlon of Victoly Road and Linder Road is 11sled In fte CRP fd be reconstructed as a
single-lane roundahout arrith 2-4a on the north Deg, 2-tanes on thescuth, 49nes on the
castand 2-lanes on the west left betowed 2,,021 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 96-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 4
split by priority &a.+^,.F nfa ad"0'W das"W, t-amin r rafnits yr r U'a d n kkid A.W A ro,d t *�'njd
say;k4ly* 7VAtte''T7t W,+31/70r7
t1'irwpm tt.ar Nt'ri ocl'tAD 1.07,e6,1AI I Sa'
l a t wt= " .c DOP&W4 to A"Ow to wow
rrxacxF;F•,r "ilk
r�ta9�iEr`.d ' t�?.3r
¢ *'
... prays"grk„r
Im Rwalw-
US reopf row 44W
7cgPJ CF7 ?s CF,%,
7,of PI,e f7! Fat 9%
�,arr ?r.t�`• 7 u ,
UAW t
• 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
•i Distance(elem,ms, kmkol Scfxios ftr5tr'kt No, m (d8 e%l Ada ScIWO ittrrrt)has urt rwrrred, rdtrrti'AMI and°sustable l growth
hs) ora4sneiitduring the 40 ten Vears.Niarky of our schim,15 thrwt tKrsrt the darthrr,are operating 41 or Ht sr<e•CAPS
on US rtrosrn dam we,a bra t r t k't that Haase huffiel,whtrn rain 4tr tod.merit Crouse E
whaot,age4rht,Mrvo rypfawal of the codarbrwk Subdivisko wig affiKI onvof6rrru t%at'tho ho mg w*'r In
t9aritaa«F:
r. ao
Mary mcpherwoi , SSG Soo, t,
Vktory midwo scar ow 90 1000 °t, >
� rrtr t tfwu t5a7t $ihrrol Year Mar frtt'trttrsrr,rt"r rtardurrt rap ar ty wVU incream tod ,:due,to ttro r.rrarrtt
• Capacity of Schools
• 4 of Students Enrolled
Wastewater
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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 Leqend
F .p. .l Lc a far, L is r
t
a 3
� Reiid# ns
�{ 1d �11tlalz_ s
�.__...
m
. w
------- Page 4
Meridian City Council Meeting Agenda July 21,2020— Page 274 of 590
Zoning Map Planned Development Map
Legend R- legend a
R1 7 . ,.
I F o,'e-c t Loce3 f r, RU F o� : L ea Isar
City,L,rr",
F�aS"1'Ec�{j Parses
if
f RUT
t. 7 R.8 t
r
7 RUT -
i - -
R-v -
a
RUT - A R.2.LRUT �...-
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
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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."(2.01.01G)
Only one housing type is proposed in this development(i.e. single-family detached); a range of lot
sizes are proposed ranging in size fYom 4,828 to 23,897 with an average of 9,814 square feet(sf.)
which will accommodate a variety of housing styles consisting of I- 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 17.5%) 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." (6.01.03B)
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 projects 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 northLsouth 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 theproposed developmentplan 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
Page 7 ---------- -
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 VIII. The DA is
required to be signed by the property owners)/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.£)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 1.1-6C-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-3)
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 1.1-6C-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(#Sl226417350) 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#S1226142251)
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 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 1.1-3C-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 fisted 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-1D:
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-1'7.
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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 11-3G):
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 VIIID.
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 11-3G):
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
-------- Page 10 -------
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 lLL l-3A-
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-7):
All fencing is required to comply with the standards listed in UDC I I-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
l l-lA-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 I-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.
1. 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)of public testimony
a. Not enough transition in lot sizes to adjacent rural properties—requests for%2 to I 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 pertaining to 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& landscapingto o keep
the rural feel of the area and reduce impacts on landscaping;
f. Concern that it's not an efficient waytpand the City's infrastructure with the
project's location on the fringe of the Citys
g_ Concern pertaining to the timing of this development -balancing the growth with the
state of the economy;
h. Supportive of proposed detached homes but opposed to townhomes and duplexes;
i_. Based on discussions with the neighbors (the 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;
J. 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. Keyissue(s)�ssue(s)of discussion by Commission:
a. Commission asked the Applicant where the additional children's play equipment
recommended by Staff would be located—the Applicant responded it will be in the
large common area by the swimming pool;
Page 12
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 not supportive of Staffs recommendation to provide a
variety of housing types (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.Id in Section IX);
d. Include a DA provision that limits the height of homes to single-story where they will
be in the direct view shed out from the physical house on adjacent properties (see DA
provision#A.le in Section IX)—Staff recommends the Applicant address which
specific lots will have single-story 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 by the Applicant(see
DA provision#A.1 f 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 Jul,2020. At the public hearing the
Council moved to approve the subject AZ and PP requests.
