CC - Staff Report and Commission Recommendation to Council 4-13
Page 1
HEARING
DATE:
April 13, 2021
Continued from: March 9, 2021
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2020-0117
Shafer View Terrace – AZ, PP
LOCATION: East side of S. Meridian Rd./SH 69,
midway between E. Amity Rd. and E.
Lake Hazel Rd., in the SW ¼ of Section
31, T.3N., R.1E. (Parcels #R7824220044
& #R7824220042)
I. PROJECT DESCRIPTION
Annexation of a total of 40.48 acres of land with R-2 (10.66 acres) and R-4 (29.82 acres) zoning
districts; and Preliminary Plat consisting of 50 buildable lots and 10 common lots on 39.01 acres of
land in the R-2 and R-4 zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 39.01 acres
Existing/Proposed Zoning RUT in Ada County/R-2 and R-4
Future Land Use Designation Low Density Residential (LDR) (3 or fewer units/acre)
Existing Land Use(s) Agricultural land
Proposed Land Use(s) Single-family residential (SFR)
Lots (# and type; bldg./common) 50 buildable lots/10 common lots
Phasing Plan (# of phases) 2 phases
Number of Residential Units (type
of units)
50 SFR detached dwellings
Density (gross & net) 1.76 units/acre (gross); 3.30 units/acre (net)
Open Space (acres, total
[%]/buffer/qualified)
5.26 acres (or 18.55%) overall common open space – 4.05
acres (or 14.27%) of which is qualified open space
Amenities Multi-sport court, tot lot, gazebo shade structure, multi-use
pathway
Physical Features (waterways,
hazards, flood plain, hillside)
The McBirney Lateral runs along the southern boundary
and through the western portion of the site. Another
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
waterway exists on the eastern portion of the site between
the proposed R-2 and R-4 zoned properties.
Neighborhood meeting date; # of
attendees:
10/13/20; 14 attendees
History (previous approvals) This property was previously platted as Lot 4, Block 1,
Shafer View Estates, developed in Ada County and
recorded in 2002 (Bk. 84, Pg. 9403). It was deed restricted
and was only allowed to be used for open space as defined
in the non-farm development section of the Ada County
code and the planned development section of the Ada
County code for a period of not less than 15 years from the
recording date of the subdivision plat. This property was
originally proposed to be annexed with the adjacent Apex
development but was later withdrawn.
B. Community Metrics
Description Details Pg
Ada County Highway
District
• Staff report (yes/no) Yes (draft)
• Requires ACHD
Commission Action
(yes/no)
No
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
Access is proposed via E. Shafer View Dr., local street, and E.
Quartz Creek St., collector street
Traffic Level of Service ACHD does not set LOS thresholds for state highways.
Stub
Street/Interconnectivity/Cros
s Access
No stub streets exist to this property and no stub streets are
proposed to adjacent properties.
Existing Road Network S. Meridian Rd./SH-69 exists along the west boundary and E.
Shafer View Dr. exists along the south boundary.
Existing Arterial Sidewalks /
Buffers
No sidewalks or buffers exist along S. Meridian Rd./SH-69, a
state highway, or E. Shafer View Dr., a local street
Proposed Road
Improvements
Fire Service
• Distance to Fire Station 3.5 miles
• Fire Response Time Falls within 5:00 minute response time area - nearest station is
Fire Station #6 – can meet response time goals
• Resource Reliability 87% - does meet the target goal of 80% or greater
Page 3
Description Details Pg
• Risk Identification 2 – current resources would not be adequate to supply service
(open waterways)
• Accessibility Project meets all required access, road widths and turnaround.
• Special/resource needs Project will not require an aerial device; can meet this need in the
required timeframe if a truck company is required.
• Water Supply Requires 1,000 gallons per minute for one hour, may be less if
buildings are fully sprinklered.
• Other Resources
Police Service
• Distance to
Police Station
4 miles
• Police Response
Time
The average emergency response time in the City is just under 4 minutes (meets
target goal of 3-5 minutes)
West Ada School
District
• Distance (elem,
ms, hs)
Page 4
• Capacity of
Schools
• # of Students
Enrolled
• # of Students
Predicted from
this development
35 school aged children predicted from this development by WASD.
