CC - Commission Recomendation to Council Staff Report 3-23 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 3/23/2021 Legend _ M:HTR
DATE:
Project Location !
TO: Mayor&City Council
FROM: Joe Dodson,Associate Planner 0
208-884-5533
SUBJECT: H-2020-0100 r ®'
Compass Pointe Subdivision ®�
LOCATION: The site is located at 3247 S. Locust = �
Grove Road, in the NE 1/4 of the NE 1/4 of FH
Section 30,Township 3N.,Range 1E.
I. PROJECT DESCRIPTION
This proiect was heard by the Planninz and Zoning Commission on December 3, 2020 and the
Commission recommended denial of the proiect to the Meridian City Council. FollowinP this
recommendation, the Applicant made a request to the City Council to be remanded back to P&Z
with a revised plat and open space pursuant to comments made within this staff report and by
Commissioners. The City Council agreed with this request and remanded the proiect back to P&Z.
The main chanPes made by the Applicant followinP the recommendation of denial are related to
the number of residential units proposed, the road layout, the amount of usable open space, and no
lonzer requesting a Planned Unit Development. In addition, the Applicant is no lonzer requesting
a Planned Unit Development.All revisions are discussed and analyzed below in subsequent
sections and delineated by strikethrogeh and underline changes throughout the staff report.
• Annexation and zoning of 7.69 acres of land with a request for the R-15 zoning district;
• Preliminary Plat consisting of 48 3-9 37residential building lots and 9 10 common lots on
approximately 4.69 acres of land in the R-15 zoning district;
• Alternative Compliance to connect a private street directly to an arterial street;
• Planned Unit Development to r-e"ee the r-ear-sethaek of the R 15 zoning dist-r-iet for-a pet4iffl Of
the ao. elopme fft due to site nst,aii#s,by A-Team Land Consultants.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage� 7.69 acres
Future Land Use Designation Medium Density Residential
Page 1
Description Details Page
Existing Land Use(s) County Residential
Proposed Land Use(s) Attached single-family and townhomes
Lots(#and type;bldg./common) 57-48 47 total lots—48 38 37single-family residential;and
910 common lots.
Phasing Plan(#of phases) Proposed as one(1)phase.
Number of Residential Units(type 4848 37 total units—483433 single-family attached
of units) townhome units and 4 single-family detached units.
Density(gross&net) Gross—6-.24 4.94 du/ac.;Net—434 9.82 du/ac.
Open Space(acres,total 3-18 3.72 acres total—2:84 3.4 acres of qualifying open
[%]/buffer/qualified) space(or approx.35.6844.2%qualified according to the
submitted open space exhibit)much of the qualified open
space is the creek and landscape buffers
Amenities 3 amenities—Climbing rocks for children,walking loop,
and shaded picnic area.
Physical Features(waterways, Tenmile Creek runs along the western property boundary
hazards,flood plain,hillside) with most of its easement on this property.Portion of the
property within the easement shows area of flood hazard.
Neighborhood meeting date;#of September 8,2020; 1 attendee.
attendees:
History(previous approvals) N/A
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes Section
VIII.H
• Requires ACHD No
Commission Action
es/no
Access(Arterial/Collectors/State Proposed access is from S. Locust Grove,an arterial. The
Hwy/Local)(Existing and Proposed) proposed access is via a new private street and all internal
roadways are proposed as private streets.
Stub Street/Interconnectivity/Cross No stub streets are proposed due to site constraints.
Access
Existing Road Network E.Victory Road and S.Locust Grove Road,arterial streets,
are existing with 2 travel lanes.
Existing Arterial Sidewalks/ No
Buffers
Proposed Road Improvements No road improvements are proposed by the Applicant due
to all abutting right-of-way to the subject site being
scheduled for widening by ACHD. The intersection of
Locust Grove and Victory is to be a roundabout in
2022-23 with Locust Grove Rd.being widened to 5
lanes north of the intersection and Victory Road being
widened to 3 lanes on either side of the intersection by
2025.
Fire Service
• Distance to Fire Station 1.5 miles from Fire Station#4
• Fire Response Time Proposed development falls within the 5 minute response
time goal.
• Resource Reliability 77%(below the target rating of 80%)
Page 2
Description Details Page
• Risk Identification Risk Factor 2—Residential with hazards;current resources
would not be adequate to supply service to this project due
to nearby waterway if a water emergency were to occur.
• Accessibility Proposed project meets all required access,road widths,
and turnarounds.
The project will be limited to 30 homes until the entire
emergency access to Victory Road is constructed.
Police Service
• Distance to Police Station 2 miles
• Response Time Estimated response time of 4.5 minutes(Goal of 3-5
minutes)
• Accessibility MPD has no concerns with access into this development;
the MPD can service this development if approved.
• Additional Comments Between 8/1/2019 and 7/31/2020,MPD responded to 636
calls for service within one mile of this proposed
development. The crime count on those calls was 79.
Between 8/1/2019 and 7/31/2020,MPD responded to 30
crashes within 1 miles of this proposed development.
West Ada School District
• Distance(elem,ins,hs) No comments submitted.
• Capacity of Schools
• #of Students Enrolled
Wastewater
• Distance to Sewer N/A
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.98
• Project Consistent with YES
WW Master Plan/Facility
Plan
• Additional Comments N/A
Water
• Distance to Water Services 0'
• Pressure Zone 4
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with YES
Water Master Plan
• Impacts/Concerns •See the attached water markup for more details;
•Connect water main north to Victory Road;
•At the end of Navigation Road provide a meter pit for a
1"service and a 4"sleeve to the northeast at the proposed
edge of the future roundabout.This will be used for a
future water service to the roundabout used by Parks for
landscaping.
Page 3
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IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 1�'� 01/29/2020 3/5/2021
Radius notification mailed to
properties within 500 feet
"1�'�20 01/26/2020 3/2/2021
Site Posting 11/ 02/01/2020 3/10/2021
Nextdoor posting 1�'� 01/26/2020 3/4/2021
V. COMPREHENSIVE PLAN ANALYSIS
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Medium Density Residential—This designation allows for dwelling units at gross densities of
three to eight dwelling units per acre. Density bonuses may be considered with the provision of
additional public amenities such as a park, school,or land dedicated for public services.