1. Summary of the Cty Council public hearing
a. In favor: Deborah Nelson legal counsel for the.ADplicant
b. In opposition: Wendy Webb on behalf of Southern Rim Coalition;Mindy Lin also
speaking onbehalf of Wane 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: Soma All
f Other Staff commenting on applica
tion: None
2. Key issue(s)of public testimony.
a._ Opinion the proposed development is lea fp rog devel
b. Impact of the ro osed development on area schools capac4&� ncerns.;
c. Protection of agricultural operations in the County:
d. Impact of development on view sheds of adjacent rural properties;
e. Request for R-2 zonin to b_e extended along he hem bounce, in additional to
the west and southwest, with I-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'tail berm with landscaping-and a 6' tall wood style fence
Page 13
Meridian City Council Meeting Agenda July 21,2020— Page 283 of 590
along.this boundary,with utilities stubbed to the,property ines—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
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. Kev 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 leapfrogdevelopment evelopment and not the right time to annex this property
—not orderly and efficient growth of the CAL
C. Desire for 1-acre lots to be provided as a transition to existingabutting butting rural�roperties
—not enough transition as proposed;
d. Concern Dertainina to the rural roads/intersections in this vicinitv 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 den theproject because it's not in the best interests of the City
at this time due to lack of orderly transition to existing abutting 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 Meriddian'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
"7IDARM0 OK SURDW1 10 N DATE: December 4. III!
A,J' J1111.AT;1'.fIN1:"EGAL 1W8 l.t11`I°If'11
FAA1.WI'"1.,C.1'k Ah 1 131;,1G14.I t'I "1°!t! ' tF"1"l C1°r1,l.P fC ,:".11t,.� N'9fii1`�'t",!"� a`�N ,lkl ;1t11.`l`
1IA191GE I A TIB`1', 1E°1"LIE BI1IIJ1 c 4.1NTY,Ili HQ,1 ORE PAR.'11C11 AC~ LY
LIES R.1 1.1.T,T A8 FI1LI."I WSF
CONUMENCEN G AT"TI.IT7 T,1A 4m OJINEW, 1°S A I D S E C'f 10NL 26 MONUM,EN'!EI BY.A 2 1..02,,
A1::11MI I1.nM CAP(C()1.NER 0 20 1 7..1:18,11'5)'[°1I1:Im 1 Cflw'I N 6N 111. N-('X:)RNE,, (1
SAID ECTION 26,-MO N ILINTIM DY A I"aA.LUTNI I IM CAP(CORNMR,RECORDNO.2015-
1N999760),kf RS 801)`M1111.3N26"WI-;,1J,A 1:7N8m1ANCN,f1Ta2652 9ffib!`
11tEN E t'OI�"�C11.11.:N 1"WI`111 1I-N 1_,.A S'J'I VNE'0J: 1'I1F 81.1?°=I t17I"'8A11.9 IIL"T'10N 26,S tl"1.T1
009 J'26"' VVE'S'1`,A 3 USTA$v9utu 01',70.20F1.aErl.-1`0 THE I?CI1NA' 1r111l; ANNI G';
'1,,tENaC!r't.'1-.91 Alt`!I._11rN"I'W111I't"H 1°ISAS T I;_,1N1..OF THE I11=SA11']
ECTIO 12 ,SO TY1017"'3 1'26"NEST, A DI11'1'ANCF.?OF 20412-19 F l:,'1"T T11E SMY1,111EAST
T111<:,T t,rTl!,1 A`M I111' SAID E.d'al^T Lf-N1,,�"111h9I.'T1911 1'1fi 1.1f1 I`1'III: 1.IC1"I"11 LINE'01?nuil'
111I.x"IgI11 uA °!'1 1I A!2 J"1 31.OF SAID ILV`1IO N 26,1�NOW1'11 89°'1454"' tisr'r'A 1)11,"rAN1'! tm1F
175.61 I
TI1 CL"L I A IN(3 SAID SOUT1:1'LINtE,NORTH 6"00'121 +r US1 T A DIST'ANa Ta 014 279.40!EPI'r:
TI1 ENC]r NO 1, l ISTIMP 12 E,�]-";A DI `7ANC"OF? %,N 1 E"T'
T111��1`I'1 fi I�1' 97�'I`!T"1�i"�17"12" AA°l T;,A 1'9C��"'1"r� T °17,9llt'�IN:7.Itl1 i'I:=1s'1`
'I°I{N 'CI'.N1°'9 011'7 'N J2"WRST,A DISTi"ANK"1?.OI'300,00 1 I'"1 T
'IA RN WE'S'll'.A 0IS,TAN(;'F1:1F 1.1110JA 11."151'1
N°11L 1�NI {° ?_RITI 4(-0.181121 W]"',11 I" A, D]STAN 1,O �,40,Iw1l
'1'1I','N F,"N0,'R"1'FI 44 9I T 12" P;,Vl"A I)J 1'VA (:.1:9 OF 100.00
TIMTTCE NORITI alai')flT SAE ESE,A DISTAN( R t 9i 3(10,00 T F.'.rT"11"0'FVV WEST ST LINT",OF`I'TV
S,01111-I17,ANTT QUAII N E,,,R i,91°IIAR)SECTIoN 2(111
J"E1IICI1A,-"FOIN I EK1'W1,11, 1,1f,' '17e 1'Ut*Et 1 IC1N',,S 14l°1'IIFA8J'Q lrAR'j'1zR 01°SAID
QWTION,6, siOTU -117 -3248"EAST',AUSTANCE 105,I I T OTFI12If(-)8.I1 W,[,.ST
I°1 RNF',11 O "1Tk ITS"1gOUTI1F'r NI ��U A,W]1-,E-(CYiN"I-NN A 1/4)OF 8A,Ilw9 26
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S^d.7UTHL:A 'T QUARTER I1R 9'9Ia SAID,SECTION 26,SOUTH 8 -11'18"1.A I',lA D11ST NWE(A-;
14 90-701.f E'l., m
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TT 1"E"NCt",SOU11,11 8 1-111 811 E A l' rA DIST}A 1C1,, "F 6 10,00I"1I1Ir