Wastewater
• Distance to
Sewer Services
Directly adjacent
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project
Sewer ERU’s
See application
• WRRF Declining
Balance
14.02
• Project
Consistent with
WW Master
Plan/Facility
Plan
Yes
• Impacts/concerns • Flow is committed
• See Public Works Site Specific Conditions
Water
• Distance to Water
Services
Directly adjacent
• Pressure Zone 5
• Estimated Project
Water ERU’s
See application
• Water Quality None
• Project
Consistent with
Water Master
Plan
Yes
• Impacts/Concerns See Public Works Site Specific Conditions
Page 5
C. Project Area Maps
A. Applicant:
Mary Wall, Breckon Land Design – PO Box 44465, Boise, ID 83711
B. Owners:
James Chambers, 39, LLC – 5356 N. Troon Pl., Boise, ID 83713
DWT Investments, LLC – 2929 W. Navigator Dr., Ste. 400, Meridian, ID 83642
C. Representative:
Same as Applicant
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 6
III. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 1/15/2021 2/19/2021
Notification mailed to property
owners within 300 feet 1/12/2021 2/16/2021
Applicant posted public hearing
notice on site 1/21/2021 2/26/2021
Nextdoor posting 1/12/2021 2/16/2021
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as
Low Density Residential (LDR).
The LDR designation allows for the development of single-family homes on large and estate lots at
gross densities of three dwelling units or less per acre. These areas often transition between existing
rural residential and urban properties. Developments need to respect agricultural heritage and
resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of
the area. The use of open spaces, parks, trails and other appropriate means should enhance the
character of the area.
The proposed development consists of a total of 50 single-family detached dwellings on large lots
[i.e. 12,000 square foot (s.f.) minimum] on 39.01 acres of land at an overall gross density of 1.76
units/acre, which falls within the density range desired in LDR designated areas. This property abuts a
County subdivision, Shafer View Estates, to the south and will provide a transition to future urban
properties to the north, zoned R-4 and R-8.
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)
Only one housing type, single-family detached, is proposed which Staff believes is appropriate
due to the large lot sizes and density desired in LDR designated areas. The variety of lot sizes
(i.e. 8,600-23,600 s.f.) proposed will provide for diversity in styles of homes, which Staff
believes will contribute to the variety of housing in the City to meet the preferences and
financial capabilities of Meridian’s present and future residents.
• “Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.” (3.03.03F)
City water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• “Encourage compatible uses and site design to minimize conflicts and maximize use of land.”
(3.07.00)
The proposed density and lot sizes should be compatible with the rural residential
homes/properties to the south on 1+ acre lots in the County and future urban residential
development to the north and east in the City.
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• “Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.”
(3.03.03A)
The proposed development will connect to City water and sewer systems; services are
required to be provided to and though this development in accord with current City plans.
• “Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.” (3.03.03F)
City water and sewer services are available to this site and can be extended by the developer
with development in accord with UDC 11-3A-21. The emergency response times for Police
Dept. and Fire Dept. meets the established goals.
• “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)
A 10-foot wide multi-use pathway is proposed within the street buffer along S. Meridian
Rd./SH-69 as required by the Pathways Master Plan and UDC 11-3H-4C.4. A total of 4.05
acres of qualified open space is proposed along with quality amenities (i.e. sports court,
gazebo, tot lot, multi-use pathway).
• “Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic
Plans in all land use decisions (e.g., traffic impacts, school enrollment, and parks).”
(3.01.01A)
The Traffic Impact Study (TIS) was not required by ACHD for this development.
WASD submitted comments stating that approximately 35 school aged children are estimated
to be generated by this development; enrollment at Mary McPherson Elementary School and
Victory Middle School is currently under capacity and Mountain View High School is over
capacity (see Section VIII.I). According to the Community Development’s school impact
analysis, enrollment at Victory Middle School will be slightly over capacity at build-out of
building permits already issued in this area at 104% (Mary McPherson will be 95% and
Mountain View will be 109%) (see Section VIII.J).
The closest City Park to this site is Discovery Park, consisting of 77-acres, to the southeast
on E. Lake Hazel Rd., ¼ mile east of S. Locust Grove Rd. A future City Park is designated on
the FLUM within a half mile of this site to the west.
• “Require all development to create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices.” (3.07.01A)
The proposed site design features a 1:1, 2:1 and 3:1 transition in proposed lots to existing
lots in Shafer View Estates to the south. These lots are separated by an existing 41-foot wide
easement for the McBirney Lateral which provides an added buffer between rural lots and
proposed urban lots.
• “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 are proposed as
required with this development.
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In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan per the analysis above.
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation:
The proposed annexation is for 40.48 acres of land with R-2 (10.66 acres) and R-4 (29.82 acres)
zoning districts, which includes adjacent right-of-way to the section line of S. Meridian Rd./SH-
69 and to the centerline of E. Quartz Creek St.