The proposed annexation area is an undeveloped corner of land with existing medium density
development to its west and east across Locust Grove. Specifically, this parcel of land is at the
southwest corner of Victory Road and Locust Grove Road. There is existing City of Meridian
zoning to the west, east, and northeast located at the northeast corner of the same intersection.
All existing development most adjacent to the subject site is zoned R-8. There is a large county
zoned parcel directly to the north of this site that has not yet received development approval but
has two streets stubbed to its western property line so no access will be taken to Victory or Locust
Grove. In addition, its future land use designation is Low Density Residential(LDR)dictating
that it will likely have less density than this site.
The proposed land use of attached single-family residential, and townhomes would be a new type
of dwelling in this immediate area and is therefore consistent with policies noted in the
Comprehensive Plan for all residential future land use designations, including Medium Density
Residential(MDR), to contain different types of dwellings. MDR, as noted above, also allows
gross densities of 3-8 units per acre; the Applicant haste revised this project to reduce the
number of units wi4 and is now proposed with a gross density of 4-.24 4.94 du/ac. Staff finds that
the proposed project meets the density requirements of the Comprehensive Plan.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-651IA.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 IX.A1. The DA is required to be signed by the property owner(s)/developer and returned
to the City within 6 months of the Council granting the annexation for approval by City Council
and subsequent recordation.A final plat will not be accepted until the DA is executed and the AZ
ordinance is approved by City Council.
B. Comprehensive Plan Policies(https://www.meridiancity.oi-glcompplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"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). The proposed R-15 zoning and proposed
land use of single family attached and townhomes would be a new dwelling type in the immediate
area surrounding this development. R-8 zoning abuts the subject site to the south and west and
across Locust Grove to the east. This policy, and the comprehensive plan, calls for a variety of
Page 5
housing types in any one geographical area. So, adding 48 units of a different product type to the
area shows congruency with this comprehensive plan policy.
"With new subdivision plats,require the design and construction of pathways 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 Tenmile Creek runs adjacent to this property
on its western boundary and the entirety of its 100'easement is located on the subject site.
Because of this, the Applicant has proposed to utilize this area as a natural open space and place
a 5-foot wide path adjacent to the easement. In addition, the Applicant is proposing sidewalks
adjacent to the internal private streets with connections to the path along the creek and out to
Locust Grove and Victory Roads. These connections create a continuous walking path through
the development creating easy pedestrian and bicycle access within and out of the proposed
development.
Despite the Tenmile Creek qualifying as open space per the UDC, it is the majority of the
proposed open space and is not an active open space area. The Applicant has not been able to
enter into a license agreement with the irrigation district to beautify the creek but code Tees
allawfer this watet=wtfy to notes that this is one of the waterways encouraged to be left natural.
There are other small pockets of open space within this development that the Applicant has
enlarged since the first Commission meeting that can accommodate active uses and the Applicant
has chosen to place them throughout the project to encourage use by all future residents;e*
an three of these areas is are large enough to be qualified open space(meets the 50'x 100'
requirement). Despite the inclusion of a large area of qualified open space in terms of percentage
of the site, Stafffinds theme revised project and reduced unit count utilizes the laeking in
usable proposed open space more than the previous layouts and is in better alignment with this
op -—icy.
"Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity"(6.01.0213).Due to the triangle shape of this parcel and its location
being constrained directly by the Tenmile Creek and two arterial streets, strict compliance with
this policy is not feasible. There are no streets (public or privates stubbed to this property and
this parcel also cannot stub to any other parcel due to these constraints. The Applicant is only
proposing one access for the development and is locating it as far away from the intersection as
physically possible. Despite not being able to comply with this policy, Staff appreciates that only
one access to an arterial is proposed. The access to Victory Rd. is for emergency access only.
"Require all new residential neighborhoods to provide complete streets,consistent with the
Transportation and Land Use Integration Plan."(2.02.01 Q. The Applicant is not proposing to
construct complete streets with this development and therefore does not comply with this policy.
Instead, the Applicant is proposing to construct private streets at their minimum standard width
of 24 feet but with 5-foot attached sidewalk on en both sides of the street along the main access
road, shown as Compass Lane on the submitted plans. Both ACHD and the Applicant believe
private streets are the preferred street type in this development because there is no opportunity
for road connectivity to adjacent parcels due to the site constraints outlined above. The Applicant
is not required to construct private streets and public streets would be accepted by the highway
district if proposed as compliant with their standards. However,public streets require more
right-of-way than private streets and if this were to be constructed with public roads instead, a
redesign of the project would be required and would likely result in a large reduction in building
lots and usable land.
"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
Page 6
provided." (3.03.03). The proposed development and use adhere to the vision established by the
underlying future land use designation in that it should offer an additional housing option for the
immediate area.Attached single-family and townhomes are permitted uses in the R-1 S zoning
district. In addition, all infrastructure extensions will be paid for by the Applicant and not the
taxpayers.
"Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00). The proposed development is not like any of the detached single-family homes adjacent
to the subject site and this distinction is encouraged in the comprehensive plan in order to offer
different housing options at different price points and to different types of home buyers. The open
space within the development has been improved by being larger than previous layouts and
should also be more usable due to the Applicant proposing ten (10)fewer units than previously.
may leave seniethiffg to be desired but In addition, the development has landscape buffers oth
natural and otherwise) on all three sides of the development to minimize any conflict that may
arise from having an attached product in an area dominated by detached single-family homes. IW
addition,4The Applicant is also proposing only one access to the development which should help
minimize traffic impact on adjacent streets, especially once the arterial network surrounding this
development is widened and improved in the coming years.
Staff finds this development to be generally consistent with Comprehensive Plan policies and
objectives.