-------- -------- -------- - Page 15
Meridian City Council Meeting Agenda July 21,2020— Page 285 of 590
TITENC,V',SOUTH 43'206"EAST,A DISTANCEOF,675AI FVF7T T0Tl1t,,'11101NT0F
11 E,GINW(N G.
SAID 1'AXCFL("'(,')NTA,1NNG 41,165194;SQUAB-EYEETOR I l 8,58ACKFIS'NIORI'T,OR,LEss
sE%TJ1ERW1 I'll AND SUBJECT"ro C(-")VIj.NAN'1'-4,EASI'-'rvu,--,N'rs,AND OF
RF,X-'ORD
THF,BASIS OF BEARINGS FOR THIS P&RCEL ISSOUT11 00"11
EAST 114 CORNU,OF SAID SECTION'26ANDmE.souTTnr,,V,;T C,011NER OF*M,'X,'T10N 26,
END OF,DESCRIPTION
10729
R
Page 16
Meridian City Council Meeting Agenda July 21,2020— Page 286 of 590
A-,IVNMTION LEGAL EXHIBIT
A PARCEL OF LAND DEIINIG A, PORMON OF grj,/4
OF SECTIOM 26f, T. 3 N., U. 1, W.,
BOISF, MERIDIAN, ADA (-OVNTV� IDA1,10
zol 9
E I/A CORREA
t PER
C t/4 CORNER EA,�N�N SECT-A 26
ROS T p Q 1/2- A1,11MINLU CAP
CORNUR RECKOO IATERAI CORNER RECORD NO.
WN
:N 01, 1000,34036 SCR "t IV\1%
&E M�52,10 OAAVII FARE T
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OF
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ANNEXAVON PAR=
5065,494 SQF7.
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5'1 2'W
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1322�141'- mq 10
S� 1/4 ��X)RNER S8111454T rs,QUTflrAST CORNFR
S*CTION 26
2 1/2"AL,UMINUM CAP K AMITY ROAD op 5EG'11ON 215
27q,.40' 3" ALUMINUM (WO
CORNLQ RWORD 'Na CC*NER RFXX*?(,) W
112015471 2q1 5-109766
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NOT RD sf,Aff
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---------------- ----------------------- -------------------------- Page 17 ------------------------—------------------------- ------------------------------------- - ---
Meridian City Council Meeting Agenda July 21,2020- Page 287 of 590
Leggy ,o_CU fion
Cedaribrook Subdivision--RUT to R2 Rezone
A,;parcel L Ing a parlIon of the 8E 1/1 of Section, 25, Townsho 3 North, Panne 1 % lest; Passe
Meridian,Ada County„Idaho,and more particularly described as follows-
Commeadng at an Alurninuni Cap rn,onument marking the northeast turner of said SE Ala,front
which an Akirninurn Capp troorriument marking the sm&t&ast cornet of said 8E Vf bears,
8 0'al'25'W a&stsnoc of 2552,39 feet,
Thence N 8,0 11 18"W along tea northerty boundary of saki SE%a distance of 2475,29 feet to
the POINT OF BEGINNING
Thence loaning said northerly boundary 8 0'48' 2'W a dlstande of 85.98 feet to is point;
Thence 8 0'00'00 E a distance of 55,00 feet to a polnt;
Thence 8 16,115"W a distance of 65 1y feel to a piatnt
Th,onco 8 0`12`48'°W a distance 590.5a f K t to a polnt„
Thence a distance of 79.02 feet Won tI K'arc Of a 100,00 fooi sadiUS cure taft,acid cursre'kaving
a central angle of 4 a`47'46"and a long r.bord lc ring 22'21 85"g a distance of y; 82 feet to
point:
Thenoe 3 45'14'58° E a distance of 201 U feet to a point,,,;
Thence S'44'4V02'W a distance of 163.50 feet to a point-,
Tftence a 45"14'58"E a di,tonna of 1052 tit feet to a point:,
Thence 81t4"45'02"W a distance of 41,M feet to a point,
Thence a distance of 38,10 feet along the arc of a 1 M,00 foot radius curve left said Curve having
a central anglo of 21`"81A8V and a long chord Iceaflnrg=8 33' 9"11"A?a distance of 37A3 feet to
a' oi nt1
Thence 3 22"53"20" 'a distance of 30A9 feet for a point:
Thi rnoe N'73"50`12"W a drstance of'128-08 feet for a olnt
Thence N 46'38'12" 'a dls anoo of 0,00 feet to a point,;
Thence N 43'05'12"W a distance of 300000 feet to a point;
Thence N 4O'lO'12" a rtistans e of tC700 feet to a pooh on the westarly boundary of said,5
A;
Thonoe N 0432'48-E a divance of 1105.15 feet to a 51B i noh diameter r oar marking the northwest
norner of said fit m%,
Thefice 8 8911'18'E a distance of'176.41 feet to the POINT Or BEGINNING.