A total of 50 residential dwelling units are proposed to develop on the site at an overall gross
density of 1.76 units per acre consistent with the associated LDR FLUM designation for the site.
Although the proposed density is more consistent with an R-2 (Low Density Residential) zoning
district, the Applicant requests R-4 in order to provide a transition in lot sizes between the
existing rural residential subdivision to the south (Shafer View Estates) and the future urban
residential subdivision approved to the north (Prevail Subdivision), zoned R-8. Larger lots are
proposed adjacent to the southern boundary that gradually transition to smaller lots to the north.
The property is contiguous to City annexed land and is within the City’s Area of City Impact
boundary. A legal description and exhibit map of the overall annexation area along with
individual legal descriptions and exhibit maps for the R-2 and R-4 zoning districts are 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. To ensure future development is consistent with the
Comprehensive Plan and with the development plan proposed with this application, Staff
recommends a new DA is required with this application, containing the provisions noted in
Section VIII.A, as discussed below.
B. Preliminary Plat:
The proposed plat is a re-subdivision of Lot 4, Block 1, Shafer View Estates, developed in Ada
County and recorded in 2002 (Bk. 84, Pg. 9403). This lot was deed restricted and was only
allowed to be used for open space as defined in the non-farm development section of the Ada
County code and the planned development section of the Ada County code for a period of not less
than 15 years from the recording date of the subdivision plat. The required time period has
elapsed and the lot is now eligible for redevelopment.
The proposed preliminary plat consists of 50 buildable lots and 10 common lots on 39.01 acres of
land in the R-2 and R-4 zoning districts. The subdivision is proposed to develop in three (3)
phases as shown on the phasing plan in Section VII.B. The first and second phases consist of
28.35 acres and is proposed to develop with 50 single-family detached homes at a gross density
of 1.76 units per acre and a net density of 3.30 units per acre with an average lot size of 13,444
s.f. The third phase consists of 10.66 acres and is proposed to be platted as one large lot that will
be developed at a later date under a separate application by the property owner. This portion of
the site is under separate ownership from the rest of the site and was previously illegally split off;
therefore, it’s ineligible for development until included in a subdivision to create a legal lot for
development purposes.
Existing Structures/Site Improvements:
There are no existing structures or site improvements on this property other than a private
drainage facility on Lot 6, Block 6.
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Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted uses in both the R-2 and R-4
zoning districts per UDC Table 11-2A-2: Allowed Uses in the Residential Districts.
Dimensional Standards (UDC 11-2A):
Development of the proposed lots is required to comply with the dimensional standards of the R-
2 district in UDC Table 11-2A-4 and the R-4 district in (UDC Table 11-2A-5), as applicable.
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets and block
face.
Block faces are limited to 750’ in length without an intersecting street or alley but may extend up
to 1,000’ where a pedestrian connection is provided as set forth in UDC 11-6C-3F.3. City Council
may approve a block face up to 1,200’ in length where block design is constrained by certain site
conditions that include a large waterway or irrigation facility; block faces over 1,200 feet require
a waiver from Council. A 90 degree turn in a roadway may constitute a break in the block face;
however, overall pedestrian and vehicular connectivity will be considered when evaluating the
appropriateness of block lengths greater than 750’ in length – additional pedestrian and/or
roadway connections may be required.
The face of Block 3 exceeds 1,200’ and does not provide a pedestrian connection other than the
emergency access driveway which may serve as a pedestrian connection between the proposed
subdivision and Shafer View Estates to the south. The Applicant requests City Council
approval of the proposed block length due to existing site constraints that include the
following: 1) the narrow configuration of the subject property; 2) the location of the
McBirney Lateral, a large waterway/irrigation facility, that runs along the southern
boundary and through the western portion of the proposed subdivision; and 3) the existing
Shafer View subdivision that abuts the site to the south, south of the lateral, which does not
include any pedestrian pathways or stub streets to this property. If not approved, the plat
should be reconfigured to comply with this standard. An emergency access road for Fire
Dept. is proposed between the end of the cul-de-sac and E. Shafer View Rd. but it’s not a public
access.
The cul-de-sac length complies with UDC standards.