VI. UNIFIED DEVELOPMENT CODE REVIEW
A. Planned U-nit Develepmen4!
The Applieant is r-equesting to eenstmet this subdivision as a Pimmed Unit Development(PU4))
in line v��UDG standards a-ad findings (UDG 11 7). PUD's have speeifie puTese statements,
should also be, plied w 44; Stag analysis; in 4 ie-s•
A. The pwpese of the planned tmit develepmen4(PUD)r-e"ir-emeats is to provide
1. Preserves > ;
2. Allows for-iaaeva4ive design tha4 er-ea4es vistially pleasing and eehesive pa#efas e
density gf eamr than 8 units per aere 6WPoximately 13 dmWe) after orea is
property boundary of the subjeet site is made up of the Tenmile Creek and its easement.
ereek easement to be non buddable and should be removedfrom the density eakula
in genowt Onee this a - .- - - -d-, the density is 8.6 units per aer,-, helping to inee
this design mquhwment-. The net density is higher than that of the immediakly
mitigate a presented by the h4gher densitr.
— Page 7
As presented-, the overall site deskn &laeking in innovation, in Staff-S 6pMion.AH of t
tinit-s ore garage dentinate jMic-h does not meet thePLD staif Ms. However-,Staff ha
sethaek request only appheable to five(5) units instead of 47 and agoo,these units to be
pushed baek towards the stmet with a rear sethaek of no kess than ;Sfeet-, as o9owed in
the R TS zoniffg distrietfor alley loaded units-. Seeondly, ottee these Hnits beeonte alley
loaded-, they shouldf-pont on the internal nder-o path that is already proposed behveen
the development offeiing more than adequate pedesWan aeeess to the at"al sidewalk
nmpork that wig be in plaeefogowing the eonstruedon of the roundabout. 94th an
additional hoHsiffg type in the development, theAppUeant meets this objeet&e by bei.n.Ig
innovative in the PUD request and ovepaU design. In essenee, the proposed
open sp- aee-.
•
the reqHii-enienf to offer adequate vehieHlar aeeess to the site. As if oted-, the
eonstrahit*severely lintit the point of aeeessfor this development to the one loeation
he. However-, this inter-seetion should be eonstrueted and improved with a multi
these improvements are eomplete, this development should befunedonalty bitegmted Wo
AppUeant�s intent oFfitnetion to do this on�y to have a largeF home on the pFoposed lotS.-
AppUeant states that this sethaek mlief is needed to pmvide the innovative produet t"e,
Staff above, th&iwquest isfurffier diminished beeause it would only apply to Lots 2
3. Creates funetionally integfated development that allows for-a mofe efficient and cost
Bl^
The standards pr-eser-ibedwithin the PUP eode are as follows; Staff analysis is in itaues:
A. Gener-al Use Staiidafd&-.
Page 8
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QResidenfia4 Use Standards-.-
2. Housing T5Tes: A vaf:iety of housing types shall be ineluded within a single p1mme
homes), single family and ffmiti fi-anily units,r-egafdless of the distfiet elassifieation Of
the site,provided th4 the over-all deasiVy limit of the distfiet is Maifi�aified.As He
theApplieant needs to inelude an additional housing type that is more dominant than
12 units of difftrent type than the garage doininated townhemes eumendy proposedL.
Ilowever-, if Commission and4or Couneil deter-mine otherwise,Staff reeommen-1-
types in this developinent-.
3. Density Femiula: Residential densiVy in a planned develepmen�shall be ealeuWed by
leeated. There are no non residentialusesproposedwith this development but
beeomes 8.6 dm4ie-. This is above the agowed g-poss density of the underlying Ftuwe
use designation but Staff is onlyusing this ealeulation to show eonip- Manee with th
4. Density Bemis: A fesideafia4 density benes may be given fer-dedieatiens ef land fe
entity by dena4ien or-at a eest less than, er-equal te,the applieffit's pfedeVe!Opfflefit eest
for-that!a-ad. The beftes shall be pr-epet4ieaa4 to the ameunt of!a-ad being dedieated. Fe
example, if ten per-eefA title,multi family d-wellings may be an allowed tise when approved thfetigh a plafmed tinit.
shall be ten per-eent ) of the total pr-epei4y is being dediea4ed,the density befffls
). However-,in no ease shall the beaus exeeed twepAy f4ve per-eepA
reeontinended by Staff.
B. Private Streets/Access:
Access for this development is proposed via a private street connection to S. Locust Grove in the
southeast corner of the site aligning with E. Coastline St. on the east side of Locust Grove(the
access into Tradewinds Subdivision). All private streets appear to meet UDC dimensional
standards for width,number of units,and turnarounds.
Because the site is a triangle shape, bordered on two sides by arterial streets and on one side by
the Ten Mile Creek, there is no opportunity for connectivity to any adjacent site and so ACHD
prefers private streets within the development. Consequently, because private streets take less
right-of-way than public streets and most notably because of the constraints just noted,-i the
Page 10
Applicant agrees with this assessment and has proposed private streets throughout the
development.
City code requires that private streets are to be used in either a mew or gated development and
so this Applicant has proposed neithe to construct a gated entry into the development with the
revised layout.
beeente alle�, loaded garages eff ef the prhwte street by requesfiffg to elintitiate the required
P-rivate Street standards.
The access point into the development does not meet ACHD district policy but they are modifying
their policy to accommodate access into the development because this is the best place for an
access to a residential development. This is largely because of the site constraints already
outlined above. The Applicant is proposing to construct private streets that are 24'wide with S'
attached sidewalk on one both sides of the main private street t f fug'out the r,,eje t and on one
side of the other two private streets within the development. Staff supports the proposed men
of-the sidewalk layout eH ones to ensure adequate pedestrian access in the development
except Staff believes an additional pedestrian connection to Locust Grove is necessary from near
the center of development. Since the Commission meeting the Applicant has also revised the
street layout to have the main street bend and meander through the site. This design offers some
natural traffic calming and also changes where setbacks are taken from because setbacks are
measured from the back ofsidewalk. On the submitted site plan (Exhibit VIII.E the Applicant has
not appeared to take full advantage of these varying setback lines. Therefore, Staff is
recommending a condition of approval that the Applicant vary the build-to-lines throughout the
development to eliminate any monotonous wall plane; this should occur with every other
structure showing a different wall plane.