This paro l oontains ftn48 acres and is subject to any easements e rsbng,or in tase
Clinton"blot.f-toosQn,PI,S � N1,LA4,
Land Solutions,PC °f r
yaw � �
January.2 ,2b2b t ,
118
p
or
------------------------------------------------------------------ Page 18
Meridian City Council Meeting Agenda July 21,2020— Page 288 of 590
CEDARBROOK SUBDIVISION - REZONE EXHIBIT
PONT OF
RUT TO R-2 ZONE
f.f ri r c' nrmm yr is1/4 BEGINNING
x,
,s
r a
LNE TAR-1 _ LINE rAMF r
WC Tft VI CT 1 Lh .,a L TWSTTfx ^ 11fTd TI ,., P pzw�
sr U 88' SU W4 W L9 %10D' R4 -05'12
RS L2 55s)(1, sawn f L1T1 molxr 4 a s
r,
& Yea 55 '5 5,W tt NW-00`12"'f
l
,9 46 AOftES,x
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L7 .4 ' snwWw L15 1`7112, Pf)13;wa0'12 !
ak
rLB 1 .QH' H7350"1t"w'
rw
CURVE TW.E
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fF
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I O ESTATES T1 ' STAB
1
SK fie, m. vi
m u ° aa
V w ttf W _ ¢¢
NC %F p
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02
1/4
11 � i�
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a31 V H#t,'ITN,A
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44'±.Mtiax kn9TP4FS C"N&;,.x°YY +3'' $.u?6%k W-M:
---------------------------------------------------------------.........----------------------------- Page 19
Meridian City Council Meeting Agenda July 21,2020— Page 289 of 590
LtgaMescrioign
Cedar brook pub r` sl . RUT to R4 Rezone
A parcel teeing a porlion of the SE 1A of Sectian 2G1 Tovvn4,ilp 3 Nor"tb, Range 'f West, Poise
Meridian,Ada t°ourity, Idaho, 8rkd more partick.,4arly described as fellmv
`Commencing at an Aluminum Cap rrarariument marking the outhem-0 corner of said SE A from
which au AlUrrrrriUM GOP rnDJILfnrent marking t1w northeast corner of said 5 X bears
N to" 1'26" E a distance of 26 5 „�,!t:4 fait:
Thence N 89"14' 4" W along the aoufl-refly imuntfory of said S1,4a distance of 175.62 feet to a!
point;
-thchice leaving surd st-rrath erly tame ndary 5'110'12"°W a drst,.ancc of f5e51 feel to the P0JNT
BEGINNING;
Therice cantinuin N 4,6'00'12" iN a diotaffce of 203 79 feet to a t int,
'I hence N 5ff g0" Z'W a f iWanee of 280.00 feet to a point;
Thence N 70"50"f2"Ulf a distance of 605.00 feet to a polntl
Thence N._ 915'12w"W a•d,�,qtance of 200 00 foot to a point;:,
Thence IN 73'50'1;,"W a dlstancim of 171 A2 Font to, a polntp
Thennce N 2.2"52'20" 10 a distance of 20.49 feet to;a,point
Thence a,dmian ce of:35w t 6 feet along the are of a 100,0 foot radius curve right,weld coive having
a`cnrntial wig le of 21'5V43"oriel a lunq Ghoid laea9"irig N 33'49'11" E a di,%tdnoo a1`3,1 KA fetid err a'
point.
Thence N 44'45'02" G a d4staarrce' f 41 6 feet to d poinmf
Th ence. N 45"14"58"W a distari of 1 tt 5 ,09, Feet to a point;
,l;Tht-rice 44'45`02" E° "a of 1133,50 tent to a pcvi•ntl
Thence N 45*14'6 "tip'a d ista noe of 201. 4 feet to a point'
Then f'adistance of 79,93 feel along the arc of a 100,00 feat rorlius curve right,said curve heaving
as central angle of'AT 47° ' and along c4ord bedring N 22"21'0,5'"tv"4°a dist@nco 5f 77,82 feet to
d;pu irate'
I.kronro N 0032AB"IEa diclanm 590,63 feet to, a j lint;
lrhence N ;"3615"ff a du to nce elf 65,37 feet to a point;:
TThr rice F1 tOR"WO0"W a distarice of 55,00 feet to a pointl,
Job No,20 OB
-------- -------- -------- -------- Page 20
Meridian City Council Meeting Agenda July 21,2020— Page 290 of 590
T[rence N 0'44 '42"`E2 a dkdarlce of 86 95 feet to a lurint on the nortint fly bound a ry of sald ISE V4f
Thence 89•'11"778 E adorn said northerly boundary a&sWnce crt 1314 29 fret to a poiart,
The,rce,leaving zio�d northerly bo Linde.ry to A3'44'16T'E a distance of 1079+ f t to a meant:
Thence S 9° 0"12° W a dtlance of 219.93 faet to i paint,
Th erce St 13°3t' �N'a"dit�tarrce of 114,27 t"W to a point,;,
Thence 8 0'31°25°,'W a distance,of 74b.00 feet to o tsoint''
Thence S'4" 9'54" a distance of 225t°05 feet to a point:
Thence,a distance`of 82 95 feet along the arc.of a 0B.0t1 foot radrus non-tangent c.u"Pa lefl,said
curve having a central angle of 7'9 't a'and a long chord bearing d 95"20'56" E a distance of
82 0€t"aet:to a point
Tft rr-c+z.5 59'28'9 "E a distance,of 674100 fw*�t to a pc4nt,
T ertoe 9'T31'20r W a distance or 216,50 feet to a oimw
Thence$8,902 W E a distance of 1t33 150 feet to a'point,-
T;frorf,,e S 0 T1'26'I a distance of 466 00 feet to a poirnt;
Ttnen,ce S 89'28',34'E a distance of 153 50 feet to a point_
Tne,m re S 0'31'26'W a distance of 005.04 f&el to the PONT OF BEGINNING.
