PZ - Staff Memo Mayor Robert E. Simison
C� E IDIAN.� City Council Members:
=�� Treg Bernt Brad Hoaglun
Joe Borton Jessica Perreault
D A H O Luke Cavener Liz Strader
March 1, 2021
MEMORANDUM
TO: Planning and Zoning Commission
CC: Jane Suggs, Gem State Planning
FROM: Joseph Dodson, Current Associate Planner
RE: Foxcroft Subdivision (H-2020-0113)
Dear Commissioners,
The Commission and the Applicant received the staff report on February 12,2021 for the subject
applications. Following receipt of the report,the Applicant requested a continuance in order to respond to
some of Staff s recommended conditions of approval. The Applicant has submitted revised plans and
provided additional information related to the conditions of approval and many of the concerns presented
within the staff report. The revised plans have resulted in a number of recommended changes to the
conditions of approval and development agreement. The revisions made by the Applicant have not
changed any of the open space or layout in noticeable ways except for a loss of one building lot. Any
updated numbers and analysis can be added to the staff report following the Commission's final
recommendation to City Council to ensure transparency IF the Commission so chooses for Staff to update
the entire staff report. Please refer to the attachments and subsequent bullet points below regarding the
recommended changes from the revised plans.
The revised plans show the following changes made by the Applicant in response to the staff report:
• To meet the minimum dimensional standards for the R-8 zoning district in a section of the project
with alley loaded homes,the Applicant removed a building lot instead of moving the road—this
is an acceptable way to fix the issue presented.
o Associated condition can be stricken.
• The Applicant corrected the irrigation district easement width along the northern boundary and
now shows adequate width outside of the building lots to have landscaping on at least one side of
the multi-use pathway.
o Associated condition should be stricken
• Multi-use pathways throughout the single-family portions of the site are now shown in a 20' wide
common lot, in line with code requirements. The segments of pathway within the Tenmile Creek
Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org
Easement continue to show trees on the outer side of the pathway but will still require a license
agreement with the irrigation district. In addition,the condition to obtaining Alternative
Compliance for not being able to provide trees on both sides of these segments of pathway is still
applicable.
o After discussions with the Applicant and further review of the planned pedestrian
facilities,the condition regarding the construction of pathways should be modified to
allow pathway construction in accord with the phasing plan.
• Applicant has verified the amenities currently proposed for the multi-family development—the
proposed amenities include, a clubhouse,pool, fitness facilities,pedestrian pathways, and
additional open space.
• In response to Staff s analysis and conditions of the proposed multi-family unit count and height,
the Applicant provided the following additional information:
o The Applicant did a line of sight analysis based on existing and planned elevation
conditions to demonstrate the existing single-family homes to the north are at a higher
elevation than the multi-family site(see Exhibit E below). The exhibit is a cross-section
view of the linear distance and proposed height of the proposed apartments versus the
existing SFR.
■ According to the exhibit,the proposed apartments will be approximately 90'
away from the rear-yard fence of the existing SFR at its closest point.
■ The exhibit also shows the 3'floor balcony would be approximately 4' above the
second floor of the adjacent SFR.
o The Applicant is now showing 11 additional parking spaces in the multi-family
development—four of the spaces proposed are located at the end of a dead-end drive aisle
that would exceed 150' in length with the new spaces. These spaces should not be added
in the final documents to ensure a fire turnaround is not needed in this area.
■ With the seven(7) additional spaces proposed that should stay,the Applicant is
now proposing 425 spaces which is nearly 2 spaces per unit and is in excess of
the minimum amount of 411 spaces.
o After review of the additional documents and exhibit, Staff is amenable to revising
the conditions related to the apartment unit count and parking. Specifically,with
the distance and land elevation differences between the subject site and the existing
SFR to the north(in addition to the already proposed dense landscaping), Staffs
concerns regarding the 3-story apartments are largely mitigated but Commission
and Council can determine whether they agree with Staffs original conditions.
Staff recommends the following changes be made to the staff report by the Planning and Zoning
Commission per the changes above,noted with strikeout and underline changes below:
• Add a condition regarding the legal descriptions and annexation boundary to reflect the true
property boundary of one of the included parcels—
o At least ten(10)dqsprior to the City Council hearing,the he Applicant shall submit
revised legal descriptions and exhibit maps of the annexation boundary to reflect the true
property boundary, specifically that area in the very southwest corner of the property
abutting the railroad property.
• Add condition regarding single-family lots adjacent to multi-family development—
o With future sale of single-family homes on Lots 20-32,NW Block 1,the Applicant shall
include the multi-family site plan and renderings in the sales and advertising information
for these homes.
• A.La—Future development of this site shall be generally consistent with the approved plat, site
plan,landscape plan,open space exhibit,conceptual building elevations, eeneeptual
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r-edevelepment plan,pathway and pedestrian circulation exhibit, and the proposed phasing plan
included in Section VII and the provisions contained herein.