At the north end of the main street within the development(labeled as Compass Lane on the
landscape plans) the Applicant is proposing an emergency only access to Victory Road. This
access is required if more than 30 homes are to be constructed. Staff is not aware of the kind of
emergency access proposed but Meridian Fire prefers bollard type accesses for added efficiency
in emergency situations;Meridian Fire has approved the requested preliminary plat for fire
access, turnarounds, and road widths.
Page 11
Near the center of the development the Applicant is showing a hammerhead type turnaround
because that dead-end street is longer than 150'and therefore is required to have a turnaround
for emergency vehicles. Since the hammerhead does not take up the full length of a buildable lot,
the Applicant is proposing the rest of that lot to be a small area of open space. rW'' �
reeemmendations.diseus-s-ed in the PUD ana4wis, this eufarffit4,small open&paee area wou
beeentepartef the larger eemmen open Vaee niew let, Further analywis is belaw in the Open
To remove the need for this hammerhead and the incentive to use this turnaround
as parkin spaces, Staff recommends revisions to this area of the site. The Applicant should
connect the two private streets shown as Galileo Road and Navigation Road along the eastern
property line, as shown below. This requires the applicant to remove two building lots and revise
I
e
the plat and all other plans to show this connection. However, if these two roads connect, there is
no need for the hammerhead turnaround and the small proposed open space area at its terminus
and the Applicant could then add a unit to that lot resulting in a net loss of one unit. Staff finds
that this recommended revision makes for a more complete road network and allows better
circulation within the site for both residents and emer eenncy services.
As noted, the Applicant is now proposing to construct this development as a,gated community to
meet the Private Street Standards. According to the revised preliminaryplat, the Applicant is
proposing the gate to be located approximately 130'into the private street access and after a set
of guest parking�spaces. Staff appreciates the desire of the Applicant to add additional guest
parking but these parking spaces should be removed in lieu of a turnaround area so that anyone
who may pull into this private road on accident has the ability to turnaround safely. This is
needed because private streets are too narrow to safely turnaround within its 24 feet of right-of-
way. The Applicant should remove these 3 guest spaces and show a turnaround area in this area
instead.
Page 12
C. Existing Structures/Site Improvements:
There appears to be an existing home on the propertyi an&this building will be demolished at the
time of development, according to the Applicant. There are no other site improvements known at
this time.
D. Proposed Use Analysis:
The proposed use is attached single-family and townhomes which are listed as principally
permitted uses in the R-15 zoning district per UDC Table 11-2A-2. There is one are four detached
units proposed and a better mix of duplex and triplex style townhomes shown on the revised plans
for elesest to the eflA n-e-e or the development.
As discussed in the comprehensive plan section above, the proposed use of attached single-family
homes would be a new type of residential use within almost a square mile in every direction of
this development. So long as the Applicant complies with the recommended conditions of
approval, including those regarding the road layout Staff
finds that the proposed use will be a welcomed addition to the City of Meridian and add more
housing options in this area of the City.
E. Dimensional Standards(UDC 11-2):
The proposed lots and the private streets appear to meet all UDC dimensional standards per the
submitted preliminary plat. This includes property sizes,required street frontages,and road
widths for the requested R-15 zoning district.Note: The City of Meridian does not have
maximum lot coverage or floor area ratio requirements so proposed homes can theoretically
more living area than proposed lot area or be close in area.
proposed la�q withiH the subdivisien. This is the only i�equest the ApplieaHt is makiffg that w
adjust Me required dimeHsieHal staHdap6k. #t-hePLD request is appreved-, theH all lets will
In addition, all subdivision developments are also required to comply with Subdivision Design
and Improvement Standards (UDC 11-6C-3). Stafffinds the proposed project meets these
standards.
F. 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 attached dwellings based on the number of bedrooms per
unit.Future development should comply with these standards.No parking plan was submitted
with the application.
The proposed street sections(23 24 feet wide with attached sidewalks) of the private streets
within the development,shown on the submitted preliminary plat, CANNOT accommodate
parking on either side of the street. The entirety of the private streets will be required to be
labeled as "No Parking,"per the Meridian Fire recommendations. Each unit will be required to
meet the off-street parking standards and Staff encourages the developer of this site to include
provisions within their HOA bylaws that prohibit garages being used as storage. This would help
alleviate some of the parking issues seen throughout the City and especially in areas where no
on-street parking is allowed. The PUP-Site Map submitted by the applicant appears to show
compliance with the parking standards with a two-car garage for each unit and a parking pad.
weuU lose their j9af*iffgj9ad through a PUD request to elintinate that requireniew as allowe
Page 13
This weuk4 eliminate sente 19a4dng in Me subdivision but Me,�ppfieant is also 19repas-ing to
eens-truet gues-t1ga4ing eff the main private street in three areas ef the develepment te tetal 12
addifienal spaees. Staff is ameHable te using some e)4he ether sniall epeH spaeeI9eeketsfiW
The Applicant is also showing guest parking along the main private street to total 9 additional
parking spaces (does not include the 3 spaces outside of the entry gate that Staff is recommending
be removed in lieu of turnaround area). Lot 3, Block 4 is proposing 6 guest within an
open space lot that is not quali Being because it combines remnant areas that Staff does not find
meets UDC open space standards. Because of this, Staff encourages the Applicant to add
additional guest spaces in this area to better utilize the area.
G. Pathways (UDC 11-3A-8):
No multi-use pathways are proposed or required with this development because the required
multi-use pathway is already constructed on the west side of the Tenmile Creek on an adjacent
parcel.
This Applicant is proposing a 5-foot wide pathway on this side of the creek and behind the
proposed homes. This pathway connects to the private streets at the southern end of the project
and thru the common open space lot located midblock on the west side of the site. This pathway
also continues north and connects to the required sidewalk along Victory Road creating
continuous pedestrian circulation path for the development. 'addifien, t ^pplie nt
Leeust Greve. Thig path z9heuld be kept and ineluded within the i�eeemmended mew te sei=�v aS
H. Sidewalks(UDC 11-3A-17):
Five-foot attached sidewalks are proposed along at least one side of all internal leea4 rb ivate
streets. Sidewalks are not required when constructing Private Streets. There is no existing
sidewalk along Victory Road or Locust Grove;and none are proposed with this project because
both arterial streets are scheduled to be widened as part of the roundabout project at this
intersection in 2021-22, according to ACHD, as stated above.