This parcel contains 635.45 acres and is subli ct to any easements exi tfri or in use.
Ckiton W. Hanson,PL ��&t�L L.4;j
anEd Golr bon PC, � r r ah
JRpLfar'y 23,2020
INV vy
� l"i C,ve,,Prbroakut ie a
wig rrar �r���
t`klge 2 Or 2
Page21 -------- -------- -------- ---------
Meridian City Council Meeting Agenda July 21,2020— Page 291 of 590
CEDAR'BROOK SUBDIVISION - REZONE EXHIBIT
-----------------------
RUT TO R-4 ZONE
U LA L0 APLA iE 1)
/14
11�17
89", 1.114,21.9
25
33,218,81,
CN
6 55 KRE-6
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SEE Sl--IEE,-T' 2 FOR LINE
AND CURVE TABLES,
26 Of POINT
L LA W, AM[
LandSolutions
0 200 el 00 (,, I -nn--and.,surveyi , and Consulting
OF
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r Y F
--------------------------------------------------------------------------------------------------- ----------------- ---- Page 22 ---------------------------------------------------------------------------------------------------------------------------
Meridian City Council Meeting Agenda July 21,2020— Page 292 of 590
Leg2LUe,scrip
A pare I f}oing r1 goilion of the SE V4 of Seclion 26, Township,3 North Range t West, Boise
eriftlan,Ada County, Idaho,and snore particularly described a5 follows:
C m.nne cing w aarr Akin-vrauaaa p;<M:ap raararrument criwkittg the northeast f;ornor of sold SE 'Ka from
which an Aluminum Cap monument marking the southeast o rnof of said -SE 1^d bears
f'31" f"terra distgnc i`of 2662.39 feet,'
Thence S 0'3126"' along the easterty bc)und" u1 said SE%a distance of 57Q� 20 fofx to than
POINT OF 1 P E I i y
Tffence:contimji hg along said easterly boundary S ft''31„2 " W a distance e of 2130Z 19 feet lta the,
Aluminum Gap monument marking that soulh ast corner of said S %,,
1'irvrsrru N 0 "1 '54"W along thhe southerly boundary of aald 5 V4 a distance(if 1 a 5.03 fret to
a Farairat
Ti'renoe leaving :paid SOLdhe'dy brllarar ary N OO'l r"W a distance of 75-61 ftset o a point-.
Thence: l 0'3V 6"E a distance of 605a64 feet to s point;
T h=cn IN ' " "W a diatane of 153,50 feet to a point,
Thanr N 0'31'2 T E a aistarre .of 466.03 feet to a point;
Thence J 80 2 '34'W a di,tancta of 163,511 leek to a point
'rhonor. N 0'3 t'25 f a 05tawx of 21 t3.53 f�m t to a poitdl,
Thence N 89'25 34'W a distance of 5 4, feet to apoint,'
Them a distance cf 82,95 feet along the am of a 600,00 foot radws,ourve hij ht siairf ourre having,
as central angle of 2`551 a' and a long chord bearing N 55'30'56"W a distanoo of 82.88 fact to a'
Pont,
T'henc�+N 2"'49' f-E a distance of 229.46 fret to a point;
Thence N 0*31'261 ar distance of 745,00 feet to a point
T-hen".,e N 38'33'3 "E a distance of 114 27 feet 10 a point;
Thence N 39°'35"12"E a dt%tanco of 2la,1 1 f"t to a point:
Thence S 42'441 f3'C a dkManfm lrrt 1ZQ7 foot to a,point
Thence S 89 11"1d"6 ::a distance of 610,0,9 foot to a point
Terence S 43'20'50"°E a dtttrtrloe of 675,61 fast to the RUNT OF BEGINNING.
