2021-04-27 Regular
City Council Regular Meeting
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Tuesday, April 27, 2021 at 6:00 PM 6:02 PM
Minutes
VIRTUAL MEETING INSTRUCTIONS
Limited seating is available at City Hall. Consider joining the meeting virtually:
https://us02web.zoom.us/j/86481237445
Or join by phone: 1-669-900-6833
Webinar ID: 864 8123 7445
PRESENT
Councilwoman Liz Strader
Councilman Joe Borton
Councilman Brad Hoaglun
Councilman Treg Bernt
Councilwoman Jessica Perreault
Councilman Luke Cavener
Mayor Robert E. Simison
PLEDGE OF ALLEGIANCE
COMMUNITY INVOCATION
ADOPTION OF AGENDA
PUBLIC FORUM – Future Meeting Topics
The public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to
address elected officials regarding topics of general interest or concern of public matters.
Comments specific to active land use/development applications are not permitted during this
time. By law, no decisions can be made on topics presented at Public Forum. However, City
Council may request the topic be added to a future meeting agenda for further discussion or
action. The Mayor may also direct staff to provide followup assistance regarding the matter.
PROCLAMATIONS \[Action Item\]
1. Denim Day for Sexual Assault Awareness Month
ACTION ITEMS
Public Hearing process: Land use development applications begin with presentation of the
project and analysis of the application by Planning Staff. The applicant is then allowed up to 15
minutes to present their project. Members of the public are then allowed up to 3 minutes each
to address City Council regarding the application. Citizens acting as a representative of a
Homeowner’s Association may be allowed up to 10 minutes to speak on behalf of represented
homeowners who have consented to yielding their time. After all public testimony, the applicant
is allowed up to 10 minutes to respond to questions and comments. City Council members may
ask questions throughout the public hearing process. The public hearing is then closed, and no
further public comment is heard. City Council may move to continue the application to a future
meeting or approve or deny the application. The Mayor is not a member of the City Council and
pursuant to Idaho Code does not vote on public hearing items unless to break a tie vote.
2. Final Plat Modification for Lupine Cove (MFP-2021-0004) by Matt Schultz of
Schultz Development, Located at 4000 N. McDermott Rd. Approved
Motion to approve made by Councilwoman Perreault, Seconded by Councilman
Cavener.
Voting Yea: Councilwoman Strader, Councilman Borton, Councilman Hoaglun,
Councilman Bernt, Councilwoman Perreault, Councilman Cavener.
3. Public Hearing for Meridian South Fire Station & Police Substation (H-2021-
0008) by City of Meridian, Located at 2385 E. Lake Hazel Approved
A. Request: Annexation of 4 acres of land with the R-8 zoning district to
develop the property with a fire station and police station.
Motion to approve made by Councilwoman Strader, Seconded by Councilman
Cavener.
Voting Yea: Councilwoman Strader, Councilman Borton, Councilman Hoaglun,
Councilman Bernt, Councilwoman Perreault, Councilman Cavener.
4. Public Hearing for 1450 W. Ustick Road (H-2021-0016) by Mark Bigelow of MRS
Landholdings, Located at 1450 W. Ustick Rd. Approved
A. Request: Development Agreement Modification to amend the Sugarman
Subdivision Development Agreement (Inst. #2018-088000) to replace the
existing concept plan with the submitted development plan.
Motion to approve made by Councilman Hoaglun, Seconded by Councilman
Cavener.
Voting Yea: Councilwoman Strader, Councilman Borton, Councilman Hoaglun,
Councilman Bernt, Councilwoman Perreault, Councilman Cavener.
5. Public Hearing Continued from March 23, 2021 for Compass Pointe Subdivision
(H-2020-0100) by A-Team Land Consultants, Located at the Southwest Corner of
E. Victory Rd. and S. Locust Grove Rd. Continued to May 25, 2021
A. Annexation and Zoning of 7.69 acres of land with a request for the R-15
zoning district.
B. A Preliminary Plat consisting of 38 residential building lots and 10 common
lots on approximately 4.69 acres of land in the R-15 zoning district.
Motion to continue to May 25 made by Councilman Hoaglun, Seconded by
Councilman Cavener.
Voting Yea: Councilwoman Strader, Councilman Borton, Councilman Hoaglun,
Councilman Bernt, Councilwoman Perreault, Councilman Cavener.
FUTURE MEETING TOPICS
ADJOURNMENT
7:07 pm
Item#2.
Meridian City Council April 27, 2021.
A Meeting of the Meridian City Council was called to order at 6:02 p.m., Tuesday, April
27, 2021, by Mayor Robert Simison.
Members Present: Robert Simison, Joe Borton, Luke Cavener, Treg Bernt, Jessica
Perreault, Brad Hoaglun and Liz Strader.
Also present: Chris Johnson, Bill Nary, Joe Dodson, Alan Tiefenbach, Mark Ford, Joe
Bongiorno and Dean Willis.
ROLL-CALL ATTENDANCE
Liz Strader X Joe Borton
_X_ Brad Hoaglun _X_Treg Bernt
X Jessica Perreault _X Luke Cavener
_X_ Mayor Robert E. Simison
Simison: Council, we will call the meeting to order. For the record it is April 27th, 2021,
at 6:02 p.m. We will begin this evening's regular City Council meeting with roll call
attendance.
PLEDGE OF ALLEGIANCE
Simison: Next item is the Pledge of Allegiance. If you would all, please, rise and join us
in the pledge.
(Pledge of Allegiance recited.)
COMMUNITY INVOCATION
Simison: Our next item on the agenda is the community invocation, which tonight will be
delivered by Pastor Tim Pusey with the Valley Shepherd Church of the Nazarene. If you
all would join us in this -- in the community invocation or take this as a moment of silence.
Pastor.
Pusey: Heavenly Father, we call on you tonight in behalf of our community and we thank
you for the many ways in which you have blessed the community of Meridian. We find it
such a -- such a blessing and a privilege to be a part of this community and we thank you,
Lord, for the good people who serve our community in lots of different ways. Tonight I --
I pray for our Mayor. I have reflected so many times of how he came into office in one of
the most challenging seasons really in my lifetime and thank you for the way you have
helped him and our City Council and our other leaders. Thank you now for -- for our new
police and fire chiefs, Chief Basterrechea and for Chief Blume. We pray, Lord, that you
would be with them and all who serve with them and all of our first responders and the
people who serve in this building, work behind the scenes. Lord, I pray for our City
Page 15
Meridian City Council
Item#2. April 27,2021
Page 2 of 24
Council tonight. I thank you for these who serve. I think in so many ways it's probably a
thankless job, but I thank you for the interest in our community, the passion for our
community they bring to the table and their willingness to serve in this way and, Lord, I
pray wisdom and guidance for them tonight as they deal with various issues and, Lord,
may the -- may the conversations and the decisions that are made reflect godly wisdom
and wisdom that -- wisdom that comes from you. Lord, I pray that you would help us to
ever be mindful of those in our community who are struggling just to have their basic
needs met and, again, we -- we thank you for the privilege of living in this community and
we look forward to what you are going to do in the days and the years ahead. In the
name of Christ we pray, amen. Thank you.
ADOPTION OF AGENDA
Simison: Thank you, Pastor Tim. Our next item is public forum. Do -- Mr. Clerk, do we
have anyone signed up? Oh, I'm sorry. Next item is adoption of the agenda.
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: We do have an item, Item 5, that the applicant has asked to be continued, but in
the interest of -- of public testimony we are going to leave it open, just in case there is
folks in the audience that would like to offer some testimony. So, with that said I move
that we adopt the agenda as presented.
Hoaglun: Mr. Mayor, I second the motion.
Simison: I have a motion and a second to adopt the agenda as published. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay. The ayes have it and
the item is agreed to. The agenda is adopted.
MOTION CARRIED: ALLAYES.
PUBLIC FORUM — Future Meeting Topics
Simison: Mr. Clerk, do we have anyone signed up under public forum?
Johnson: Mr. Mayor, not for that topic.
PROCLAMATIONS [Action Item]
1. Denim Day for Sexual Assault Awareness Month
Simison: Okay. The next item will be a proclamation, which is Denim Day for Sexual
Assault Awareness Month. I'm going to ask Bee Black, Julie Eng, Chris Davis and Becky
McGuire to join our city Council President Treg Bernt at the podium to read -- for the
Page 16
Meridian City Council
Item#2. April 27,2021
Page 3 of 24
reading of a proclamation.
Bernt: Thank you. Very honored to read this proclamation this evening. I think the reason
why is because I'm the only guy up here who is wearing jeans and so -- thank you.
Thanks. But very honored to do this. So, thank you, Mayor, for that. I thank you for the
--for the opportunity to have you guys here, the Women and Children's Alliance, to accept
this proclamation. So, whereas the United States government has declared April as
Sexual Assault Awareness Month and the Women and Children's Alliance has declared
April 28th, 2021, as Denim Day and whereas both events are intended to draw attention
to the fact that rape and sexual assault remains a serious issue in our society and
whereas Sexual Assault Awareness Month and Denim Day were also instituted to call
attention to misconceptions and misinformation about rape and sexual assault and the
problem that many in society remain disturbingly uninformed with respect -- with respect
to issues of assault and forcible rape and whereas with proper education on the matter
there is compelling evidence that we can successfully reduce incidents of this alarming
psychologically damaging crime and whereas the City of Meridian is an important partner
in the Women and Children's Alliance efforts to educate our community about the true
impact of rape and sexual assault, therefore, I, Council President Treg Bernt, on behalf
of Mayor Robert E. Simison, do hereby proclaim April 28, 2021, is Denim Day for Sexual
Assault Awareness Month in the City of Meridian, encourage all citizens to speak out
against sexual assault and support local efforts to provide help and healing to victims of
these crimes. Thank you.
Black: So, I'm Dee Black and I have had the privilege of being the CEO at the WCA for
the last six -- 13 years and I just am so honored and privileged that we are able to stand
here tonight with your Mayor and with your City Council and have this proclamation read.
Raising awareness is what Denim Day is all about. Raising awareness around how
insidious and how damaging sexual assault is in our community. As a service provider to
anyone in your community who had suffered that trauma, we are ready, willing, and able
to assist and so really invite you to, please, learn more about Denim Day, about the origins
-- origins of it and to do just like the Council President is doing, wear denim tomorrow if
you are comfortable doing so. Thank you.