Detached sidewalks are required along arterial roadways per UDC 11-3A-17. The Applicant has
already agreed to dedicate additional right of way to ACHD for the roundabout and future
widening of Victory and Locust Grove.ACHD is requiring the Applicant to road trust for the
sidewalk improvements as the roundabout and associated improvements will likely be constructed
prior to construction of this site. In addition, this will ensure any improvements made by the
Applicant will not have to be removed to make the planned roundabout improvements. Therefore,
Staff is recommending that the Applicant comply with the ACHD conditions of approval for the
arterial sidewalks instead of constructing them with this project.
As discussed, the Applicant is proposing 5-foot attached sidewalks on at least one side of the
internal private streets to accommodate better pedestrian access through the development. Staff
recommends that 4es-e all sidewalks and every expected pedestrian crossing be constructed with
pavers, stamped concrete, or similar to clearly delineate the sidewalks from the driving surface
and to subsequently help with pedestrian safety. In addition, Staff is recommending that with the
recommended road layout changes the Applicant add an additional sidewalk connection to
Locust Grove to improve pedestrian accessibility to the arterial sidewalks.
Page 14
I. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to E.Victory and S. Locust Grove because they
are arterial streets. This buffer should be landscaped per the standards listed in UDC 11-3B-7C
and placed into a common lot that is at least 25-feet wide. In most cases this common lot should
also contain the detached sidewalk required along all arterial roadways but in this case the
sidewalk abutting this site will be built with the ACHD roundabout project.
The submitted landscape plan and preliminary plat depict a 25 foot wide landscape buffer; the
correct number of trees appear to be shown on the submitted landscape plans (see Section
VIII.C). However, there is no landscape calculations table as required by code. The Applicant
shall be required to submit revised plans that include a calculation table depicting the linear
footage of the landscape buffers, the required number of trees, their common name and their
scientific name, the class of tree, and the dimensions of the tree canopy at maturity; each type of
shrub proposed to be used should also be included in the calculations table.
stems-ftem theApplieantprepesing the water alld sewer mains near4,20feet apart within t
right of way dietadHg that the everall easemeHt width will eHereaeh inte theficent yatW-s ef t
the submitted laHd-seape 191aHs ean be eeHz9tr feted Z-.-th e leeations shown OR revise the 19repas
water and sewer main laeations.to alleviate this issue by faeAeing the everall wid4h of A
easentent.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. The total square footage of common open space is not included because there is no
Landscape Calculations table on the submitted landscape plans demonstrating compliance with
UDC standards. However, Staff can graphically see that the open space lots are vegetated
according to UDC standards. Still, the Applicant will be required to add a calculations table with
the recommendation noted above and revise the landscape plan to show the addition of the mew
between Lots 2-14, Block 2 as recommended by Staff.
The proposed pathway located behind the homes and adjacent to the Tenmile Creek is also
required to be landscaped with a tree every 100 feet per UDC 11-3B-12. However, the Applicant
did not include a 5-foot wide landscape bed on either side meant for the required trees. The
Applicant will need work with the irrigation district to obtain a license agreement to include at
least S feet of landscaping on one side of this pathway. Otherwise, the Applicant will need to
apply for Alternative Compliance with the Final Plat submittal so show an equal or better means
of compliance with this requirement.
J. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is
required. According to the property size of 7.69 acres,the Applicant should supply at least 0.77
acres of qualified open space, or approximately 33,500 square feet. The applicant is proposing
IM91 acres of open space,of which 2-.84 3.4 acres is shown as qualifying open space on the
s4mitte revised open space exhibit(see Section VIII.D).
Some of the area listed as qual,fying open space by the Applicant does not meet UDC standards
due to their size not being at least 5,000 square feet or being near the 50'x 100'dimensions.
Once this area is removed, the qualified open space proposed is 2.6897 acres, awn -&n '.��;
the Applicant should revise the open space exhibit to correctly label the qualified open space
removing Lot 23, Block 1, Lot 1, Block 2, Lot 4, Block 3, and Lot 3 Block 4.
Page 15
The open space for this development is vastly made up of the Tenmile Creek easement(2.12
acres) and the arterial street buffers (19,281158 square feet of qualifying area).All of this area is
qualifying but the Tenmile Creek will be left natural(no improvements)and will be a buffer and
more of a visual amenity than usable open space for the development.
Abutting the creek and generally mid-block, the Applicant is proposing an open space lot that is
approximately 5,4-30700 square feet. This open space lot contains one set of the amenities and a
micro path that connects the private street to the pathway along the creek. This open space lot
and micro path offers a clear connection to one of the at her miere aMs in the development t a'
the attached sidewalks throughout
the development and an additional open space area centrally located within the development.
mew beAfven Lots ' 14, Bleek '. In general, the Applicant has increased the usable open space
areas throughout the site following the Commission's recommendation of denial and comments
regarding a desire to have more usable open space. With the reduction in unit count and
additional centralized open space, Staff finds the proposed open space not only in excess of code
requirements but also an improvement from previous layouts.
K. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat, 7.69 acres, a minimum of one(1)qualified site amenity is
required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed
four(4)qualifying amenities in multiple locations: gazebos, seating around small plazas,
climbing rocks, and walking paths.
The proposed amenities exceed the minimum UDC requirements and Staff finds them to be
applicable for a community of this kind due to the variety of activity levels they can
accommodate.
L. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is shown on
the landscape plan along the subdivision boundary and around the central open space lot along
the western portion of the site but no other fencing is shown.Fencing shown next to any open
space shall be open-vision or semi-private fencing per UDC requirements.
According to the Applicant, the exclusion of fencing between homes is purposeful despite the
homes being a for sale product. The Applicant intends for the open areas between homes to be a
more shared space than what is normal within a subdivision. to ff'Y r..,,,m,iena Lien.to inehide
Fencing is not required in these areas so Staff
has no conditions regarding this. However, there should be open-vision fencing along the western
edge of the pathway adjacent to the Tenmile Creek to ensure the safety ofpedestrians, especially
children. Staff is recommending a condition of approval to show this additional fencing.