This parfmol contains 4365 acres ardrs is subject to any easements eaa,"hnq or in use.,
Chalon W Hansen,la%_S �&n
Land gok,rfms,P ����� �s�T�� +ar
January 23,2020
------------------------------------------------------------------------------------------------------------------ Page 23 --.....-....--------....._
Meridian City Council Meeting Agenda July 21,2020— Page 293 of 590
CEDARBROOK' SUBDIVISION - REZONE EXHIBIT
RUT"TO R-8 ZONE
Llli'LA 0PLAI ILD
C; 144
S891 I'l RT
116160
N3 910 2 25 2 51% T
UNE TABLf
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LINE if i YE6EC°I'm
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L8 3N; y
w y
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21
1-10 $43.4, NBO'28'34"N
2 16.5
CUERNE TABLE N 01,3 1'2 6 r,
A R1 H,C C'
1,63,50'
WIVE LE11TH RADIUS 1 LT' H CIR,D
N89TW34"Ifi
r14 'D 11
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0 700 11,00 80 0V
0 ,,,id 0-!;1 61-SH,A
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---------------- ------------------- --------------------- ------------------------- 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 �
CEDARBROOK SUBDIVISION
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Page 25
Meridian City Council Meeting Agenda July 21,2020— Page 295 of 590
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Meridian City Council Meeting Agenda July 21,2020— Page 296 of 590
C. Landscape Plan(date: 4/30/2020)—REVISED 6/26/20
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Meridian City Council Meeting Agenda July 21,2020— Page 297 of 590
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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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Meridian City Council Meeting Agenda July 21,2020— Page 300 of 590
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Meridian City Council Meeting Agenda July 21,2020— Page 301 of 590
D. Qualified Open Space Exhibit& Site Amenities—REVISED 6/23/20
GPtry SPACECALICULAWNS
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OPEN SPACE EXHIB[T ToR Brothers
June 23,2020 AMERIC,f s LUXURY HOME BUILDEW
Page 32 -------- -------- -------- -------- --------
--------- ---------
Meridian City Council Meeting Agenda July 21,2020— Page 302 of 590
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Page 33
Meridian City Council Meeting Agenda July 21,2020— Page 303 of 590
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Page 34
Meridian City Council Meeting Agenda July 21,2020— Page 304 of 590
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----------- Page 35
Meridian City Council Meeting Agenda July 21,2020— Page 305 of 590
CEDARBROOK SUBDIVISION
POND AREA
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----- ------------------ Page 36
Meridian City Council Meeting Agenda July 21,2020— Page 306 of 590
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- -------- -------- --------- Page 37 --
Meridian City Council Meeting Agenda July 21,2020- Page 307 of 590
S�1.KS�SS'itkt:, :r'
Pocket Park Play Area
Mmim
Page 38
Meridian City Council Meeting Agenda July 21,2020— Page 308 of 590
E. Pathways Plan (dated: 5/4/20)
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- -------- --------- Page 39 -------- --------
Meridian City Council Meeting Agenda July 21,2020— Page 309 of 590
F. Conceptual Building Elevations
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Meridian City Council Meeting Agenda July 21,2020— Page 310 of 590
Product for W 35' 40-45' wide lots: REVISED
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Meridian City Council Meeting Agenda July 21,2020— Page 311 of 590
G. Lots Restricted to Single-Story Homes in R-2 Zoning District
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---------.... — -------------------------------------- Page 42
Meridian City Council Meeting Agenda July 21,2020— Page 312 of 590
A. PLANNING MI TSION
1 A Development Agreement(DA) is r-equired as a provision of annexation of this property. Prior-to
approval of the annexation ordinanee, a DA shall be entered into bevvveen the Gity of Meridian 44--
property owner(s) at the time of annexation ordinanee adoption,and the developer,
Currently, a fee of$303.00 shall be paid by the Appheant to the Planning Division prie
eommeneement of the DA. The DA shall be signed by the property ownef and returned to
the Planning Division within six(6)months of the City Couneil granting the annexation. The
D A shall, at m rate the following pro.r;n;a. Futttre development of this site shall be generally eonsistent with the preliminary,,,,n•
J
phasing plan, landseape plan, qualified open spaee exhibit and eoneeptual building
rveommends the elevationsfor the d on the 7 J 40 7
wide lots or
revised of least 10 day-spPior to the Gty Cotined hewing to inehide more design
siibmimed revised elevations as reo-ested-.
. single fafflily detaehed, single family attaehed,
-2 fa-mil
driplex,townhouse) shall be provided within the development in order-to pro
diversity in housing types as desired in the Comprehensive Plan.Staff rweommend-s a
eanee
,pf plan is provided of the Commission heari"depiefiffg this ehaffge. Th
7 plan,
quah do
fie pen space exhibit and elevations shaH be
e. The detaehed sidewalk in the street buffer along S. Linder Rd. shall be eonstftleted in its
entirety along the frontage of this site with the first phase of development.
d. A 3 to 4 foot tall berm with a wood style fenee on top of the-berm shall be eonstrueted—
the Developer ntere,l on the shared propproperty line alonv�the Ri eb mer
(#R71255000404 and Robertson(#R712ccnmm0)properties er tb,e nofthe
,�Trc�T���o 0 o�ro�crccc�rorrcrrc-rro�r�crrcrcr�orcrorroT
the west bo nda of tb,e 'te Tb D 1 b ll 1 d tb,e D;r,eb ' ,1
CR�StC�Dve�lT�le-iIr sTITCRTCCIICCJCU��CTS�2t'112VT211TI�-CL12A
Robertson side of the berm with trees at a spaping,of approximately 25 feet,whigh shal
be m tal-e.b b..r those r erty o
e. The height of homes shall be limited tb ill be i the d reet vie.ff
shed out from the hrs2eZ1 TNLs'e on CCj'CGeTt properties Dr { GGDTPTLTZT Me
fl. A minimum 30 F,mot r r b.,,;ldi etb.aek; r-equired for hor en alonf�the. ent and
southwest perimeter boundaries of the nub di ;
2. The final plat(s) submitted for-this development shall ineotpofate the following ehanges:
Land Ave. and W. Twin Vievv St. to prevent aeeess uFAil the street is extended in the ftAtire a4 the
fe"est of the Fife Department
b. The faee of Bleek 4 on the west side of W. Silvefbeffy St. exeeeds the maximum bloek lepto
allowed in UDC 11 6r 3� the plat should be r-evised aeEef�ngly.