Davis: I will really quickly -- on behalf of the Council and the Mayor and all of your police
force and everyone else who has reached out to engage with us recently, I want to say
thank you. I am a citizen of the city of -- or the town of Meridian city -- the big growing
town. I actually just live right over the bridge and it took me like 20 minutes to get here.
Couldn't believe it. It took me longer to get from downtown Boise. But I really appreciate
the efforts to let members of this community know that the WCA is here for them, because
the WCA is a free resource for anyone who might be listening now or you might know
someone who is suffering from the trauma of sexual assault, because it -- it can have a
lifelong impact and I am guaranteeing that you probably do know someone. If you don't
know someone now you will and if it's not the WCA there are lots of other resources, but
just know that that can have a lifelong impact, whether it's a child or a young adult, or a
young man or a woman or someone who is in a relationship when it happens. Being
believed and just having someone offer resources and, then, reaching out to those that
Page 17
Meridian City Council
Item#2. April 27,2021
Page 4 of 24
have that knowledge to offer that deeper help can mean so much and can make such a
difference to the rest of that individual's life and their family and everybody else who
touches them. So, I appreciate being here as a member of this community and I'm really
excited about the more -- the deeper opportunities and relationships that we could have.
So, reach out to us. We have got a 24 hour hotline and our website and we would love
to be here for you. But on this special day I think it's really great. Tomorrow is Denim
Day. Wear your denim. If you are on social media throw your picture out there and tag
us and we will be sharing all day long. This is an international event and millions of people
across the U.S. tomorrow will be joining you in Meridian, Idaho, tomorrow. The mayor of
Boise will also be making a proclamation, so that is hundreds of thousands of people and
those two together and we hope each year will be making it bigger. So, we are so excited
to be here tonight and so we are so grateful for you for making this proclamation. Thank
you.
Strader: Mr. Mayor?
Simison: Council Woman Strader.
Strader: Maybe just a quick comment that I know we sometimes reach a bigger audience
and if people need help, their 24 hour sexual assault hotline is 208-345-7273 and their
domestic abuse hotline is 208-343-7025.
Simison: Thank you, Council Woman Strader, for bringing that to everyone's attention
and appreciate you, Council President Bernt, for doing that on my behalf and -- and Bee
and everyone with Women and Children's Alliance, it has been great having many
opportunities to engage with you over the last several months. There is a Meridian patrol
call car out there that has a pin roll on it. It's the newest addition to our fleet in terms of a
car that is identified for the -- to all who work the women's and children's lives. I know
that's not necessarily tonight, but we have appreciated the strong partnership working
together. So, thank you.
ACTION ITEMS
2. Final Plat Modification for Lupine Cove (MFP-2021-0004) by Matt
Schultz of Schultz Development, Located at 4000 N. McDermott Rd.
Simison: Okay. Council, we are ready to move on to our action items for this evening.
First item up is the final plat modification for Lupine Cove, MFP-2021-0004. I will turn this
over to Alan. Open this public hearing with -- or it's not a public hearing. Open this with
Alan for comments.
Tiefenbach: Good evening, Council. Can everybody hear me okay?
Bernt: Yes, sir.
Simison: Yes, we can.
Page 18
Meridian City Council
Item#2. April 27,2021
Page 5 of 24
Tiefenbach: All right. There we go. There I am. Good evening, Mayor, Members of the
Council. This is a modification to a final plat. The property consists of 6.89 acres. It's
located at 4,000 North McDermott Road, which is between Ustick and McMillan and it's
zoned R-8. So, this final plat for 26 buildable lots on six -- a little more than six and a half
acres of land in R-8 was approved by the Council on February 9th. Following the City
Council hearing ACHD requested for North Patmos Avenue to be shifted to the east to
align with the stub street, which would line up with the subdivision to the north and also
increase the offsets on McDermott. So, you can see here this is the original configuration,
if you can see my pointer here. It's been shifted -- basically, shifted and slipped a little bit
so there was two lots there when we started, there is three lots there now. No increase
in lots. However, staff has reviewed the proposed final plat for substantial compliance.
Because of the modification only involves a shift in the northern stub to the east and
creation of-- of an additional track for an irrigation easement, with no additional lots, staff
finds that the proposed final plat is in substantial compliance with the approved
preliminary plat request. However, I want to mention that the revised landscape plans did
differ slightly from the approved final plat landscape plan in that there were trees that were
shown as existing that have been removed. Staff has added a condition that prior to the
city engineer's signature on the final plat the applicant shall submit a tree mitigation plan
approved by the city arborist that accounts for how qualifying trees that were shown on
the approved landscape plan and proposed for removal will be mitigated per UDC 11-3B-
10C and with that I would entertain any motions or any questions.
Simison: Thank you, Alan. Council, any questions for Alan? Okay. I see Mr. Schultz is
with us. Matt, did you have any comments you would like to add?
Schultz: Let's see here. There I am. Matt Schultz, 8421 South Ten Mile. Sorry you guys
have to see me twice in one week on a final plat modification. Been doing this for 20
years and this is the only two I have ever had, so -- it's pretty simple. I think it was the
day of our hearing we got a comment from ACHD to move that back and also to -- for a
couple different reasons that Alan covered and that's pretty much it. We don't need to get
any changes of code or -- or doing anything crazy, we just adopted the wrong graphical
representation of our final plat. We need to replace it with a new one and we will -- we
do agree with staff's conditions on resolving a tree issue where the sewer construction for
the high school came down that road 30 feet deep and wiped out a few trees last fall and
I think our landscape architect is a little too -- too accurate and we are going to mitigate
for those within our site or probably put two or three times the number required along
McDermott to accommodate them. So, with that we won't do it again. We will make sure
we get these comments back early enough and we don't have to do anymore final plat
modifications. So, thank you.
Simison: Thank you. Council, any questions? If not, do I have any motions?
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Page 19
Meridian City Council
Item#2. April 27,2021
Page 6 of 24
Perreault: I move that we approve the final plat modification for Lupine Cove, MSP-2021-
0004.
Cavener: Second the motion, Mr. Mayor.
Strader: Second the motion.
Simison: I have a motion and a second. Is there any discussion on the motion? If not,
Clerk will call the roll.
Roll call: Borton, yea; Cavener, yea; Bernt, yea; Perreault, yea; Hoaglun, yea; Strader,
yea.
Simison: All ayes. Motion carries and the item is agreed to. Thank you, Mr. Schultz.
MOTION CARRIED: ALLAYES.
3. Public Hearing for Meridian South Fire Station & Police Substation
(H-2021-0008) by City of Meridian, Located at 2385 E. Lake Hazel
A. Request: Annexation of 4 acres of land with the R-8 zoning district
to develop the property with a fire station and police station.
Simison: Next item is a public hearing for Meridian South Fire Station and Police
Substation. H-2020-0008 and I will open this public hearing with staff comments and turn
it over to Alan.
Tiefenbach: Thank you very much, Members of the Council, Mr. Mayor. This I think is a
relatively simple one. The site consists of four acres of land, zoned RUT, located at 2385
East Lake Hazel Road. This is directly adjacent to Discovery Park. This is Discovery
Park here. It is just west of Eagle. The property is zoned RUT in Ada county. It's
surrounded by R-4, R-15, and R-40. The Comprehensive Plan recommends this property
for a medium density residential. This is a --this is a request for an annexation and zoning
of four acres of land with the R-8 zone district to develop an 11,600 square foot fire station,
an 11,000 square foot police substation building. I have not received any comments from
the public. Here is the site plan. So, although much of the -- the land surrounding this
cite was zoned and -- and annexation in 2015 as the South Meridian Annexation, the
subject property was not included as part of this annexation. As I mentioned, the site is
directly adjacent to the new Discovery Park, which is what you see over here. The plans
are to develop a fire station, which would be down here to the south, and a police station,
which will be up here to the north and these will be done separately. They are going to
be on different timelines. The fire station is planned to be constructed -- I believe what
they said was 2022. Following annexation, if this were to annex, then, there would be a
conditional use which is required for both of these, because these are public or what are
called public or quasi-public uses in the R-8 zoning district. The applicant will be required
to construct a new north-south collector roadway. So, this does not exist here now, but
Page 20
Meridian City Council
Item#2. April 27,2021
Page 7 of 24
this is shown on our -- on our master street map and ACHD has already talked to them
about this. Right now there is an existing access from the north and there is already
access to Discovery Park. The plans are eventually that they will close off those
driveways and I believe they will also eventually be closing off the access for Discovery
Park off of Lake Hazel. It is intended to get as many accesses off of arterial roads as
possible and to connect the accesses onto this new collector road. Although ACHD is
requesting that the applicant construct a five foot wide sidewalk along the collect -- the
collector, one -- one for the police station and one for the fire station, the -- per the parks
department the applicant will be required to construct a ten foot detached pathway along
this sidewalk. So, ACHD said five -- five feet, but our trails master plan talks about ten
foot pathways along both of these. The applicant is well aware of this. The city is well
aware of this and are amenable to this. Just as a point -- a point of information, this
collector street and Lake Hazel is eventually planned for signalization. That was
something that would be dealt with in the future. The applicant has submitted colored
elevations for both of the buildings. Architecture consists of sloped roof buildings with
CMU and woodgrain metal panels as primary filled materials and exposed timber frame
and metal soffit accents as the accent materials. The proposed architecture will be
reviewed in detail with the administrative design review. It must meet the requirements
for the City of Meridian architectural standards manual. That would be done with the
certificate of zoning compliance. The Meridian Planning Commission heard this item on
April 1st. There was no discussion. They moved for approval. And with that I would
entertainment any comments or questions.
Simison: Thank you, Alan. Council, any questions for staff? All right. Then with that do
we have the applicant here?
Gladics: I will be speaking as the applicant. My name is Gunnar Gladics and I'm the
architect on the project. My address is 11400 Olympus Way, Gig Harbor, Washington.
So, I wanted to say to Mr. Mayor and Council, thank you for letting us speak here today
and, Alan, thank you, that was a good introduction to the project. As you know the project
-- the intent of the project is to -- to help the city increase the level of service to grow in
areas of-- of the city and reduce response time for fire and police. The opportunity of this
site that is beneficial is the ability to provide police and fire on one site and, hopefully,
provide some economical development of the site. The -- as far as our conditions of
approval go, I just wanted to say that we agree with all of the conditions that staff has
given to us in the report and we will execute those in the next phase of design. Thank
you. I will stand for any questions.
Simison: Thank you. Council, any questions? And, I'm sorry, my screen just went blank,
so if anyone out there is wanting to speak you will have to speak up.