• A.Lb—The 10-foot multi-use pathway segments surrounding the development shall be
constructed with each phase Prase 4 of the development as seen on the phasing plan.
• A.Lc—With the first phase of development,the Applicant shall construct the extension of W.
Pine Avenue,the vehicle bridge over Ten Mile Creek,and the Pine/Ten",rile into-se ti
aeeer-d wit all other ACHD requirements a d in line with the signed"Dedication and
Development Agreement,"as seen in exhibit VIII.L, and the ACHD conditions of approval.
• A.Lf The multi family develepmen4 shall be eenstfueted m4th fie more tLan 18 4 units wi
—
buildings en Lots > >
and 9,NE Bleek 1 (as shown on the stibmitted plat)to be no more
two stories in heigh4;proposed pafk4ag shall fiet be r-edueed by more dma 20 pafk-ifig spaees
following the r-eduetien in un4s.
• Strike Condition A.2—With Final P14 s„r.mit4als the ppli an, shall provide -eleyafi�r-evisoa
pla-as te depiet any miner-r-evisiens shew-a on the revised open spaee exhibit.
• A.3—Applicant revised the plat to meet these conditions including losing a building lot instead of
relocating the road in SW Block 2).
o The preliminary plat included in Section VILB, dated November- 11,-NN February 24,
2021 is approved as shown. shall be revised as fellews at least ten(10)days pr-ier-te the
City Couneil r.o.,ring:
a. Revise!he proposed alley between SW Bleek 2 a-ad SW Bleek 3 to be a miner-ur-bawi
leeal s4eet, s,..aetea M. minimum of 24 feet,,vide with, fb a-a ,.u#e no
sidewalks, and tie .,fk4a. n either side.
e. Redtiee appheable building lots in the single family areas of the site te aeeemmeda4e
• Strike A.4a,4b, &4c—the Applicant revised the landscape plan to show these items.
• Modify Condition A.5—The Applicant shall apply for Alternative Compliance with4he-fifst-each
Final Plat submittal to propose an adequate alternative for all of the required pathway landscape
requirements, in accord with UDC 11-5B-5.
• Strike Condition A.6—NMID is not allowing a micro-path across the sub-drain.
• Strike Condition A.12—
single family attaehed dwellings buildings a4 least ten(10) days pfief to the Git-y COUReil heaning
• Add condition regarding Conceptual Redevelopment Plan—it is not appropriate to place it with
the DA so Staff is recommending a condition of approval be added to ensure concept plan is still
generally adhered to:
o Future redevelopment of existing homes (Lots 2 &7, SW Block 4) shall be generally
consistent with the submitted Conceptual Redevelopment Plan as seen in Exhibit VII.G.
Public Works has also revised their conditions following additional conversations and
clarifications with Planning Staff:
Strike the following conditions under VIII.B:
o 1.1 — ,
mainline. This eandition ea-a also be satisfied with a 14 feet wide paved suffaee. The pathway
shown ever-the existing sewer-a4eng the neAh pr-epeAies is stibjeet to this requirement, as weil as,
roadway shall have a4 a minimum, a 14 ft wide eempaeted grave aeeess feadway eenter-ed ever-the
0 1.2—Please redesign the sa-mitafy sewef r-et4iag to elimina4e the sewer-mainline passing thfetf
allowed ifAe-a manhole,with a ininiffmm 30 degrees�fangle separation).
0 1.7—
with"to and thfough"fv"ir-emeffts. This fiew mainlifie shall eefineet to existing water-mains a
the west and east ends
0 1.8—The water-main in N.White Leaf Way neaf SSN4H GS needs to eefmeet to the pr-epose
wa4ef main to the east(Mile High Pines Siib).
0 1.9—The water-main in W. Stigaf Pine Q. that etiffenfly dead ends needs to eemeet te the
pfopesed water-main te the east(Mile High Pines Stib)in N. Side Cr-eek Lane. Cuffen4ly this dead
end dees not meet fire flew pr-essufe r-eqttifemeats.
0 1.10—Ther-e are a few w4er-mains in the multi family area that may have an eppefftmity4e�
eliminated. See Exhibit Seetien V11(I.)Watef Mafkup fef Afeas of Pessible Wa4er-Main
o In addition,remove the water markup exhibit,Exhibit V11.1
The revised exhibits are as follows:
A. Revised Preliminary Plat
B. Revised Conceptual Engineering Plan
C. Revised Landscape Rendering
D. Revised Open Space Exhibit
E. Ten Mile Stub Drain Cross-section
F. Conceptual Elevations of Single-Family Homes
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D. Revised Open Space Exhibit
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E. Ten Mile Stub Drain Cross-section
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F. Conceptual Elevations of Single-Family Homes
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