uxxo��� cru-�.... T x v� C
Page 43
Meridian City Council Meeting Agenda July 21,2020— Page 313 of 590
emefgeney aeeess plan approved by the Fire Depaftment; all fire lanes shall have a 20 foot wide
o a stir-faee cable of supp Ring, imposed load f an nnn lbw
. > >
shall be r-evised at least 10 days
pr4or to the City Couneil hearing as foilowsl
a. Landseaping shall be depieted on either side of pathways as set fofth in UDG 11 3B 12G.-
Calettlatiens shall be ineluded for-the lineaf feet of pathway and the fequifed vs. provided nuffibef
of trees in the Landseape Calettlations table.
b. if existing tfees are proposed to be removed ffom the site,the Applieant shall eoor-dinate with Matt
Perkins,the City Arborist,to deter-mine mitigati . . its per-the standafds listed in UDG
I I 3B 1 OC.5. Mitigation information shall be ineluded on the plan. If existing tfees afe pr-opesed
to be retained on site,they shall be depieted on the plan.
e. The pond proposed on Lot 1,Bloek 2 shall not a than 0
of the open spa--
aeeor-d with UDC 11 3G 3B�
ed to be impfoved as a water-amenity. in sueh ease, doetimentation shall be snbmitted as
e. The loeation of site amenities shall be depieted on the plan; a detail fof eaeh of the amenities shall
be depieted on the plan or submitted separate!),. An additional amenity eonsisting of ehildren's
playground equipment(e.g. elimbing > slide, swings,
ete.) shall also be provi
4. Rnwe development shall be eonsistent with the minitnum dimensional standards listed in UDG Tables
, 11 2A 5 fef the R 4 distfiet and 4 1 2A 6 fof the R 8 zoning distfiet.
6. An e-xhibit shall be submit4ed with the final plat applieation that depiets the
5. Off stfeet par-king is required to be pr-ovided in aeeor-d with the standafds listed in UDQ Table-44--R;-4
publie abuts a eommon dfiveway but has the r-equir-ed minimum street ffontage and is taking aeeess via the
the driveway shall be depieted on the opposite side of the shafed pfopefty line fiom the
7. Address signage shall be pr-evided at the publie street foF homes aeeessed via eommon dr-iveways for-
f;ndin
8. A pefpet-ual ingr-ess/egfess easement shall be filed Ada County Reeofdef f6f
9. All e�iisting stfuetwes shall be Femoved fiom the site pr4of to signatwe on the final plat by the-C4ty
Engineer-for-the,phase; whieh they are leeated.
10. A 14 foot wide publie pedestrian easement shall be sAmitted to the Planning Division for-the 10 foot
wide multi use pathways pfoposed within the site,pr-iof to signatwe on the final plat by the Gity
Engineer,
W. All ponds with a pefma-nepA water-level are r-e"ir-ed to have r-eeir-ettlated water-and be maintained stieh
appFoved prior-to submit4al of any building pefmit applieations for-the swimming pool fiteility,
Page 44
Meridian City Council Meeting Agenda July 21,2020— Page 314 of 590
submittal of any building pemit appheations for-single family attaehed dwellin- )mes, as
B. PUBLIC WORKS
1 Site Specific Conditions of Approwd
sewer lift station,tmnk line, and presswized sewer-force main. Appheant has proposed an altemate
loeation for the lift station,and P41ie Works has no issue with the pfoposal in prineiple,however the
applieant shall be Fespensible to eonsiftiet tndnic line seweF baek up to Linder-Road, and aleng-4he
Linder Road ffontage with the first nhase of develooment.
1.2 The appheant has proposed in several loeations, sanitafy sewer main andlor-water mains ou4side o
1.1 This pfoposed development falls within the Intefim Sotithwest Sewer-Phasing Plan as de'Veleped by
In these instanees, and in aeeor-danee with Mefidian
wide eompaeted gfawet .eoess .,d over said utilities,
1.3 Provide easement fof potential fut-ufe watef main eenneetion ffom the SE end of W Gfeen Gables
Gettt4 to Amity Road.
1.4 Eaeh phase nvast be modeled to enstir-e fife flow. Seeond water-eonneetion may be r-eqttir-ed at first
4.5 Existing wells must be deeommissioned aeeofding to IDWR ft4es W-hieh ineltide employing methods
to enstife gfout fills the annulaf spaee E)t4side E)f the well easing. ReeE)fd of abandonment must be
pr-ovaded t the City pr4of to final plat s .atufe
.
site mttst be r-emoved.