Johnson: Mr. Mayor, I had to reboot the cameras in the room, so that's why our screens
went this way, but they should be coming back online now.
Simison: Okay. We are back. Okay. And we have no one who has signed up, but this
is a public hearing. Is there anybody in the audience that would like to provide testimony
Page 21
Meridian City Council
Item#2. April 27,2021
Page 8 of 24
on this item or anybody online who would like to provide testimony? If so, use the raise
your hand feature at the bottom or come up to the podium at this time. Okay. We do
have one person who has raised their hand. Mr. Clerk.
Johnson: Mr. Mayor, Annette Alonso coming in the meeting now.
Simison: Okay. If you could state your name and address for the record, Annette, and
be recognized for three minutes.
Alonso: This is Annette Alonso at 2204 East Hyper Drive in Meridian. I'm just to the north
of this site in BlackRock. Just have a question about when the police substation is going
to be built. Will that be built simultaneously with a fire station or is that planned for a future
date?
Simison: Is it appropriate for me to answer that or --
Gladics: The applicant could answer that.
Simison: Would the applicant like to answer or would they like me to try to answer that?
Gladics: I can -- I can give some information on -- on the construction. So, through our
perspective, what we know to date is that the fire station is the likely candidate to start
construction in early 2022. The site development portion of the -- the entire site will be
completed, so that all the street trees and all of the required streetscape and landscape
will all be completed during the initial phase of construction and that the police precinct, I
believe -- and I may need somebody else to speak up to it -- is still under review for -- in
budgeting. So, I -- I am unaware of a solid start date for the police substation. But we
will be landscaping and creating a pad for that, so that isn't -- it won't be a dirt field or
anything like that. We will have landscaping and appropriate city standard -- city
standards for that.
Simison: And I think to my knowledge, Gunnar, to answer that as best as we can at this
point in time is there is a north precinct and a south precinct, both under consideration
and -- at this time. So, Annette, hopefully, that answers your question as best we can
today. Is there anybody else that wants to provide testimony on this item? If not, are
there any last comments?
Gladics: None from us. Thank you.
Simison: Okay. And, Council, do I have a motion or discussion?
Strader: Mr. Mayor?
Simison: Council Woman Strader.
Strader: I move that we close the public hearing.
Page 22
Meridian City Council
Item#2. April 27,2021
Page 9 of 24
Cavener: Second.
Simison: I have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed no. The ayes have it.
MOTION CARRIED: ALL AYES.
Strader: Mr. Mayor?
Simison: Council Woman Strader.
Strader: It seems like it's in the best interest of the city to annex this and we certainly will
need a future fire station and police station no matter when we ultimately do them. So,
unless there is other discussion, I would put a motion out to approve this. After
considering all staff, applicant, and public testimony, I move to approve file number H-
2021-0008 as presented in the staff report for the hearing date of April 27th, 2021.
Cavener: Second.
Simison: I have a motion and a second to approve this item. Is there any discussion? If
not, Clerk will call the roll.
Roll call: Borton, yea; Cavener, yea; Bernt, yea; Perreault, yea; Hoaglun, yea; Strader,
yea.
Simison: All ayes. Motion carries and the item is approved.
MOTION CARRIED: ALLAYES.
4. Public Hearing for 1450 W. Ustick Road (H-2021-0016) by Mark
Bigelow of MRS Landholdings, Located at 1450 W. Ustick Rd.
A. Request: Development Agreement Modification to amend the
Sugarman Subdivision Development Agreement (Inst. #2018-
088000) to replace the existing concept plan with the submitted
development plan.
Simison: Next up is a public hearing for 1450 West Ustick Road, H-2021-0016. We will
open this public hearing with staff comments.
Dodson: Thank you, Mr. Mayor. Alan, can you close yours up? Thank you. Everybody
can see my screen and hear me. Thank you. There we go. First item by me tonight is
1450 West Ustick. The application before you is a development agreement modification.
The site consists of four acres of land, currently zoned C-C and located at 1450 West
Ustick or the northeast corner of Ustick and Linder. The applicant -- well, first, the site
was annexed in 2014 and was short platted for four lots. The plat was never recorded,
Page 23
Meridian City Council
Item#2. April 27,2021
Page 10 of 24
but the DA and zoning ordinance was and so both are still applicable. The applicant
proposes to amend the existing development agreement, which was under the Sugarman
Subdivision -- Subdivision. The amendment is to replace the existing concept plan and
amend or add new provisions consistent with the new development plan. The existing
DA concept plan depicts three buildings, a gas station, a multi-tenant building and a bank
with a drive-through. The existing DA restricted the location of the drive-through through
the hearing process and stated that it could not be facing the east. The new concept plan
depicts eight single story multi-tenant office buildings that --that could contain those uses
allowed in the C-C zoning district. The applicant has indicated that they only allow office
uses within the development, but staff did not recommend specifically prohibiting any
uses. Key points of interest for this site are going to be as follows: The public road stub
on the subject site's northern boundary, that was not part of the original approvals and
comes from Eddington Commons, which is this. ACHD does not provide action or
conditions of approval on development agreement modifications, so they will not act on
this. They did not submit anything other than a letter. They will not provide comments or
conditions until a future development application is applied for would be a certificate of
zoning compliance. I have discussed that in more depth and recommended certain
provisions within the staff report. In addition, the Linder access point should be closed
with the future CDC application submittal. The need for this access is mitigated as there
would be an access through Eddington Commons to the north and, then, out to Linder
Road and be a safe access to Linder Road. In addition, the applicant is requesting
Council waiver to reduce the required landscape buffers along the northern and eastern
property boundaries from the required 25 feet to 15 feet as shown and includes a
pedestrian pathway within both buffers on the north and the east. In addition to the buffers
themselves, the site plan shows a drive aisle and parking spaces between the rear -- rear
yard fences of future homes in Eddington Commons and the proposed commercial
buildings. Overall the buildings should be at least 45 feet from the eastern property line
and 60 feet from the northern property line, which is ample separation between the uses.
The MDA only requires Council action so that's why I did not go to Commission and staff
does recommend approval of this subject DA modification. I will stand for questions.
Simison: Thank you, Joe. Council, any questions for staff?
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: Hey, Joe, thank you. Just one question for me. Is there a reason why staff didn't
recommend prohibiting uses?
Dodson: Only because the -- the C-C zone already has some restrictions in it naturally
and with the proposed buffers and the -- the parking spaces, again, being 60 feet and 45
feet we just didn't find it necessary. We think that these tenant spaces alone will kind of
limit what uses go in there. Council is more than welcome to. I did list some probable
uses within my staff report that are more specific that I think would go here and those are
limited compared to what is in the -- our use table and if you want to use that as a condition
Page 24
Meridian City Council
Item#2. April 27,2021
Page 11 of 24
that's perfectly fine or you can leave it as is.
Simison: Council, any additional questions for staff? Okay. Is the applicant with us in
person or online this evening?
Dodson: Should be online.
Simison: Online?
Dodson: Oh. Sorry.
Simison: Okay. If you would like to come forward and state your name and address for
the record.
Dodson: Sorry about that, Mark.
Bigelow: Mayor and City Council, thank you. My name is Mark Bigelow. I reside at 1716
North Stagno Bello Place in Eagle, Idaho. First of all, Joe's been great. It's been a -- it's
been good. There is -- there is some nuance to this -- there were some nuances with
Eddington Commons' access and ACHD that we worked through and it's a -- it's been
good. It's been really good. We are fully ready to comply with whatever ACHD decides.
In fact, any -- any further restrictions as we go through the existing zoning compliance
and -- and in terms of uses that we have been marketing and we have reservations and
the majority of the reservations, just to give you an idea, are -- is insurance agencies, real
estate agencies, real estate appraisal. We do have one nail salon, a couple of counseling
and therapy --
Bernt: Mr. Mayor? No breweries or anything like that?
Bigelow: No breweries.
Bernt: Any restaurants or --
Bigelow: No restaurants. Yeah. We --
Bernt: Super -- super popular places where they will take up a ton of parking.
Bigelow: That's exactly -- yeah. No. We -- the -- I don't know if you have the elevations
up there, but on the application we showed the elevations. We -- I live in Eagle. We have
done this four times previously in the Houston area. They -- we -- we want to be -- we
want them to be professional. We want them to be Class A office type -- look modern and
add to the -- to the community. With that I will take any questions if you have any.
Simison: Okay. Council, any questions for the applicant?
Hoaglun: Mr. Mayor?
Page 25
Meridian City Council
Item#2. April 27,2021
Page 12 of 24
Simison: Councilman Hoaglun.
Hoaglun: Just a question mark. I'm just kind of curious, you know, as we are hopefully
coming out of this pandemic, but people have spent -- a lot of people a year at home
working. Is there still a demand for -- for office space in your opinion?
Bigelow: That's a great question. Yes, especially the office space that we build. So,
what's unique about us is they are -- they are 12 -- about a little over 1 ,200 square foot
units. They are buildings. But each building has four units in it. We actually will -- we will
make them a condo. So, they are going to be able to purchase it for themselves and --
and own it and it's -- it's something unique that we have found that people really like and
rather than being a big office building of four stories or a skyscraper, people who come in
and -- if they need an office space, 1,200 square feet is really good -- good size for them.
If they need to buy two they will buy two.
Hoaglun: Okay. Thank you, Mark.
Bigelow: Yeah.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: So, just a question about the pedestrian access. These -- these types of
developments they tend to -- at least I have noticed and specifically really in this north
Meridian area there is times of the days that they can get really full if you have a retail
shopping, restaurant type of uses, maybe less so with the insurance agents and -- and
whatnot. Is there going to be walkability from the north to the south side in between the
buildings? Is there going to be some -- some walkways, pedestrian access?
Bigelow: They will be -- they will be around, not in between. Say the front four and the
back four, but there will be walkability around the -- the cross -- or the sidewalks.
Perreault: Okay.
Hoaglun: Mr. Mayor, a follow up to that question.
Simison: Councilman Hoaglun.
Hoaglun: Mark, so what do you have in between the buildings? Is it just landscaping?
Bigelow: It will be landscaping. Greenery. It will be grass with some shrubs.
Hoaglun: Okay.
Simison: Council, any additional questions for the applicant? Okay. Thank you very
Page 26
Meridian City Council
Item#2. April 27,2021
Page 13 of 24
much. Mr. Clerk, do we have anyone signed up to provide testimony on this item?