Access (UDC 11-3A-3)
Direct lot access is proposed via E. Shafer View Dr., an existing local street along the southern
boundary of the site, for the lots south of the McBirney Lateral; the lots north of the lateral will be
accessed via two (2) accesses from E. Quartz Creek St., a planned collector street along the
northern boundary of the site. The UDC (11-3A-3) restricts and limits access points to collector
streets where access to a local street is available. Local street access is not available to the
northern portion of the proposed development. Due to the configuration of the property, without
the easterly second access, the cul-de-sac would exceed the maximum length standard of 500’
allowed by the UDC (11-6C-3B.4). Therefore, Staff is supportive of the proposed accesses.
An emergency access for the Fire Dept. is proposed between the cul-de-sac and E. Shafer View
Drive. A public street connection is not proposed to E. Shafer View Dr. for several reasons,
including the following: 1) residents in Shafer View Estates were strongly opposed to the
connection; 2) modification to the McBirney Lateral would be necessary to design a public road
in that location and the lateral is under the jurisdiction of the Bureau of Reclamation (BOR) and
the process for modifications to their canal and an encroachment on their easement is very time
consuming (i.e. 12+/- months) with no guarantees of approval; 3) approval from Nampa-Kuna
Page 10
Irrigation District would also be needed has they have irrigation piping located in this area as
well; 4) a public road through that area would require a new pump system for the Shafer View
Estates irrigation system as the road would go through the existing pump system – moving the
pump system would also require moving/modifying a large BOR irrigation pipe that feeds the
irrigation pump station; and 5) the cost of design and irrigation infrastructure work required to put
in a public road is estimated to be $100,000.00 to $150,000.00 (see Applicant’s explanation for
more detail). For these reasons, Staff does not recommend a connection is provided.
Access to the R-2 zoned portion of the site is anticipated to be provided from the east as that
portion of the site is planned to develop with the Apex development to the east.
Direct lot access via S. Meridian Rd./SH-69 and E. Quartz Creek St. is prohibited.
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 dwellings based on the number of bedrooms per unit.
The proposed street sections accommodate on-street parking on both sides of the streets for guests
in addition to driveway parking spaces on each lot. Staff is of the opinion sufficient parking can
be provided for this development.
Pathways (UDC 11-3A-8):
A 10’ wide detached multi-use pathway is proposed as required within the street buffer along S.
Meridian Rd./SH-69 per UDC 11-3H-4C.4 and the Pathways Master Plan. The pathway is
required to be placed in a 14-foot wide public use easement, which shall be submitted to the
Planning Division prior to submittal for City Engineer signature on the final plat(s) for
Phase 1. If the pathway will be located entirely within the right-of-way, a public pedestrian
easement is not needed.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. Where
the multi-use pathway is required along S. Meridian Rd./SH-69, the pathway may take the place
of the sidewalk. A combination of attached and detached sidewalks are proposed within the
development as depicted on the landscape plan.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed along all internal public streets where detached sidewalks
are proposed. All parkways should be constructed in accord with the standards listed in UDC 11-
3A-17E.
Landscaping (UDC 11-3B):
A 35-foot wide street buffer is required adjacent to S. Meridian Rd./SH-69, an entryway corridor;
and a 20-foot wide street buffer is required adjacent to E. Quartz Creek St., a collector street, as
proposed. Landscaping is required to be installed within the buffer per the standards listed in
UDC 11-3B-7C, which require buffers to be planted with a mix of trees and shrubs, lawn, or other
vegetative groundcover. Street buffer landscaping is proposed in excess of UDC standards as
shown on the landscape plan in Section VII.C.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. At a minimum, one tree per 8,000 square feet of common area is required to be provided
along with lawn or other vegetative groundcover. Landscaping is proposed in excess of UDC
standards as shown on the landscape plan in Section VII.C.
Landscaping is required adjacent to the pathway along S. Meridian Rd./SH-69 per the standards
in UDC 11-3B-12C. A 5’ wide landscape strip is required on both sides of the pathway planted
with a mix of trees, shrubs, lawn and/or other vegetative ground cover. The Landscape
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Requirements table should include the linear feet of pathway with the required vs. proposed
number of trees to demonstrate compliance with UDC standards.
Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-
7C. The Landscape Requirements table should include the linear feet of parkways within
the development with the required vs. proposed number of trees to demonstrate compliance
with UDC standards.
There are existing trees on this site at the fronts of Lots 1-5, Block 6 along E. Shafer View Dr. If
any of these trees are proposed to be removed, mitigation may be required per the standards listed
in UDC 11-3B-10C.5. Contact the City Arborist, Matt Perkins, prior to removing any trees from
the site to determine mitigation requirements.
Noise Mitigation (UDC 11-3H-4D):
Noise abatement is required for residential uses adjoining state highways as set forth in the
standards listed in UDC 11-3H-4D.