2. General Conditions of Approval
2.1 Applieant shall eoor-dinate water-and sewer-main size and r-outing with the P41ie 3A'E)Fks Depaftment,
and exeettte standafd fofms of easements f6f any mains that afe fe"ifed to pfovide sefviee outside o
a publie right of way. Minimum eever-over-sewer-mains is thfee feet, if eover-ffem top of pipe-+e
sub gfade is less than thfee feet than altemate fna4er-ials shall be used in eonf6r-fnanee of City-,g
and thfough this development. Applieant may be eligible for-a r-eiffibufsement agr-eement fef
2.3 The applieafA shall pfovide easement(s) for-all publie watefAewef mains outside of publie right o
way(inelude all wa4er-ser-viees and hydr-a-pAs). The easement widths shall be 20 feet wide f6r-a single
titility, or-30 feet wide f6r-two. The easements shall not be dedieated via the plat,but rather-dedioated
outside the plat pfoeess using the City of Mer-idian's standafd fonns. The easement shall be
gr-aphieally depieted on the plat for-r-efer-enee puTeses. Submit an exeetited easement(on the f6fm
available ffem Publie Wofks), a legal deser-iption prepared by an 1daho Lieensed Professional Lan
» »
with beafings and distanees(madwd EXHIBIT B) f6f r-eview. Both exhibits must be sealed, signed
and dated by a Professional Land Stir-veyer-. DO NOT RECORD. Add a note to the plat r-efer-p- i -
this doeument. All easements must be submitted, r-eviewed, and approved prior-to development plan
map
app oval.
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Meridian City Council Meeting Agenda July 21,2020— Page 315 of 590
2.4 The City of Mer-idian r-e"ir-es that pr-esstifized irrigation systems be supplied by a yeaf round sotir-ee
of water-(N4CG 12 13 8.3). The applieant should be required to use any existing sur-faee or-well watef
fof the pr-imafy souree. if a stirfaee or-well sotifee is not available, a single point e0fineetion t
etilinafy water-system shall be fequifed. If a single point eonneetion is titilized, the develepef will be
responsible fef the payment of assessments fef the eonmnon areas prior-to prior-to feeeiving
development plan approval-.
2.5 All existing stfuettifes that afe r-equir-ed to be removed shall be prior-to signattife on the final plat by
the City Engineer, Any stfuettifes that afe allowed to femain shall be sW�eet to evaltia4ion an
possible feassignment of street addressing to be in eomplianee with MCC.
appheable law or-fegulation.
-2.7 Any existing domestie well system within this pfojeet shall be femoved ffom domestie s— F"
Robeft B. Whitney t (208)334 21 nn
-2.9 Stfeet signs afe to be in 2.8 Any existing septie systems within this pr-ojeet shall be r-emoved ffom sen4ee per-City Or-dinanee
base appfoved by the Ada Count),Highway Distr-iet and the Final Plat fof this stibdivision shall be
2.11 All impfovements related to publie hf�, safety and health shall be eempleted aney of the
Its in order-to obtain City Engineef signatufe on the final plat as set fefth in UDG 11 5C
inspeetion fees, as deter-mined dwing the Plan fevie of to the issuance of a plan appfoval
2.13 it shall be the fesponsibility of the appheant to enstife that all development feat-wes eomply with the
2.15 Developef shall eoor-dinate mailbox loeations with the Niefidian Post Offlee,
2.16 All giuuxxxgvz the site shall-vepexzvxxxxva-xxx voix 6fmanve with MCC11 T
—gineefed baekfill,wher-e footing would sit atop fill 2.17 Compaetion test r-esiilts shall be submitted to the Mer-idian Building Depai4ment for-all building pads
2.18 The des' hall be fe"ifed to eer-fify that the stfeet eentefline elevations afe set a mmimttm
lished peak r-Emndwa4er-elevation. This is to enstir-e that the bettem
elevation of aes of homes is a4 least 1 foot above.
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Meridian City Council Meeting Agenda July 21,2020— Page 316 of 590
2.19 The applieafAs design engineer-shall be responsible for-inspeetion of all ir-figa4ien and/Ew drainage
faeilivy within this pfojeet that do not fall under the itifisdietion of an irrigation distriet or-AG14D. The
design engineer shall provide eertifieati— that the Lilities have been installed in aeear-danee
the appfoved design plans. This eeftifieation will be feqttifed before a eet4ifieate of oeeupA41--—
issued do any stfttet,,,-os within the p t
2.21 A street light plan will need to be ineluded in the eivil eofistruetion plans. Street light p
requifements are listed in seetion 6 5 of the impfovement Standards for Street Lighting. A eopy of the
2.22 The City of Meridian r-equir-es that the owner post to the Gity a per-formanee swevy in the amount of
City of Meridian AtttoGAD standaMs. These r-eeofd dr-a-wings must be feeeived and appFoved pt:iof to
bond.,,6 of the total eonstmetion eost for all ineomplete sewer-,water and reuse inffastruetwe pfiof to
final plat signatufe. This stifety will be ver-ified by a line item eost estimate pfovided by the ownef to
the City. The swety ean be posted in the 44m of an iffevoeable letter-of efedit, eash deposit of
-2,23 The City of Mefidian fequir-es tha4 the owner-post to the City a Waffaf4y Swety in the afflount of 0
two yeafs. This sufet-y will be verified by a line item eost estimate pfovided by the ownef to the City.
FIRE DEPARTN4ENT
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CONTROL
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Meridian City Council Meeting Agenda July 21,2020— Page 317 of 590
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X. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or
rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the proposed zoning map amendment to R-2, R-4 and R-8 is consistent with the
associated FL UM 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 IX for 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