Johnson: Mr. Mayor, there are no signups online or in the back. Okay. If there is anybody
in the audience who would like to provide testimony on this item, if you would come
forward and state your name and address for the record or if there is anybody online that
would like to provide testimony, please, use the raise your hand feature and we will bring
you into the beating. Seeing no one in the audience or online, would the applicant like to
make any final comments? We have no desire for additional final comments, so, Council,
I will turn this over to you for next steps.
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: One quick question to staff. The -- what triggers -- that Linder Road access
closes and the Ustick is right-in, right-out; is that correct?
Dodson: Council Borton, that is correct.
Borton: Okay.
Dodson: And the access through Eddington Commons up to Linder.
Borton: Got it. Okay. So, that's an existing condition already in the DA.
Dodson: Yes, sir.
Borton: Okay. Thank you.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: Thank you. I also have a question for Joe. So, it was my understanding from
reading the staff report that the applicant does have a decision to make regarding what
happens with that stub street. Did I misunderstand that? It sounds like the applicant said
they were in agreement with whatever ACHD decides, but it doesn't sound like ACHD is
make -- makes a decision on this necessarily. It's just that the applicant needs to be
compliant with their code. Am I understanding that correctly?
Dodson: Councilman Perreault, that -- yes and no. Your secondary comment is correct.
Your first one not so much. It's not that the applicant hasn't made a decision, they are
just -- they are kind of waiting on ACHD to make that call. Their code -- their policies
states that they need to end that street from Eddington Commons, because the public
street ended in a cul-de-sac. That seems like a waste of space and the applicant and
staff agree on that in order to do what they are showing here and it would be that
Page 27
Meridian City Council
Item#2. April 27,2021
Page 14 of 24
hammerhead is shown -- it would be a public use easement, but they have to ask ACHD
for a waiver for that. But ACHD will not accept a waiver request until there is an
application that they act on, which would be CZC. The applicant does have a -- a
secondary site plan so to speak that would show that cul-de-sac just in case that is what
ACHD told us to do and the site will still work with that. But we are going forward with
this, because this is the -- the hope and what we want out of this. I hope that answers
your question.
Perreault: Mr. Mayor?
Simison: Councilman Perreault.
Perreault: Yes, it does, although I wouldn't be opposed to seeing that -- if-- if you have it
available or if the applicant has it available -- available, just so I can get a visual
understanding of what -- what it is. I think -- I think I understand it, but I just want to see
it if possible.
Dodson: I do not have that out -- the layout. I do not know if the applicant does.
Simison: Council, any further questions or comments? And we will see if the applicant
has that information.
Hoaglun: Mr. Mayor, while he is looking, a question for Joe.
Simison: Councilman Hoaglun.
Hoaglun: And, Joe, if it is a cul-de-sac it -- it will meet all the code requirements for -- for
fire trucks and everything else that would traverse the area and have that access? It's --
it's really no different than we have done in another location; is that correct?
Dodson: Councilman Hoaglun, that is correct. Yeah. It would have to meet the turning
radius and all that -- big 48 foot radius, which is, again, why staff and the applicant thinks
that for the site layout it -- you know, it's a waste of space when -- this would function the
same.
Hoaglun: Yeah.
Dodson: But it's up to ACHD to make that final call. But they will not act on this
application.
Hoaglun: And, Mr. Mayor, yeah, just to comment on that. I agree --
Simison: Councilman Hoaglun.
Hoaglun: -- this would -- this would be a better -- better use and layout for -- for this
situation. So, it sounds like we do need to take action to make that a reality to have them
Page 28
Meridian City Council
Item#2. April 27,2021
Page 15 of 24
make their decision for it, so --
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: Another question for Joe. So, if -- obviously the -- the Linder Road access
needs to -- it won't exist and -- so it sounds like there is just this one entrance on Ustick
and if it's required to be a right-in, right-out, does staff have concerns, then, about
movement around this development and access and whatnot?
Dodson: Council Woman Perreault, no. And I would be because of the two way drive
aisle all the way around the buildings. Fire had signed off. All their turning radiuses are
with -- around the corners, so we are satisfied with that.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: Just to comment further on this particular property. I'm very familiar with it,
since I just live a half mile down -- down the road, so go through here -- this intersection
quite often and -- and, really, for the use of this property and the amount of land that's
there, I think this is a much better layout and activity pattern for--than what was proposed
before. Certainly the -- what was proposed before was allowed and -- and was -- was
approved. But I think this is a -- a better plan for this -- this location and I think it will -- it
will work well and -- with the existing homes that are -- that are in the area as well. So,
I'm certainly in support of it. Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I would move that we close the public hearing for H-2021-0016.
Simison: Mr. Hoaglun, can I get you to hold off on that motion as staff is still --
Hoaglun: Oh, they are still searching? Okay.
Simison: Did they -- it's in progress. I have seen the -- it going back and forth, they just
don't know where it is. So, they will at least provide that. And, Joe, how close are we?
Dodson: I'm going to pull it up right now. Maybe. If I can figure it out this whole technology
stuff. Good job, Zoom. Here we go. It shows the overlay of what that would look like.
Yeah, they would lose a building.
Simison: Council, any further questions with that? Okay. Councilman Hoaglun, back to
you.
Page 29
Meridian City Council
Item#2. April 27,2021
Page 16 of 24
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I move that we close the public hearing for H-2021-0016.
Cavener: Second.
Simison: I have a motion and a second to close the public hearing. Is there any
discussion on the motion? If not, all in favor signify by saying aye. Opposed nay. The
ayes have it. The public hearing is closed.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: After hearing all staff and applicant testimony, I move to approve H-2021-0016
as presented in the staff report for this evening and I just want to make mention that we
do agree with the reduced landscape buffers that have been presented in the staff report.
Dodson: Thank you.
Cavener: Second.
Borton: Second.
Simison: I have a motion and a second. Is there any discussion on the motion? Seeing
none, Clerk will call the roll.
Roll call: Borton, yea; Cavener, yea; Bernt, yea; Perreault, yea; Hoaglun, yea; Strader,
yea.
Simison: All ayes. Motion carries and the item is agreed to.
MOTION CARRIED: ALL AYES.
5. Public Hearing Continued from March 23, 2021 for Compass Pointe
Subdivision (H-2020-0100) by A-Team Land Consultants, Located at
the Southwest Corner of E. Victory Rd. and S. Locust Grove Rd.
A. Annexation and Zoning of 7.69 acres of land with a request for the
R-15 zoning district.
B. A Preliminary Plat consisting of 38 residential building lots and 10
common lots on approximately 4.69 acres of land in the R-15
zoning district
Page 30
Meridian City Council
Item#2. April 27,2021
Page 17 of 24
Simison: Next item is a public hearing continued from March 23rd, 2021, for Compass
Pointe Subdivision, H-2020-0100. The applicant had asked to have this continued to
5/11/21, originally, and that's partly because I think the understanding Council likely will
not make a decision tonight due to pending legislative action that is yet resolved at the
state legislature this year where we have not been taking action on applications typically
over five acres. However, based upon the interest from the community that's here tonight
we -- we were going to open this up to take testimony from the public. I don't know if the
applicant ever made -- did decide to join us.
Johnson: I believe he is here, Mr. Mayor. Online.
Simison: So the applicant has joined us this evening for this conversation, but there is no
-- no additional staff over-- unless Joseph wants to give a brief overview, if Council wants
it, otherwise, we will just go into testimony from the public. Okay. Would the applicant
like to make any comments before we go into additional testimony from the community?
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: Just one comment. If -- if -- if there are folks in the community that are able to
come back and testify in two weeks, we will welcome that as well. Just-- if there are folks
in the audience that aren't able to return in two weeks, this is the reason why we are
allowing public testimony this evening. So, if you -- if you are able to come back in two
weeks that would be helpful. Just wanted to make that comment.
Simison: Okay. Would the applicant like to make any comments?
Arnold: Yes, Mr. Mayor, City Council. For the record Steve Arnold, A-Team Land
Consultants. 1785 Whisper Cove, Boise. 83709. And I assume you can hear me. My
camera is not working.
Simison: We can hear you, yes.
Arnold: Good deal. So, yeah, based on some recommendations we requested to table
this item and -- for the two weeks until May 11 th, so we are not really prepared to provide
a -- a presentation tonight. I can certainly give you an overview -- overview, but I think,
you know, same as staff can do that as well. So, if-- if the Council would like I could just
help provide some input to any concerns that the neighbors have and, then, take notes
and possibly have those addressed at our next City Council meeting.
Bernt: Sounds good.
Simison: Okay. That would be our plan. Would Council like -- anybody like any additional
comments or background on this item at this time? Okay. Not seeing anything -- so, we
will just continue to public testimony for this evening, understanding to those that are
Page 31
Meridian City Council
Item#2. April 27,2021
Page 18 of 24
present there won't be any rebuttal from the applicant this evening, anything will be done
in the future hearing when this is continued to, whatever date is chosen, and we will ask
if you testified previously to not testify, but with that we will move on to taking public
testimony on this item. Mr. Clerk, I will turn it over you to bring up those who provided --
who wish to testify.
Johnson: Thank you, Mr. Mayor. There were over 50 sign-ins on this. Some signed in
on other projects, so they are not captured here. On your desktops there is a link called
sign-in dashboard, so if you want to see the complete list of sign-ins you can. Of the 50
plus who signed in, only two, four -- seven indicated they wished to testify. I'm not sure
they want to continue this evening, but first would be John Buckner.
Simison: And as you come forward if you can state your name and address for the record
and be recognized for three minutes.
Buckner: Greetings, Mayor and Council. My name is John Buckner. I live at 3877 South
Picasso Avenue in Meridian. Thank you for this evening and giving me the opportunity to
speak. I did have a presentation prepared, but in good faith and consideration for the
Council and my neighbors here, I will withhold that presentation for the continuance.
just want to say I hope many of you have seen and read the e-mails that you have
received from the community and so simply saying you know how we feel, you know what
the overwhelming feeling and concern is of the community and I just ask that you take
that into consideration even now or at least especially in the upcoming hearing. I do plan
on returning and to testify on our continuance, as I do hope the rest of my neighbors as
well. Thank you very much.
Simison: Okay.
Cavener: Mr. Mayor?
Simison: Council -- if you have questions. Councilman Cavener.
Cavener: Thanks, Mr. Mayor. Mr. Buckner, just appreciate you being here tonight. Have
you had an opportunity to engage with the applicant about your concerns since the last
hearing? Has there been any communication between you and the applicant?