A 4-foot tall berm with a 6-foot tall solid wall by Simtek is proposed along S. Meridian Rd. as
noise abatement as depicted on the detail on Sheet L1.0 of the Landscape Plan. Architectural
elements are proposed to break up monotonous wall planes as required. A detail of the proposed
wall that demonstrates compliance with the standards listed in UDC 11-3H-4D should be
submitted with the final plat for the first phase of development. Depicted on the revised
landscape plan.
Qualified Open Space (UDC 11-3G):
A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is
required for developments over 5 acres in size. Based on the area of the plat, 39.01 acres, a
minimum of 3.90 acres of qualified open space is required.
A total of 5.26 acres (or 18.55%) of common open space is provided within the overall
development, 4.05 acres (or 14.27%) of which is qualified per the standards in UDC 11-3G-3B,
which exceeds UDC standards (see open space exhibit in Section VII.D). Qualified open space
consists of half the street buffer along S. Meridian Rd./SH-69, all of the street buffer along E.
Quartz Creek St., 8-foot wide parkways, linear open space, and open grassy areas of at least 50’ x
100’ in area. Lot 9, Block 3 does contain a pond but it does not encompass more than 25% of the
required open space area as required. The pond is required to have recirculated water and
should be maintained such that it doesn’t become a mosquito breeding ground as set forth
in UDC 11-3G-3B.7.
Qualified Site Amenities (UDC 11-3G):
A minimum of one (1) qualified site amenity is required for developments over 5 acres in size
and up to 20 acres, with one (1) additional amenity required for each additional 20 acres of
development area.
Based on a total of 39.01 acres of development area, a minimum of one (1) qualified site amenity
is required. A multi-sport court, tot lot, gazebo shade structure and segment of the City’s multi-
use pathway system is proposed in excess of UDC standards.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Limited
Geotechnical Engineering Report for the subdivision.
The preliminary plat depicts an existing private drainage facility and existing & proposed ACHD
drainage facilities and easements.
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Pressure Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways (UDC 11-3A-6):
The McBirney Lateral is a large open waterway that lies within a 41-foot wide easement along
the southern boundary of the site and through the western portion of the site. Another waterway
(38’ wide) exists on the eastern portion of the site between the proposed R-2 and R-4 zoned
property within a 23-foot wide NMID and BKID easement; the Applicant verified with the Boise
Project Board of Control that the waterway is not within an easement. This project is not within
the flood plain.
The UDC allows waterways such as this to remain open when used as a water amenity or linear
open space as defined in UC 11-1A-1; otherwise, they are required to be piped or otherwise
covered per UDC 11-3A-6B. The decision-making body may waive this requirement if it finds
the public purpose requiring such will not be served and public safety can be preserved.
The Applicant is not proposing to improve the McBirney Lateral as a water amenity or
linear open space but is proposing to install a 6-foot tall wrought iron fence along the
waterway to deter access to the waterway and ensure public safety. The Applicant requests
approval of a waiver from Council to allow the waterway to remain open and not be piped.
The Applicant states the Boise Project Board of Control opposes any improvements within
their right-of-way. The other waterway should be piped or improved as a water amenity or
linear open space as required.
Fencing (UDC 11-3A-6 and 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C for fencing along
waterways and the general fencing standards in 11-3A-7.
A mix of 6-foot tall wrought iron and 6-foot tall solid vinyl fencing is proposed adjacent to
common areas; 6-foot tall wrought iron fencing is proposed along the McBirney Lateral. There
appears to be gaps in the fencing along the lateral on common lots that abut the waterway;
fencing should be included in these areas to prevent access to the waterway and to ensure
public safety.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations have not yet been prepared for this development. However, the
Applicant did submit several sample photos of 2-story homes that will be similar to those
constructed in this development, included in Section VII.E. Single-family detached dwellings are
exempt from the design standards in the Architectural Standards Manual.
Because homes on lots that abut S. Meridian Rd. and E. Quartz Creek St. will be highly
visible, the rear and/or side of structures on lots that face those streets should incorporate
articulation through changes in two or more of the following: modulation (e.g. projections,
recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other
integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from the subject public street. Single-story structures are exempt from this
requirement.
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VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and preliminary plat with the conditions
noted in Section VIII per the Findings in Section IX.