M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the attached,triplex, single-family homes for
this project(see Section VIII.F).
The submitted elevations show all two-story attached structures with two-car garages and
ldenfiea finishing materials of wood and stone. In addition, the elevations show modern
architecture designs with shed roofs, second story patios with glass railings, and stone accents
that go the full height of the proposed homes. Staff has also not received elevations for the effe
Page 16
detached homes but detached homes do not normally require design review; if the Commission or
Council determine design review is needed for these detached units, Staff recommends an added
condition to require the entire property obtain design review as a blanket condition. nor one
duplexuni However, attached single-family homes require design review approval prior to
building permit submittal and at that point, Staff will ensure compliance with the Architectural
Standards Manual. The submitted elevations for the townhome units appear to meet the
architectural standards but with the design review application for the site, the Applicant will be
required show additional styles and colors for these units. In addition, Staff recommends the
Applicant provide a different design for the units fronting on the recommended mew.
VII, DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement, and the preliminary plat, and p1mmed tMit developffle with the
conditions noted in Section VIILA per the fmdings in Section IX of this staff report. The Director
has approved the private street and alternative compliance applications.
B. The Meridian Planning&Zoning Commission heard these items on February 18,2021.At the
public hearing,the Commission moved to recommend approval of the subject Annexation,
Preliminary Plat, and Alternative Compliance requests.
1. Summary of Commission public hearing:
a. In favor: Steve Arnold,Applicant Representative;
b. In opposition: Rhonda Unruh,neighbor; Stan Unruh,neighbor;John Buckner,nei hg bor;
Julie Edwards; Galen Mooso,neighbor;
c. Commenting: Steve Arnold,
d. Written testimony: None
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s) public testimony
a. Density of project and additional traffic that would be added to the adjacent intersection
and streets;
b. Does the project comply with the comprehensive plan in that it is a different b Te of
residential than the surrounding residential area;
c. Proposed density is high-density residential when adjacent neighborhoods are not—in
fact,the proposed project is not high density according to the City's definitions and
comprehensive plan.
3. Key issue(s)of discussion by Commission.
a. The density of the revised project following the loss of 11 building lots;
b. How do the latest revisions(showing staff's recommended changes) affect the project;
C. Clarification on how the project meets the Private Street findings;
d. Review of the changes that have occurred followingthe hginal recommendation of
denial by the P&Z Commission;
e. Staff s level of concern with the Applicant's recommended changes to the conditions of
approval;
f. Timeline of the ACHD roundabout and road widening projectsbeing sooner than
previously anticipated.
4. Commission change(s)to Staff recommendation:
a. Modify Conditions VIII.A.Le and A.3.f to strike"sidewalk"from those conditions;
b. Add additional guest parking spaces along the common areas;
Page 17
c. The Applicant work to provide an easement for a fixture mass transit stop along its
perimeter.
5. Outstandingissue(s)ssue(s) for City Council:
a. A few of the conditions of approval regarding the preliminary_plat and landscape plan
were not revised and presented to Staff at least ten(10)days prior to the Council
hearing—However,the remaining issues can be handled prior to submittal of the Final
Plat.
C. City Council:
To be heard at fixture date.
Page 18
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
a
DAVID EVANS
AND ASSOC I ATES INC
DESCRIPTION FOR
COMPASS POINTE SUBDIVSION
REZONE&ANNEXATION
The following describes a parcel of real property lying within the Northeast Quarter of the Northeast
Quarter(NE1/4 NE1/4),Section 30,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,
Ada County,Idaho being more particularly described as follows:
BEGINNING at the northeast corner of said NE1/4 NE1/4;Thence,along the east boundary line of said
NE1/4 NE1/4,South 00'14'11"West,1070.48 feet;
Thence,departing said east boundary line,North 30"12'47"West,1235.02 feet to the nortFi boundary
line of said NE1/4 NE1/4;
Thence,along said north boundary line,North 89'42'20"East,625.91 feet to the POINT OF BEGINNING,
containing 7.69 acres more or less.
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Page 19
625.91
n89°4220"e
Title: Date:05-19-2020
Scale: 1 inch=200 feet File:COMPASS POINTE SUB REZONE ANNEXATION.des
'tract 1: 7.690 Acres: 334998 Sq Feet:Closure—s72,0359w 0.00 Feet Precision>1/999999: Perimeter—2931 Feet
001=00.1411w 1070.48 003=n89.4220e 625.91
002=00.1247w 1235.02
Page 20
EXHIBIT MAP OF
COMPASS POINTE SUBDIVISION
RE—ZONE & ANNEXATION
A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 30,
T. 3 N., R 1 E., S.M.,
CITY OF MERIDIAN, ADA COUNTY, IDAHO
2020
E VICTORY RD
N $9'42'20" E 625.91'7h
PLS 8444 NE COR, SEC. 30
FOUND 1/2 REBAR FOUND BRASS CAP
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Boise Idaho 7 °
Phone: 208-585-5858 s'tc9 F F►oP�e�
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Page 21
B. Preliminary Plat(dated: 4 4 Q/2020 4/2 t�2 2/18/2021)IJQJ A ID1212 03"ED
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Page 22
C. Landscape Plan(dated: „12 i2020 12 242 2/18/2021)NOT APPROVED
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Page 23
D. Open Space Exhibit(dated: „ 102i2020 12 02 2/18/2021)NOT APPROVED
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Page 24
E. Site Plan—"PUD Map"(dated: 1 1/02,120201,1244242472/18/2021)r"O'F ADII)DONTE—D
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Page 25
F. Conceptual Building Elevations
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Page 26
COMPASS POINTE CONTEMPORARYIE1
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Page 27
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COMPASS POINTS COLOR OPTION 1
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2 BEDROOM 2 112 BATHROOM TRIPLEX - Ia55 SQ 1=T
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Page 28
WHITE CLOUD
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COMPASS POINTE CONTEMPORY MODERN
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Page 29
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six(6)months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the approved
Preliminary Plat,PUB NUpailte Plan,Landscape Plan,and conceptual building
elevations for the development, especially the attached single-family dwellings,
included in Section VIII and the provisions contained herein.