Buckner: No, I have not.
Cavener: Okay. Thank you.
Johnson: Mr. Mayor, next is Annette Alonso and she is online.
Simison: Annette, if you could unmute yourself. There you go.
Alonso: Okay. I'm going to withhold my testimony until the 11th when we see this again.
Page 32
Meridian City Council
Item#2. April 27,2021
Page 19 of 24
Simison: Okay. And before we go any further is the 11th the date that -- I know that that's
the request. I just want everyone to -- because we don't know if the 11th will be the date.
I just have to say that at this point in time, but --
Dodson: Mr. Mayor?
Simison: Yes, Joe.
Dodson: The request of the date was because of me. I -- it's going to be my Joe show
again on that Council date, so I figured it made sense, but if Council knows that it's going
to be further out, then, obviously, that's up to the Council, because I --
Simison: I think that's the question from Council is -- is that going to be enough time for
us to know where the legislature is? It seems pretty close.
Bernt: I don't know.
Simison: Okay.
Johnson: Mr. Mayor, next -- and I apologize I can't read the last name. But Rhonda.
Unruh: Good evening. Thank you. I, too -- well, my name is Rhonda Unruh. U-n-r-u-h.
And I live at 3246 South Murlo Way in Meridian and 1, too, would like to withhold
commenting until the next meeting. Thank you.
Simison: So maybe we will go to it this way. Is there anybody that would like to provide
testimony this evening on this application because they don't know if they will be able to
make a future one? Okay. Well that gets us to that point. Is there anybody online that
would like to provide testimony on this item this evening? If so will you use the raise your
hand feature on this item. Seeing nobody wishing to provide testimony this evening,
Council, I guess the question for you is when would you like to consider continuing this
item to?
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: We discussed this with some of the applications last week and I was under the
impression from Council President Bernt that the 11th was fairly full. Did I misunderstand
that? I believe we were moving things out to the 18th at that point and, then, we had a
discussion -- brief discussion about possibility of an additional meeting, but I'm not sure if
that was ever determined.
Johnson: Mr. Mayor, if you would like I can speak to the number of hearings. Okay. May
11th there are four public hearings. One is a UDC text amendment and, then, there are
two short plats for projects downtown and, then, another that is an annexation of 20 plus
Page 33
Meridian City Council
Item#2. April 27,2021
Page 20 of 24
acres. So, we have moved beyond that. But this was continued previously before, so it
is sort of in line ahead of the others, if that's what Council wanted to do.
Dodson: That annexation on the 11 th is a continuance as well.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I was just intrigued by the -- the thought of a Joe show. I mean that -- we could
go viral with that thing, so I -- I don't know. I mean, obviously, we put off several of these
public hearings and annexation requests due to potential legislative action. So, we will
have to pay the price at some point in time and having some long meetings and so it's --
it's, you know, depends on everybody else's schedule and whatnot if we want to go long
that night, so be it, and -- within a reasonable time frame, of course, but I'm willing to do
that if the 11th is what the rest of the Council wants to do.
Simison: My only concern with the 11th is that we are not going to -- that we are going to
ask these people to put on the 11th and we are going to be right back here the same --
it's going to be close. The legislature has decided not to do anything this week. They
basically are done for the week, which means that they are going at least through next
week, which takes you up to the 9th or that -- that time. So, I would be really concerned
about trying to rush it to the 11th. One thing I do think we will put down tomorrow when
we talk about agendas is we will see if we can identify a special meeting date that we can
start moving things to -- maybe in May for opportunities, but this one I would think the
18th is maybe close. Even that's close.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Council Member Hoaglun hits -- I think is a very important point. We are going
to have some long nights ahead of us and as best as we can, the long nights that don't
necessarily have a lot of public participation I think are -- those are the nights that we
should go on. I -- I feel for the public when we invite them back and, then, to continue it
again or, then, ask them to go through a late night. I don't know if that's necessarily fair
to them. I'm certainly supportive of us, Mr. Mayor and Council President, looking at a --
a special date for us to take some of this backlog, so that we can, one, take care of some
of these applications without having to go late at night for the public. Mr. Mayor, I agree,
I think the 18th is still cutting it close. I don't know what the 25th looks like, if that's a date
that we would want to look at. I feel bad for the applicant. I feel bad for the public when
we have to keep continuing this and the one thing we have learned this year about the
legislature is they are very unpredictable and it's hard for us to make decisions when we
have got that unpredictable nature that is impacting us.
Dodson: Mr. Mayor?
Page 34
Meridian City Council
Item#2. April 27,2021
Page 21 of 24
Simison: Yes.
Dodson: If my workload matters, the 25th works for me as well. I have two projects on
that night anyways.
Hoaglun: It's a sequel to the Joe Show.
Dodson: Many -- many to come.
Hoaglun: And, Mr. Mayor, as --
Simison: Councilman Hoaglun.
Hoaglun: -- as we mull this over, I just want to encourage the folks here, because a lot of
the comments -- most of the comments were related around transportation and there are
several bills in the legislature about transportation funding where they are taking sales
tax funds to distribute to ITD and there are some earlier bills that were to also distribute
funds to local highway districts, like the Ada County Highway District, to help expand our
roads and a lot of those have been shelved and they are just going -- the funding to ITD
and if there are anything left over, yeah, it might go to the locals. So, I would encourage
you to take a look at what the legislators are doing. Encourage them to move that funding
to the local level and I know, yes, our state highways are important, but when you look
and realize that a lot of people are traveling the local roads to get to their destinations and
not the state highways, that's -- that's something we just -- we need those dollars to
expand. That's -- that's what it's come down to and -- and so take a look at that and see
what you would like to do and, then, contact your local legislator for -- for your thoughts
on that. Thanks.
Cavener: Especially our local legislators from your district.
Simison: Okay. Councilman Bernt.
Bernt: Mr. Mayor, I think maybe what we -- the most prudent action is to move -- continue
this to the 25th maybe temporarily and, then, the Mayor, myself, can speak tomorrow
morning and come up with a date, maybe see what dates with Council works. We can
make sure we have a quorum and schedule a special meeting for annexation approvals
and -- or proposals to that date. So, I would -- I would maybe propose us continue this
until the 25th and, then, in a short time period we will have a special date that we can
start continuing some of the past applications that we have continued.
Simison: Or the ones that are going to have to be continued next week or potentially the
week after.
Bernt: Right. So, thoughts on that?
Strader: Mr. Mayor?
Page 35
Meridian City Council
Item#2. April 27,2021
Page 22 of 24
Simison: Council Woman Strader.
Strader: So, would the idea be to communicate with the public that this will be scheduled
on the 25th and, then, hoping that we will have an additional meeting to clean up some
other items that we don't think involve as much participation from the public? Is there
some way we can give the public certainty on that, if possible, that date for that hearing.
Simison: My recommendation would be, no, that we move this one to the 25th and leave
it at that date, because I think we are going to set us -- will have to set a special meeting
still somewhere between the 20th and the 30th, that we will have to move likely next
week's continued ones and the week after that. So, it's really setting things up would be
my recommendation and let's tell the public when this one will in theory come back. As
much as I love NextDoor and Facebook and the network, I think we should stick to a date
and not let it be game of telephone, tell a friend when it starts to move.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: For clarification, I guess what I'm hearing from you is likely maybe a motion to
continue this item to the 25th, but some of the future items that we have before us that
will likely be continued will work for a special meeting to capture those, likely on the 26th
or at a later point in time.
Simison: Sometime in that last part of May.
Cavener: Mr. Mayor. Sorry.
Simison: Councilman Cavener.
Cavener: Just maybe I guess a question for the applicant and especially for those three
homeowners associations that are representative, the 26th works for both of them.
Simison: 25th.
Cavener: 25th. Sorry. Thank you, Mr. Mayor.
Arnold: If the question is for me I will make whatever time works. The sooner the better,
but I understand that the Council is -- is looking to have some sort of legislative action
and that's unknown, but I don't know how tabling it would be -- you know, if we set it for
the 11th, it sounds like that's a little too soon for the Council. So, we will take whatever
we can get. The sooner the better.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Page 36
Meridian City Council
Item#2. April 27,2021
Page 23 of 24
Cavener: I don't know -- I don't know if Ms. Alonzo is still on or the first gentleman who
spoke, if the folks that said they were going to bring their testimony that at least
representing homeowners associations or anyone here can make sure that that date
works for them as well and, if not, let's give them the opportunity to testify tonight.
Johnson: Mr. Mayor, Annette is also unmuted if you would like to comment.
Simison: Ms. Alonso.
Alonso: Are you there?
Simison: Yes. Go ahead.
Alonso: Okay. Yeah. That works for me. The 25th is fine. Or whatever other date you
set that's totally fine. I will be there.
Simison: With that do I have a motion?
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I move that we continue the public hearing on H-2020-0100 to March -- April
25th. I'm sorry we are in April. May 25th. Thank you.
Cavener: Second.
Simison: I have a motion and a second to continue this item to May 25th. Is there any
discussion? If not, all in favor signify by saying aye Opposed nay. The ayes have it and
the item is continued until the 25th of May. Thank you. To everyone's attention and
understanding.
MOTION CARRIED: ALLAYES.
FUTURE MEETING TOPICS
Simison: So, with that we are down to future meeting topics. Anything under that item,
Council?
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: Just real quick. I had a good discussion with community development with
regards to the presentation of staff reports at Council meetings and looking for ways to
be efficient and you might have noticed today was an example where we -- we -- we
Page 37
Meridian City Council
Item#2. April 27,2021
Page 24 of 24
demoed a little more compressed presentation from staff, even though it's relatively
simple projects. Because the staff report has all the detail and we all prep and review it
all in advance of the hearing, there may be opportunities for -- for our planning staff to
give us a more abbreviated presentation than reading the long script and preparing a long
script, makes their work a little easier and they can instead use their time to focus on big
picture of what the application is and some of the decision points that became most
relevant in the underlying hearing. Kind of focus our attention. It's quicker, more pointed,
and maybe more productive for us. So, we will get to that in maybe a future meeting
topic, maybe in June or July, to see what we liked and didn't like about some of these
demos and maybe the process gets better. So, just a heads up that you will see some of
the abbreviated presentations on -- when appropriate.
Simison: So, Council, pay attention. Okay. With that do I have a motion?
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: I move that we adjourn.
Hoaglun: Second the motion.
Simison: Motion and a second to adjourn the meeting. All in favor signify by saying aye.