B. The Meridian Planning & Zoning Commission heard these items on February 4, 2021. 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: Jon Breckon, Breckon Land Design (Applicant’s Representative)
b. In opposition: None
c. Commenting: Marvin Ward, Gayle Ward
d. Written testimony: Mary Wall, Breckon Land Design
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Concern pertaining to safety of access to Lots 2-5, Block 6 accessed via Shafer View Dr.
with the configuration of E. Shafer View Dr. and change in grade in that area;
b. Preference for 1-acre lots to be provided on the south side of the McBirney Lateral
consistent with adjacent existing 1-acre lots in Shafer View Estates.
c. Applicant testified they are willing to add more landscaping at the entry to the
development near the S. Meridian Rd./SH-69 and E. Shafer View Dr. intersection.
3. Key issue(s) of discussion by Commission:
a. In favor of the provision of additional landscaping at the entrance of the subdivision at
the intersection of S. Meridian Rd./SH-69 and E. Shafer View Dr. as offered by the
Applicant;
b. Possibility of reducing the number of homes in the area south of the McBirney Lateral
(Lots 2-6, Block 6) to enhance safety in that area;
c. Concern pertaining to lack of comments from ITD;
d. Would prefer a better transition in lot sizes to the south, specifically Lots 15-17, Block 3
(maybe lose a lot);
e. Discussion regarding the proposed amenities;
f. Opinion that the style and size of the proposed homes should be compatible with
adjacent homes in Shafer View Estates.
4. Commission change(s) to Staff recommendation:
a. At Staff’s request, include a condition for the 38’ wide slough/drain on the eastern
portion of the site to be contained entirely within a common lot(s) with fencing required
on both sides of the drain consistent with the standards in UDC 11-3A-7A.7b per UDC
11-3A-7A.7a;
b. At Staff’s request, include a condition requiring the common lot(s) containing the
slough/drain to have vegetative groundcover to prevent fire hazard and unsightliness if
the waterway is piped; and,
c. At Staff’s request, modify condition #9 to allow the option for the waterways on the site
to be improved as a water amenity as an alternative to being piped as allowed by UDC
11-3A-6C.2 with submittal of construction drawings & relevant calculations prepared
by a qualified licensed professional registered in the State of Idaho that demonstrates
compliance with the requirements for water amenities as defined in UDC 11-1A-1.
d. Include a condition for the entrance to the subdivision at the intersection of S. Meridian
Rd./SH-69 and Shafer View Dr. to be improved with additional landscaping as offered
by the Applicant;
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e. Include a condition for one (1) buildable lot to removed in the area of Lots 2-5, Block 6
south of the McBirney Lateral.
5. Outstanding issue(s) for City Council:
a. The Commission requested an ITD review of the project and comments prior to the
Council hearing; comments from ITD are included in Section VIII.N;
b. The Applicant’s request for a waiver to UDC 11-3A-6 to allow the McBirney Lateral to
remain open and not be piped;
c. The Applicant’s request for a waiver to UDC 11-6C-3F.3b to exceed the maximum
block length allowed of 1,200’ as allowed by UDC 11-6C-3F.4; and,
d. The Applicant’s request for a waiver to UDC 11-3A-3 to allow two (2) accesses via the
collector street (E. Quartz Creek St.) along the northern boundary of the site.
C. The Meridian City Council heard these items on March 9th. At the public hearing, Council moved
to continue the subject AZ and PP requests to the April 13th hearing in order to have more
information on SB1808 before acting on this application.
1. Summary of the City Council public hearing:
a. In favor: Jon Breckon, Breckon Land Design (Applicant’s Representative)
b. In opposition: None
c. Commenting: Marvin Ward
d. Written testimony: Charles Boyd and Deborah Boyd
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Opposition to the lot sizes of the (4) lots accessed via Shafer View Dr.; would like lot
sizes of at least 1-acre in size comparable with the 1 to 1.24-acre lot sizes in Shafer
View Estates;
b. Safety concerns pertaining to driveways so close to Meridian Rd. and the topography in
that area which creates poor visibility because of the immediate incline from Meridian
Rd. – requests the number of lots are reduced to 2 in that area to ensure no driveways
are placed near the top of the hill.
3. Key issue(s) of discussion by City Council:
a. Council asked the Applicant if they were willing to pay their proportionate share for a
right-turn lane as recommended by ITD – the response was yes, they are. Council would
like more information from ITD in regard to when the turn lane would be constructed if
funds are allocated for the improvement; what are future plans for widening/turn lanes
for this area, how much money needs to be collected for turn lane before it’s
constructed? Does ITD have any other means of collecting funds for these
improvements except through development.
b. The safety of the access onto Shafer View from S. Meridian Rd./SH-69 and additional
homes with driveways near the intersection conflicting with the topography in that area
(incline from Meridian Rd.);
c. The Applicant’s request for a waiver to exceed the City’s maximum block face
standards.