b. The Applicant shall comply with the ordinances in effect at the time of
application submittal.
c. Direct lot access to E.Victory Road and S. Locust Grove Road shall be
prohibited.
d. The entire frontage improvements along E.Victory Road and S. Locust Grove
Road shall be completed with the first phase of development except for the
required sidewalks,per the conditions of approval by ACHD.
e. All sidewalks an pedestrian crossings within the subdivision shall be
constructed with pavers, stamped concrete, or similar to clearly delineate the
pedestrian pathways throughout the development and to add to the character of
the private development.
f Lets 2 1� 1�leek 7 h ll ha-y .a,,ee t
xzvrrz x�,vxocxc z�xxaxx nay�i caucca�'a'r c}�3g�iaa i' t6 ifiE u e-only t
r-equir-ed twe (2) gar-age spaees per-the Planned Unit Development fequest.
2. The Appheant shall revise their-Planned Unit Development request to! 1)r-edttee the lots
being asked for-a r-ear- yar-d sethaek relief--,2)request an elimina4iea of the pafk4ng-pad
requirement of the eg sb-7eet pafking sta*dar-ds(UPC 11 3C 6) for-Lots 2 >Bleek >
and 3)
ineltide a mew a4 least 20 feet wide between these lots to meet the PUD a-ad Private Str-ee
sta
3. At least ten(10)days prior to the City Council hearing,the preliminary plat included in
Section V111.13, dated 1111/�201/21/2021, shall be revised as follows:
a. Revise note#4 to list the building lets thM have a r-edueed feaf yafd setback per-the PUD
request(Lets 2 6,T2lee"
b Devise the..1,t to remove the guest arks outside of the gatedent and instead d ;,.t
t,,.-.a-,,,,.,,] area. s1, Lot^71> as ow .T2leek 2 Tot 4>-Ble k 2 to e at labeling mistake
e. Revise the p14 to show Galilee Read and Navifgatiea Read eemeet in the area sheNN%as-
Lets 7 & 9,Bleek 3. show Lets 2 14 as alley loaded homes tha4 front on the eepAr-al mew
between them eemmenstwate with the revised PUD r-e"est.
Page 30
d. Revise the pleA to show et 4 gel 3 as-a buildable lot instead of:a ee Q
c T2leek 2 as .,t least., 20 feet wide conmmon lot oat;,,..., fnew a-ad,.e taro, g the
proposo,l m path.
e. Revise the pW to show the removal addition of the�we additional a pathway ewmeetion
..,1 south of the miefe path leeated i the mew between Lets i 2 1 A 1?leek 7 o ea ee ,
f. Revise the plat to show all si,lo....,lks an expected pedestrian crossings to be constructed
with pavers, stamped concrete,or similar to clearly delineate the pedestrian pathways
throughout the development and to add to the character of the private development.
g. Show additional guest parking on Lot 473,Block 24.
4. At least ten(10)days prior to the City Council hearing,the landscape plan included in
Section VIII.C,dated 1111/�201/21/2021 shall be revised as follows:
a. Include a landscape calculations table that includes the following information at a
minimum: the linear footage of the landscape buffers,the required number of trees,their
common name and their scientific name,the class of tree, and the dimensions of the tree
canopy at maturity; each type of shrub proposed to be used should also be included in the
calculations table with the same accessory information as is required for the proposed
trees.
b. Show open vision fencing on the west side of the pathway abutting the Tenmile Creek;
all fencing shall comply with the standards listed in UDC 11-3A-7.
c. ;
!a-adseape ealeWations shall also be r-efleeted in the ealeiila4iens table.
d. The ApplieafA shall gr-aphieally depiet the vegetation oft the submitted!a-ndseape plans
ea-a be eenstmeted in the leeal4ens sheNN%OR revise the-proposed w4er-and sewer-Mai
leeatiens to a4leviate this issue by fedtieiag the ever-all width of the iftility easement.
e. Show the required landscaping on the western side of the pathway abutting the Tenmile
Creek per UDC 11-3B-12.
5. ,
open spaee per-the standards in UPC 11 3 6 3 a-ad per-the r-evisiefis r-eeeffiffleaded by Staff-.
6. Future development shall be consistent with the R-15 dimensional standards listed in UDC
Table 11-2A-7 for all buildable lots
the PUP r-equt-A.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit_exeept€er
8. The Applicant shall comply with all ACHD conditions of approval as noted in Section IX.H.
9. The Applicant shall work with the Nampa-Meridian Irrigation District to obtain a license
agreement to include a 5-foot wide landscape strip and the required landscaping(including
trees)per UDC 11-3B-12 prior to applying for the Final Plat application; IF the Applicant can
prove this agreement could not be reached,the Applicant shall apply for Alternative
Compliance at the time of Final Plat application submittal for the required landscaping.
Page 31
10. Administrative Design Review application is required to be submitted and approved prior to
submittal of any building permit applications for single-family attached dwellings as
applicable.
11. A miaiffmm of 90 squafe feet of private,
unit;this r-equir-emen4 ean be satisfied thfough per-ehes,patios, deeks a-ad efielesed yards a
€or4'� in T� 117 4B. Future homes along the proposed"Compass Lane" shall provide
variation in building setbacks to provide for an attractive streetscape; a master-plan depicting
varying building setbacks shall be submitted with the required design review application(s).
12. The Ten Mile Creek that resides along the western boundary of the subject site shall be
protected during construction.
13. The Applicant shall comply with and maintain all applicable standards for the proposed
Private Streets as outlined in UDC 11-3F.
14. "No Parking"signs shall be erected on both sides of the private streets throughout the
development; coordinate with Joe Bongiorno of the Fire Department if you have any questions
regarding this condition.