Opposed nay. We are adjourned.
MOTION CARRIED: ALLAYES.
MEETING ADJOURNED AT 7.07 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS)
5 11 / 2021
MAYOR ROBERT E. SIMISON DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
Page 38
Future Meeting Topics — Public Forum
Signing up prior to the start of the meeting is required.
This time is reserved for the public to address their elected officials
regarding matters of general interest or concern of public matters and is
not specific to an active Land Use/Development Application.
By Law, no decisions can be made on topics presented
under this public comment section, other than the City Council may request
that a topic be added to a future meeting agenda for more detailed discussion
or action. The Mayor may also direct staff to further assist you in resolving
the matter following the meeting.
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC FORUM SIGN - IN SHEET
Date : April 27 , 2021
Prior to the commencement of the meeting a person wishing to address the Mayor and City
Council MUST sign in and limit their comments to the matter described below. Complaints
about individuals, city staff, business or private matters will not be allowed. Testimony or
comment on an active application or proposal that is or will be pending before Planning and
Zoning or City Council is strictly prohibited by Idaho law. Each speaker will have up to three
(3) minutes to address the Mayor and Council, but the chair may stop the speaker if the
matter does appear to violate guidelines, varies from the topic identified on this sign in sheet
or other provisions of law or policy.
Print Name Provide Description of Discussion Topic
I
7/tem 77
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Denim Day for Sexual Assault Awareness Month
Page 3
Item#1.
(I WE R I D I A N�
IDAHO
91he Office of the .Mayor
PROCIAMATIOX
WHEREAS, the United States Government has declared April as "Sexual Assault Awareness
Month" and the Women's and Children's Alliance has declared April 28, 2021 as
"Denim Day"; and,
WHEREAS, both events are intended to draw attention to the fact that rape and sexual assault
remains a serious issue in our society; and,
WHEREAS, "Sexual Assault Awareness Month" and "Denim Day" were also instituted to call
attention to misconceptions and misinformation about rape and sexual assault, and
the problem that many in society remain disturbingly uninformed with respect to
issues of assault and forcible rape; and,
WHEREAS, with proper education on the matter, there is compelling evidence that we can
successfully reduce incidents of this alarming and psychologically damaging
crime; and,
WHEREAS, the City of Meridian is an important partner in the Women's and Children's
Alliance's efforts to educate our community about the true impact of rape and
sexual assault.
THEREFORE, I,Mayor Robert E. Simison, do hereby proclaim April 28'h, 2021 as
Denim Day for
SexnaCALssauCt Awareness Month
in the City of Meridian and encourage all citizens to speak out against sexual assault and support local
efforts to provide help and healing to victims ^ese crimes.
Dated this 27h day of April, 2021
kcr-
Robert E. Si so ,Mayor
Treg Bernt, cil President
Brad Hoaglun, City Council Vice-President
Liz Strader, City Council
Joe Borton, City Council
Jessica Perreault, City Council
Luke Cavener, City Council
Page 4
7/tem 77
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Final Plat Modification for Lupine Cove (MFP-2021-0004) by Matt Schultz of Schultz
Development, Located at 4000 N. McDermott Rd.
Page 5
Item#2.
C� fIEN ,
IN1,
IDAHO
PUBLIC HEARING INFORMATION
Staff Contact:Alan Tiefenbach Meeting Date: April 27, 2021
Topic: Final Plat Modification for Lupine Cove (MFP-2021-0004) by Matt Schultz of Schultz
Development, Located at 4000 N. McDermott Rd.
Request:
Modification to the approved final plat (FP-2020-0017) to allow shift of northern stub street
approximately 50' to the east.
Information Resources:
Click Here for Application Materials
Page 6
Item#2.
STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 4/27/2020 f
Legend 7,0
DATE:
_
TO: Mayor&City Council Iff ProjEct Lc=ton 00'
FROM: Alan Tiefenbach,Associate Planner
208-884-5533
Bruce Freckleton,Development "
Services Manager
208-887-2211 --- -------
SUBJECT: MFP-2021-0004
Lupine Cove-MFP
LOCATION: 4000 N. McDermott Rd., in the NW 1/4 of—
Section 33, Township 4N.,Range 1 W. .
�x
% _.
I. PROJECT DESCRIPTION
Modification to the final plat for Lupine Cove to shift northern stub street(N. Patmos Ave)
approximately 50 feet to the east.
II. APPLICANT INFORMATION
A. Applicant
Matt Schultz, Schultz Development—8421 S. Ten Mile Rd.,Meridian, ID 83642
B. Representative:
Kerry Angelos,Lupine Cove LLC—372 S. Eagle Rd., Ste 107,Eagle,ID 83616
III. STAFF ANALYSIS
This is a request for a modification to the final plat of Lupine Cove to shift the northern stub street(N.
Patmos Ave)approximately 50 feet to the east. This final plat for 26 buildable lots and 6 common lots
on 6.89 acres of land in the R-8 zoning district was approved by the City Council on February 9,
2021. Following the City Council meeting,ACHD requested for N. Patmos Ave to be shifted to the
east to align with a stub street from the Aegean Subdivision to the north and increase the offset to
McDermott Rd.
Pagel
Page 7
Item#2.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plats(PP-2019-0133 and FP-2020-0017) as required by UDC 11-6B-3C.2. Because this modification
only involves a shift in the northern stub to the east and creation of an additional tract for an irrigation
easement south of the McFadden Drain,with no additional lots or reduction in open space, staff finds
the proposed final plat is in substantial compliance with the approved preliminary plat as required.
However,the revised landscape plan differs slightly from the approved final plat landscape plan in
that there were trees shown as existing that have been removed. Staff has added a condition that prior
to City Engineer signature on the final plat,the applicant shall submit a tree mitigation plan, approved
by the City Arborist,that accounts for how qualifying trees that were shown on the approved
landscape plan and proposed for removal on the revised plan will be mitigated per UDC 11-3B-1OC.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat modification with the conditions of
approval in Section VI of this report.
V. EXHIBITS
A. Approved Final Plat for Lupine Cove Final Plat—H-2020-0017 (date: 1/25/2021)
•�':-' EiOJE 09 f lam— c t
;+ I `'� ALA ■ - _ —
F9
-
CURVE TABit - - - - � LWE TABLE
-
Kf: LE'.lH -:I..: :EiT,sti lE H -l' .H.. LE'.TH ll'E •f�••Ix+: i''•Tu+'E
Page 2
Page 8
B. Modified Final Plat for Lupine Cove Subdivision—MFP-202l-0004(dote: 4/5/2020)
Item#2.
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Applicant shall meet all terms of the approved annexation(Development Agreement—Inst#
2020-138110),preliminary plat(H-2019-0133), and final plat(FP-2020-0017) applications
approved for this site.
2. Prior to City Engineer signature on the final plat,the final plat prepared by Accurate
Surveying&Mapping, stamped by Nathan J. Dang,dated: 4/5/2021, included in Section V.B
shall be revised as follows:
a. Add Lot 5,Block 2 to note#7.
3. Prior to City Engineer signature on the final plat,the landscape plan prepared by Stack Rock
Group and stamped by Willet C. Howard on February 19,2021 shall be revised to account for
any existing trees shown on the approved final plat landscape plan that qualify for mitigation
that are proposed for removal and how they will be mitigated as set forth in UDC 11-3B-1OC.
Page 5
Page 11
Item#2.
C. Approved Landscape Plan(date: 1/22/2020)
X
. . 5
�a T'J��h
• + � i � I I � I 55 `5
' x �
urrFweJrihw
� 5
'�k� •�r�t f• {� �Y
III i -- � a a __ _ •
I
D. Modified Landscape Plan(date: 2/19/2021)
�i• I 5
/I '� 00 '
`I• -
(mil (��
' I -- g�
Page 4
Page 10
Planning Presentation and Outline for Land Use Public Hearings
th
Changes to Agenda: Item #5 Compass Pointe – Applicant is requesting continuance to May 11 Council hearing because of
Council not taking action on annexations due to the state legislature and no known outcome at this time.
Item #2: Final Plat Modification for Lupine Cove (MFP-2021-0004)
Application(s):
Modification to Final Plat
Size of property, existing zoning, and location: This site consists of 6.89 acres of land, located at 4000 N. McDermott Rd (between
Ustick and McMillian, zoned R-8.
Summary of Request:
This final plat for 26 buildable lots and 6 common lots on 6.89 acres of land in the R-8 zoning district was approved by the City
Council on February 9, 2021.
Following the City Council meeting, ACHD requested for N. Patmos Ave to be shifted to the east to align with a stub street from
the Aegean Subdivision to the north and increase the offset to McDermott Rd.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plats. Because this
modification only involves a shift in the northern stub to the east and creation of an additional tract for an irrigation easement
south of the McFadden Drain, with no additional lots or reduction in open space, staff finds the proposed final plat is in substantial
compliance with the approved preliminary plat as required.
However, the revised landscape plan differs slightly from the approved final plat landscape plan in that there were trees shown as
existing that have been removed. Staff has added a condition that prior to City Engineer signature on the final plat, the applicant
shall submit a tree mitigation plan, approved by the City Arborist, that accounts for how qualifying trees that were shown on the
approved landscape plan and proposed for removal on the revised plan will be mitigated per UDC 11-3B-10C.
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MFP-2021-0004, as presented in the
staff report for the hearing date of April 27, 2021. (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to approve File Number MFP-2021-0004, as presented in the
staff report for the hearing date of April 27, 2021. (You should state specific reasons for denial)
Continuance
I move to continue File Number MFP-2021-0004to the hearing date of \[date\] for the following reason(s): (You should state specific
reason(s) for continuance.)
Item #3: Meridian South Fire Station & Police Substation (H-2021-0008)
Application(s):
Annexation and Zoning
Size of property, existing zoning, and location: This site consists of 4 acres of land, zoned RUT, located at 2385 E. Lake Hazel Rd
(South side of E. Lake Hazel Rd, between S. Locust Grove Rd. and S. Eagle Rd.).
Adjacent Land Use & Zoning:
Property is zoned RUT in Ada County, surrounded by R-4, R-15, and R-40
Comprehensive Plan FLUM Designation: Medium Density Residential.
Summary of Request: Annexation & zoning of 4 acres of land with the R-8 zoning district to develop a 11,650 sq. ft. fire station and
11,060 sq. ft. police substation building
Written Testimony: None
Staff Recommendation: Approval
Notes:
Although much of the landing surrounding the site was annexed in 2015 as the South Meridian Annexation, the subject
property was not included as part of the annexation.