4. City Council change(s) to Commission recommendation:
a. None
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VII. EXHIBITS
A. Annexation Legal Description & Exhibit Map
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R-2 Legal Description:
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B. Preliminary Plat & Phasing Plan (date: 11/18/2020 3/9/2021)
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C. Landscape Plan (date: 5/17/2020 2/3/2020 3/9/2021)
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D. Open Space Exhibit (dated: 12/16/20 3/9/21)
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E. Conceptual Building Elevations
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VIII. 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 and the property owner(s) at the time of annexation ordinance adoption.
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. Development of the subject property shall be generally consistent with the preliminary
plat, phasing plan, landscape plan and conceptual building elevations.
b. A 10-foot wide multi-use pathway is required to be constructed along S. Meridian
Rd./SH-69 in a public use easement in accord with UDC 11-3H-4C.4.
c. Noise abatement is required to be provided within the street buffer along S. Meridian
Rd./SH-69 in accord with the standards listed in UDC 11-3H-4D.
d. A final plat shall be recorded that includes Lot 1, Block 7 prior to any development
occurring on the property.
2. Development of the subject preliminary plat shall be consistent with the phasing plan
included in Section VII.B.
3. The final plat shall include the following revisions:
a. Include a note prohibiting direct lot access via S. Meridian Rd./SH-69 and E. Quartz
Creek St.
b. Block 3 exceeds the maximum block face standards listed in UDC 11-6C-3F; the plat
shall be revised to comply with these standards unless otherwise approved by City
Council. A waiver is requested from Council to exceed the maximum block face allowed
of 1,200 feet to allow the block face as proposed.
c. The 38’ wide drain on the eastern portion of the site shall be contained entirely within a
common lot(s). Depicted on revised plat.
d. Remove one (1) buildable lot in the vicinity of Lots 2-5, Block 6 south of the McBirney
Lateral. Depicted on revised plat.
4. The landscape plan included in Section VII.C submitted with the final plat shall be revised as
follows:
a. Include calculations in the Landscape Requirements table that demonstrate compliance
with the standards for pathway (11-3B-12C) and parkway (11-3B-7C) landscaping;
include required vs. provided number of trees. Done
b. Include 6-foot tall wrought iron fencing on common lots that abut the McBirney Lateral
to prevent access to the waterway to ensure public safety. Done
c. Include a detail of the berm and wall required for noise abatement along S. Meridian
Rd./SH-69 that demonstrates compliance with the standards listed in UDC 11-3H-4D.
Done
d. Include mitigation information for any existing trees that are removed from the site in
accord with the standards listed in UDC 11-3B-10C.5. Contact the City Arborist, Matt
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Perkins, prior to removing any trees from the site to determine mitigation requirements.
Done
e. The 38’ wide drain on the eastern portion of the site shall be contained entirely within a
common lot(s). Depict fencing on both sides of the drain consistent with the standards
listed in UDC 11-3A-7A.7b per UDC 11-3A-7A.7a. Done
f. If the drain on the eastern portion of the site is piped, depict vegetative groundcover on
the common lot(s) containing the drain to prevent fire hazard and unsightliness. Done
g. Depict additional landscaping at the entrance to the subdivision at the intersection of S.
Meridian Rd./SH-69 and Shafer View Dr. as offered by the Applicant.
h. Remove one (1) buildable lot in the vicinity of Lots 2-5, Block 6 south of the McBirney
Lateral consistent with that shown on the revised preliminary plat. Done
5. A 14-foot wide public use easement shall be submitted to the Planning Division for the multi-
use pathway along S. Meridian Rd./SH-69 prior to submittal of the Phase 1 final plat for City
Engineer signature. If the pathway is located within the right-of-way, a public use easement is
not required.
6. Future development shall be consistent with the minimum dimensional standards listed in
UDC Tables 11-2A-4 for the R-2 zoning district and 11-2A-5 for the R-4 zoning district..
7. Off-street parking is required to be provided for all residential units in accord with the
standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit.
8. The rear and/or sides of structures on lots that abut S. Meridian Rd. and E. Quartz Creek St.
shall incorporate articulation through changes in two or more of the following: modulation
(e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material
types, or other integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the subject public street. Single-story structures are exempt from
this requirement.