15. The proposed develepment shall have a t:edtteed r-eaf yafd sethaek ef ne less than ten(10) feet
for-Lots 1 6, Bleek 3 per-the Plamed Unit Develepmen4 r-e"est.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Connect the Compass Lane water main north to the water main in Victory Road.
1.2 At the end of Navigation Road,provide a meter pit for a 1"service and a 4"sleeve to the
northeast at the proposed edge of the future roundabout. This will be used for a future water
service to the roundabout for landscaping.
1.3 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A streetlight future
installation agreement will be required for the streetlights on Locust Grove and Victory.
Locust Grove and Victory are scheduled to be improved by ACHD and streetlights will be
installed during the improvements. Contact the Transportation and Utility Coordinator for
additional information.
1.4 The geotechnical investigative report prepared by SITE Consulting, LLC dated April 6,2020,
indicates some specific construction considerations and recommendations. The applicant
shall be responsible for the strict adherence of these considerations and recommendations
to help ensure that homes are constructed upon suitable bearing soils, and that groundwater
does not become a problem with home construction.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department,and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is three
feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
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2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat,but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement(on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of
the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B.Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing, landscaping, amenities, etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
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2.12 Applicant shall be required to pay Public Works development plan review,and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT(MFD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=216616&dbid=0&repo=MeridianC
ky
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D. POLICE DEPARTMENT(MPD)
https:llweblink.meridianciV.org/WebLinkIDocView.aspx?id=216663&dbid=0&repo=MeridianC
ity
E. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE
https:llweblink.meridianciU.ore/WebLink/Doc View.aspx?id=216459&dbid=0&r0o=MeridianC
ky
F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=216673&dbid=0&r0o=MeridianC
iv
G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=216532&dbid=0&r0o=MeridianC
fty
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=217090&dbid=0&r0o=MeridianC
Ry
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an
annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Commission finds the proposed zoning map amendment to R-I5 and proposed residential
uses are consistent with the Comprehensive Plan, if all provisions of the Development
Agreement and conditions of approval are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Commission finds the proposed zoning map amendment will allow for the development of
single-family attached homes which will contribute to the range of housing opportunities
available within the City and especially in the area immediate to this site, consistent with the
Comprehensive Plan, and the purpose statement of the residential district.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
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
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Commission finds the proposed zoning map amendment will 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.
Commission finds the proposed annexation is in the best interest of the City per the Analysis
in Section VI.
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;
Commission finds that the proposed plat, with Staffs recommendations, is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density,
transportation, and pedestrian connectivity. (Please see Comprehensive Plan analysis and
other analysis in Section V and Section VI of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Commission finds that public services will be provided to the subject property with
development. (See Section IX 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 will be provided by the development at
their own cost, 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;
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 V4-IIX for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
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 and approves of
the project with specific conditions of approval relating to the scheduled road improvements
adjacent to the subject site.
6. The development preserves significant natural,scenic or historic features.
The Applicant is preserving the Tenmile Creek that resides on the subject property; therefore,
Commission finds the Applicant meets this finding.
C. Private Street Findings:
In order to approve the application,the Director shall find the following:
1. The design of the private street meets the requirements of this Article;
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The design of the proposed private streets complies with the standards listed in UDC 11-3F-
4. See analysis in Section VI for more information.
2. Granting approval of the private street would not cause damage hazard,or nuisance, or
other detriment to persons,property,or uses in the vicinity; and
Staff does not anticipate the proposed private streets would cause any hazard, nuisance or
other detriment to persons,property or uses in the vicinity if they are designed as proposed
and constructed in accord with the standards listed in UDC 11-3F-4B.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
The location of the private streets does not conflict with the Comprehensive Plan and/or the
regional transportation plan despite needing Alternative Compliance for its connection
directly to an arterial street. With the constraints detailed and analyzed for this development,
Staff finds that local street access has been provided via a private street.
4. The proposed residential development(if applicable)is a mew or gated development.
The Applicant is proposing to construct the
residential development as a gated community and so, Staff finds this development in
compliance with this finding.
D. Alternative Compliance:
In order to grant approval for alternative compliance to allow Private Streets directly off an
arterial,the director shall determine the following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Access to this development is provided by a private street and the UDC restricts access to
both Victory Road and Locust Grove Road, arterial streets. There are no available local
street connections to the subject property due to it being a triangle shape bordered on two
sides by arterial streets and the other by the Tenmile Creek. Because the property is not
served by public local street streets and any public street would not be able to be extended to
any adjacent property, the Director finds strict adherence to the UDC is not feasible and
approves the request for the private streets to directly connect to S. Locust Grove Road, an
arterial street.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the development proposed by the applicant as a whole provides an equal
or superior means for meeting the requirements in that it contributes to the unique character
of the area and provides diversity in housing types available within the City.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative means will not be detrimental to the public
welfare or impair the intended use%haracter of the surrounding properties and will
contribute to the character and variety of housing types in this area of the City.
Page 37
E. Planned Unit Develepmen4-.-
Upon r-eeommendation from the eommission,the eouneil shall make a full investigation
shall,at the publie hearing,review the appliention.in order-to grant a planned development
request,the eouneil shall make the following findingsi
1. The planned unit development demonstrates exeeptional high quality in site design
patterns,.4'development,street and pathway layout, and building design;
features;2. The planned unit development pr-eserves the signifleant natural, seenie andior-hist
natur-alfeatures of the site are being jgr-eseF+,ed-.
• ,
hazar-d, or-nuisanee to per-sons or-property in the vidnity;
• The internal street,
development,bike and pedestrian eir-eulation system is designed for-the efflei
and safe flow of vehieles,bieyelists and pedestrians without having a disr-uptive
an undue buf!den upon existing tr-ansportation and other-publie ser-viees in
surrounding nor-plaee
• Community 9 9 9
and dedieated open spaee areas
functionally related and accessible to all dwelling units via pedestrian and/or bicycle
pathways;
units within the subdivisien,
6. The pFoposal eomplies with the density and use standards requirements in meord with
It 11
f Regulations , of this title;
&5tfffinds the proposed develepmeHt eentplies with the densio,and use standard-s of the
Residential.
7. The amenities pr-oAded are appropriate in number-and scale to the proposed—
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