The site is directly adjacent to the new Discovery Park.
Plans are to develop the fire station and the police substation separately, with the fire station construction planned for 2022.
Following annexation, a conditional use permit is required for a public or quasi-public use in the R-8 zone district per UDC 11-
2A-2.
The applicant will be required to construct a new north/south collector roadway along the site’s east property line from the
south property line to Lake Hazel Road.
The applicant has proposed to construct 2 driveways from the site to the new collector roadway; one for the police station and
a wider driveway for the fire station. The applicant will be required to close the 2 existing driveways from the site onto Lake
Hazel Road.
Although ACHD is requesting the applicant construct 5’ wide sidewalk along this collector, per the Parks Department, the
applicant will be required to construct a 10’ detached pathway along this section.
This E. Lake Hazel Rd / Collector Road intersection is planned for signalization.
The Applicant has submitted colored elevations for both buildings. Architecture consists of sloped roof buildings with CMU and
wood grain metal panel as the primary field materials, and exposed timber frame and metal soffit accents. The proposed
architecture will be reviewed in detail with Administrative Design Review and must meet the requirements of the City of
Meridian Architectural Standards Manual.
The Meridian Planning & Zoning Commission heard this item on April 1, 2021. At the public hearing, the Commission moved
to approve the subject annexation request.
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to APPROVE File Number H-2021-0008, as presented in the staff
report for the hearing date of April 27, 2021 with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to DENY File Number H-2021-0008, as presented during the
hearing on April 27, 2021, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2021-0008 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #4: 1450 W. Ustick (H-2021-0016)
Application(s):
Development Agreement Modification
Size of property, existing zoning, and location: This site consists of 4 acres of land, zoned C-C, located at 1450 W. Ustick; the
northeast corner of Ustick and Linder.
History: AZ-14-007 (Inst. #2014-088000); SHP-14-001.
Comprehensive Plan FLUM Designation: Mixed-Use Community
Summary of Request:
The Applicant proposes to amend the Sugarman Subdivision Development Agreement (Inst. #2014-088000) to replace the
existing concept plan and amend or add new provisions consistent with a new development plan.
Annexed in 2014 and short platted – plat was never recorded. DA and zoning are still applicable.
Existing DA concept plan depicts 3 buildings; a gas station, a multi-tenant building, and a bank with a drive-through. The
existing DA restricted the location of the drive-through through the hearing process.
The new concept plan depicts eight (8), single-story, multi-tenant office buildings that could contain those uses allowed in the
C-C zoning district. Applicant has indicated that they only allow office uses within their developments but staff did not
recommend specifically prohibiting any uses.
Key points of interest for the project are:
o Public road stub on the subject site’s northern boundary that was not part of the original approvals (Edington
Commons)—ACHD does not provide action or conditions of approval on development agreement applications.
o Linder access point should be closed with the future CZC application submittal. The need for this access is further
mitigated with an access through Edington Commons to the north that leads to a safer access to Linder Road.
o Council Waiver to reduce the required landscape buffers along the northern and eastern property lines from 25 feet
to 15 feet— in addition to the buffers themselves, the site plan shows a drive aisle and parking spaces between the
rear-yard fences of future homes and the proposed commercial buildings. Overall, the buildings should be at least 45
feet from the eastern property line and 60 feet from the northern property line. Ample separation of uses.
Recommendation: MDA requires Council action only. Staff recommends approval of the subject DA Modification pursuant to the
recommended DA provisions outlined in the staff report.
Written Testimony: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number \[#\], as presented in the staff report for the
hearing date of \[date\]: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number \[#\], as presented during the hearing on
\[date\], for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number \[#\] to the hearing date of \[date\] for the following reason(s): (You should state specific reason(s) for
continuance.)
h2
City Council April 27, 2021Meeting
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
AERIALZONINGFLUM
AT1
Slide 6
AT1 Alan Tiefenbach, 3/18/2021
AT1
Slide 7
AT1 Alan Tiefenbach, 3/18/2021
ZONINGPLANNED DEVELOPMENT
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Public Hearing for Meridian South Fire Station & Police Substation (H-2021-
0008) by City of Meridian, Located at 2385 E. Lake Hazel
A. Request: Annexation of 4 acres of land with the R-8 zoning district to develop the property
with a fire station and police station.
Page 12
Item#3.
E IDIAN:-�-
IDAHO
C�
PUBLIC HEARING INFORMATION
Staff Contact:Alan Tiefenbach Meeting Date: April 27, 2021
Topic: Public Hearing for Meridian South Fire Station &Police Substation (H-2021-0008)
by City of Meridian, Located at 2385 E. Lake Hazel
A. Request: Annexation of 4 acres of land with the R-8 zoning district to develop
the property with a fire station and police station.
Information Resources:
Click Here for Application Materials
Click Here to Sign Up to Testify at the City Council Public Hearing
Page 13
PUBLIC HEARING SIGN IN SHEET
DATE : April 20 , 2021 ITEM # ON AGENDA : 3
PROJECT NAME : Meridian South Fire Station & Police Substation ( W2021 - 0008 )
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
1 � �
2
Z� e S " q V/�
3 )f,
V�n e Lp vv�, re ki��
5
6
7
8
I
9
10
11
12
13
14
15
Item#3.
STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 4/27/2021 Legend
DATE: 0
��ProjecT Lorca Tian �
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner UUILUX
208-884-5533 - -
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: AZ H-2021-0008 ,
Meridian South Fire Station&Police
Substation
41
LOCATION: 2385 E. Lake Hazel Rd
South side of E. Lake Hazel Rd,between
S. Locust Grove Rd. and S. Eagle Rd.
I. PROJECT DESCRIPTION
Annexation&zoning of 4 acres of land with the R-8 zoning district to develop a 11,650 sq. ft. fire
station and 11,060 sq. ft.police substation building(public or quasi-public use). The applicant is the
City of Meridian. The property is directly east of Discovery Park, and surrounded by land that was
annexed in 2015 as the South Meridian Annexation,although the subject property was not included
as part of the annexation. Plans are to develop the fire station and the police substation separately,
with the fire station construction planned for 2022. Following annexation, a conditional use permit is
required for a public or quasi-public use in the R-8 zone district per UDC 11-2A-2.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4 acres
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Residential/Rural
Proposed Land Use(s) Public or quasi-public use(Fire Station and Police
Substation)
Lots(#and type;bldg./common) 1
Phasing Plan(#of phases) 2,with the fire station proposed for development first.
Density(gross&net) N/A
Open Space(acres,total N/A
[%]/buffer/qualified)
Amenities N/A
Pagel
Page 14
Item#3.
Description Details Page
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of February 3,2021,no neighbors attended.
attendees:
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State E.Lake Hazel Rd/New N/S collector that is planned for
Hwy/Local)(Existing and Proposed) construction at the east of the property.
Traffic Level of Service
Stub Street/Interconnectivity/Cross Applicant will be required to construct collector street
Access along the eastern property line which will stub at the south
adjacent to the southern property line.
Existing Road Network E.Lake Hazel Rd.
Existing Arterial Sidewalks/ None along property.There is an existing 10'pathway
Buffers along the Discovery Park frontage to the west.
Proposed Road Improvements Applicant will be required to construct 10'pathway along
E.Lake Hazel Rd and will construct the new north/south
collector roadway at the site's east property line to stub to
the site's south property line as well as 10'pathway along
this frontage as well.
Distance to nearest City Park(+ Discovery Park(South Meridian Regional Park)directly
size) adjacent to the west and south.
Fire Service
• Distance to Fire Station The proposal includes a fire station.
Police Service
• Distance to Police Station The proposal includes a police substation.
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining Balance 14.08
• Other Sewer will come from Discovery Park
Flow is committed
Water
• Distance to Water Services 0
• Pressure Zone 5
• Estimated Project Water See Application
ERU's
• Water Quality No concerns
• Project Consistent with Water Yes
Master Plan
• Other Water will come from E.Lake Hazel Rd.
Page 2
Page 15
1 1Aerial Map
allr# - —
uw I `j
IIII mill
11111 1 _ � IIIIII }+- '�k' rF+F•.�s.� f '
Hill — IIIIIIIL 4 i0. I4' '' i
r 1111111 , �' L f
11 ■ d111 IIII
�7�1 1 F - - 11 11 - " r,�ll■'I�Y'..sf i�f1►•� !L '
�RIII .IIR
11,111. k
:&'
wN a -
- E EL =
�1111 L�; . 111
a
i
Jill
Legend
111 11� lilt
1 -
III-
- — MI1 1 � �1` E1,1
WI ill , �•,�
11111 11r11 IIIORI I
IIII „ _ IIII pYYIYn I uu
Iglu ,,, - uuu sue- z nw -
Ii111, I IIIIII— 11111 1 _ 1 Z ��111111 —
� _ Ilili _ iiiin Ilnlllll :1111� �iiii1117
11 ■ �11� Ir IIII �f11-1 1 � ■ 1�11��1 �INI11' �h1 Idl
II IIII ■■ 1 _ � Illlll� 1111111
11 uumu I = m
1 r 11111111 ���. + M
=-
� LIII rI1R
_ IIII I111111111111=
Illllllll
� �I II„IIII
E- •E E-HPi�E
1111� � IIII
IIIIII
= ■ == IIII- �■� ,
u uuu I =,IIII'
u ulll 'III '
I uuu uu � I -
111111 IIII _I111�b
11 III
Item#3.
III. APPLICANT INFORMATION
A. Applicant/Representative: Stacy Redman, City of Meridian
33 E. Broadway Ave, Meridian, ID 83642
B. Owner: City of Meridian
33 E. Broadway Ave,Meridian, ID 83642
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 3/12/2021 4/9/2021
Radius notification mailed to
properties within 500 feet 3/9/2021 4/7/2021
Radius notification published on 2/22/2021 4/9/2021
Nextdoor posting 3/9/2021 4/7/2021
Sign Posting 3/15/2021 4/8/2021
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridianciu.or /g compplan)
The property is designated for medium density residential(MDR). 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 FLUM shows a fire and police station symbol in the general vicinity(north side of E. Lake
Hazel Rd). The purpose of this designation is to preserve and protect existing and planned fire
and police station locations throughout the Area of City Impact which provide efficient
emergency response. The proposed fire and police station in this location would be consistent
with the recommendations of the FLUM.
B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan):
• Develop and implement master plans for all public facilities, services, and safety to guide the
growth of the City. (3.02.01).