9. All waterways on this site shall be piped unless otherwise waived by City Council as set forth
in UDC 11-3A-6B. As an alternative, the waterway may be left open if improved as a water
amenity as defined in UDC 11-1A-1 (see also UDC 11-3A-6C.2). The Applicant requests a
waiver from City Council to allow the McBirney Lateral to remain open and not be piped.
10. The pond is required to have recirculated water and shall be maintained such that it doesn’t
become a mosquito breeding ground as set forth in UDC 11-3G-3B.7.
IX. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The angle of sanitary sewer pipe going into and out of manholes needs to be minimum of
90- degrees.
1.2 All sanitary sewer manholes require a 14-foot wide access path that meets City
requirements.
1.3 Sanitary sewer manholes should not be located in curb and gutter.
1.4 Add an 8-inch water mainline in Crystal Creek Way, and stub to the north for future
connection.
1.5 The water mainline needs to be 12-inch diameter in Prevail Way, portion of Terrace
Ridge Dr, portion of Terrace Ridge Circle and south out to E Shafer View Rd.
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1.6 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6 of the City's Design Standards. A future installation
agreement and funds are required for the required streetlights on S. Meridian Road
pursuant to Section 6-4 B. of the Meridian Design Standards.
1.7 The geotechnical investigative report for this development, prepared by Materials Testing
& Inspection, dated 02/10/2020, does not indicate a specific concern with regard to
groundwater. Applicant shall be responsible for the adherence to the recommendation
presented in this report.
2. General Conditions of Approval
2.1 Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. The applicant shall install mains to and through this
subdivision; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service. 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.
2.2 Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 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.
2.4 Upon installation of the landscaping and prior to inspection by Planning Department staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-
14A.
2.5 A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
2.6 The City of Meridian requires that the owner post with the City a performance surety in
the amount of 125% of the total construction cost for all incomplete sewer, water
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 applicant shall be required to enter into a
Development Surety Agreement with the City of Meridian. 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.
2.7 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, and water
infrastructure for a duration of two years. This surety amount will be verified by a line item
final cost invoicing 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.
2.8 In the event that an applicant and/or owner cannot complete non-life, non-safety and non-
health improvements, prior to City Engineer signature on the final plat and/or prior to
occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C.
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2.9 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.
2.10 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.
2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.14 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.
2.15 The 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.
2.16 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.
2.17 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.
2.18 Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street
lights shall be installed at developer’s expense. Final design shall be submitted as part of
the development plan set for approval, which must include the location of any existing
street lights. The contractor’s work and materials shall conform to the ISPWC and the City
of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian
Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
2.19 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 11” 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 signature of the final plat by the City Engineer.
2.20 Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
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2.21 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 Water
Department at (208)888-5242 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.
2.22 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
2.23 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 9-1-28.C.1). 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 development plan approval.
2.24 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.
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=219456&dbid=0&repo=MeridianC
ity
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=220250&dbid=0&repo=MeridianC
ity
E. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=222017&dbid=0&repo=MeridianC
ity
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=220261&dbid=0&repo=MeridianC
ity
G. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=220014&dbid=0&repo=MeridianC
ity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=220034&dbid=0&repo=MeridianC
ity
I. WEST ADA SCHOOL DISTRICT (WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=220564&dbid=0&repo=MeridianC
ity
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J. COMMUNITY DEVELOPMENT SCHOOL IMPACT ANALYSIS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=221041&dbid=0&repo=MeridianC
ity
K. BOISE PROJECT BOARD OF CONTROL
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=219526&dbid=0&repo=MeridianC
ity
L. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=219424&dbid=0&repo=MeridianC
ity
M. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=222031&dbid=0&repo=MeridianC
ity
N. IDAHO TRANSPORTATION DEPARTMENT (ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=222250&dbid=0&repo=MeridianC
ity
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 Commission finds the proposed zoning map amendment to R-2 and R-4 and subsequent
development is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment will allow for the development of single-
family detached homes which will contribute to the range of housing opportunities available
within the City consistent with the purpose statement of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
The Commission finds the proposed zoning map amendment will not result in an adverse
impact on the delivery of services by any political subdivision providing public services
within the City.
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5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City.
B. In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, density and transportation. (Please see
Comprehensive Plan Policies in, Section V of this report for more information.)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission finds that public services will be provided to the subject property with
development. (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 will be provided by the development at
their own cost, the Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development based upon comments from the public service providers (i.e., Police,
Fire, ACHD, etc.). (See Section VIII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
The Commission is not aware of any health, safety, or environmental problems associated with
the platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on
this site that require preserving.