The subject property is shown to be within an area designated as afire/police station on the
Future Land Use Map.
• Support the appropriate expansion of City facilities, services, staff, and other resources to
keep up with demand and established levels of service. (3.02.01 D)
• Ensure that quality fire protection,rescue and emergency medical services are provided
within Meridian. (4.11.03)
• Establish and maintain levels of service for public facilities and services, including water,
sewer,police,transportation, schools, fire, and parks. (3.02.01 G)
A significant amount of land has been annexed in the surrounding area. This includes the
Impressive East Ridge, Bicentennial Farms, Apex and Apex Southeast, Lavender Heights, Sky
Page 4
Page 17
Item#3.
Mesa, Pura Vida and The Keep subdivisions. Much of this area is not within the City's
preferred 5-minute response time, and this future fire station and police sub-station were
anticipated during the analysis of these projects'analysis. This annexation and zoning would
support appropriate expansion and maintenance of services and would ensure quality fire
and emergency services and would significantly improve the emergency response times.
• Ensure that new development and subdivisions connect to the pathway system. (4.04.01A)
The Pathways Master Plan shows a future 10'wide pathway along E. Lake Rd. as well as a
10'pathway along the eastern portion of the property(in the area of the future collector
road). The 10'pathway already exists along the northern perimeter of Discovery Park; the
applicant will be required to complete this pathway along the north and eastern property
lines.
• 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. (6.01.02B)
The property presently takes access from two driveways off E. Lake Hazel Rd. However, a
future collector is shown at the east side of the property. This collector is intended to serve
the subject property as well as provide access to Discovery Park. The applicant will build
this collector road from E. Lake Hazel Rd to the southern property line.As is required by
UDC 11-3A-3, the applicant will be required to close both driveways accessing E. Lake
Hazel Rd.
• Require all new 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 applicant's concept plan shows landscape buffers along E. Lake Rd and the future
collector street. Landscape screening is reflected on the plan to screen the site from
Discovery Park at the west and any future development to the south.
C. Existing Structures/Site Improvements:
There is an existing residence and agricultural buildings on the site which were constructed in
1940. All buildings will be removed with development of the site.
D. Proposed Use Analysis:
UDC defines fire station and police stations as a"public or quasi-public use."This use is allowed
in the R-8 zone district as a conditional use.
E. Specific Use Standards (UDC 11-4-3):
UDC 11-4-3-30 states public or quasi-public uses shall meet the standards for office use in accord
with the district in which the use is located.
F. Dimensional Standards(UDC 11-2):
The applicant proposes to zone the property to R-8. Dimensional standards in the R-8 zone
district include a minimum lot size of 4,000 sq. ft., front setbacks of 25' from a collector street,
rear setback of 12' and 10' side setback. Building height is limited to 35'. A 25' buffer is required
along arterial roads and 20' along collector roads. The concept plan as submitted appears to meet
the minimum dimensional standards.
Page 5
Page 18
Item#3.
G. Access(UDC 11-3A-3, 11-3H-4):
Lake Hazel Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site.
There is 50-feet of right-of-way for Lake Hazel Road. Lake Hazel Road is planned to be widened
to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040.
ACHD is requiring the applicant to dedicate right-of-way along Lake Hazel Road abutting the
site.ACHD has mentioned the applicant will be required to construct a minimum 5-foot wide
detached concrete sidewalk,but as already mentioned,the Parks Dept is requiring the applicant to
construct a 10' detached pathway along E. Lake Hazel to connect to the pathway to the west.
The applicant will be required to construct a new north/south collector roadway along the site's
east property line from the south property line to Lake Hazel Road. The applicant will also be
required to install a temporary turnaround at the terminus of the stub street since it will be longer
than 150-feet. Although ACHD is requesting the applicant construct 5' wide sidewalk along this
collector,per the Parks Department,the applicant will be required to construct a 10' detached
pathway along this section. This E. Lake Hazel Rd/Collector Road intersection is planned for
signalization.
The applicant has proposed to construct 2 driveways from the site to the new collector roadway;
one for the police station and a wider driveway for the fire station. The applicant will be required
to close the 2 existing driveways from the site onto Lake Hazel Road.
H. Parking(UDC 11-3C):
UDC 11-3C requires one(1) space for every five hundred(500) square feet of gross floor area.
With 22,710 sq. ft. between the first station and the police sub-station,45 parking spaces are
required,whereas 55 are provided. 17 parking spaces are provided to the public at the east, and 38
secure parking spaces are provided at the west side of the property. 12 of the parking spaces
would be covered. The concept plan shows at least 3 additional spaces for fire apparatus at the
east side of the fire station.
The parking plan does not appear to meet all the landscaping requirements of UDC 11-3B-8.
Internal parking lot landscaping is required with any parking lot with more than 12 spaces,
including internal islands at intervals no greater than 12 spaces. Landscape planters are also
required at the end of rows of parking. This will need to be addressed at the time of CZC
submittal.
I. Pathways( UDC 11-3A-8):
The Pathways Master Plan shows a future 10' wide pathway along E. Lake Rd. as well as a 10'
pathway along the eastern portion of the property(in the area of the future collector road). The
10' pathway already exists along the northern perimeter of Discovery Park; construction of a
pathway along the north and a new detached pathway along the eastern property line will be
required with development of the site.
J. Sidewalks(UDC 11-3A-17):
The applicant will be required to construct pathways along the north and east property lines as
part of this development.
K. Parkways(UDC 11-3A-17):
Parkways are not included with this development.
Page 6
Page 19
Item#3.
L. Landscaping(UDC 11-3B):
UDC 11-2A-5 requires a 25' wide buffer along arterial roads and 20' along collector roads. These
buffers must be landscaped at one(1)tree per thirty-five(35)linear feet. Parking lot landscaping
is required around the perimeter of the parking lot,and no linear grouping of parking spaces shall
exceed twelve (12)in a row,without an internal planter island. Parking islands are also required
at the ends of all parking rows.
The submitted concept plan does suggest the road buffers are incorporated but along the E. Lake
Hazel Rd frontage there is no landscaping shown. As mentioned in the parking analysis above,
the parking lot and road buffers will need to meet the requirements of UDC 11-2A-5 at the time
of CZC.
There are existing trees on the site that will be removed with development of the site. The
applicant should work with the City Arborist and submit a landscape plan that meets the tree
mitigation requirements of UDC I I-3B-10 at the time of CZC submittal.
M. Waterways(UDC 11-3A-6):
No waterways are associated with this development.
N. Fencing(UDC 11-3A-6, I1-3A-7):
The applicant proposes security fencing of up to 8' in height(fencing shown in red on the
attached concept plan). The materials and type of fencing is not specified. Staff notes fencing
height is limited to 6' in height in the R-8 zone district. The applicant should apply for alternative
compliance concurrently with the CZC.
There was discussion during the pre-application meeting regarding whether there would be
security issues with the screen fencing on the west side of the site obstructing views into
Discovery Park. It was determined this would require storage of vehicles at the east, along the
new collector and in the same location as public parking,which was determined to be less than
ideal.
O. Utilities(UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. The
submitted Water Main& Service Sizing Plan indicates 8"water and sewer lines serving the
property. Water would be provided from a main in E. Lake Hazel Rd. Sewer would be provided
from a main at Discovery Park.
P. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted colored elevations for both buildings.Architecture consists of
sloped roof buildings with CMU and wood grain metal panel as the primary field materials, and
exposed timber frame and metal soffit accents. The proposed architecture will be reviewed in
detail with Administrative Design Review and must meet the requirements of the City of
Meridian Architectural Standards Manual and the site and structure design standards in UDC 1I-
3A-19.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed annexation per the provisions and comments
included in Section VII in accord with the Findings in Section VIII.
Page 7
Page 20
Item#3.
B. The Meridian Planning&Zoning Commission heard this item on April 1, 2021.At the public
hearing.the Commission moved to approve the subject annexation request.
1. Summary of the Commission public hearing:
a. In favor: Gunnar Gladics, Rice Fergus Miller
b. In opposition:None
C. Commenting: Gunnar Gladics
d. Written testimony: None
e. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
Page 8
Page 21
Item#3.
VII. EXHIBITS
A. Concept Plan(date: 1/5/2021)
.....---------------------
1 �
• 1 �
■
� T
is i
i t
j= 1
is 1
is 1
Page 22
Item#3.
B. Water Main and Service Sizing Plan(date: 2/23/2021)
- F.I,'-{=- ?=1 f�, 4LC11Uk LIF —
FE
h
.. ...... ......... .,.....,, . ...�Q
lu
i
fr N HR=5EH's'1uE I MN WA MAN
24�LuV-L--SUTIQWAIER {STUBBED V OTHERS,
+211-LI KfiC S[10
s4 : SFR ME&Z4NWA7L9 MFTFR
1 - PHJPU£Ea HYC�AVT
1 • �: _� It - 8-M SEWER MAIN
(s ILoULD Hy till qEqE�'
M SIN FRF SFRWICf n4F INTO'FT AT US% MIN)
1 ' 24N QaMESEM kVATER
RRE H4[1Iq,4ir1
i 71;','k C$24N WATFR!METER [9Y O7}ERS)
` a44 SE14>R A�AK
_ (HY 9THER21
NLW
F i
124N WA1-Fk NWU
B1.O{i,5[1.F[:;: A:,': ice'4THER$�
t
k
............_._. ...... ., ....................._._____---_._.__._._._---
1
f5 IiIY -
Page 10
Page 23
Item#3.
C. Building Elevations: 2/9/2021)
�— LEGEND
1.)Four Fold flows
2.)Overhead 3ectlanal Doors
3.)Composts Shingle Roofing
f 4.)Mehl Fasda with Metal Soft
5.)Glulwn Columns and Beams
6.)Metal Pane4s
7.)Wood Grain Metal Panel
S.)Premium Grade Ground Face CMU
9.)Wcod Grain Metal Panel Screening
B
+ e i e a a a r a
�61
ra -
--- =
FRONT ELEVATION
Page 11
Page 24
Item#3.
- = - LEGEND
1.)Four Fold GYara
2_)Owwhand Saul doors
- 3-)DorrgxmNs Shingle RaAng
ova
- 4.)Me4!Faede rdth Mecal So1Rt
r I 5.]€G&dmFnCokmna and Beaune
-
5.) Panels
7.)Wood Grain MetmJ Panel
6_)Premium grade{;round FBae CMU
0.)WoM Grain Ma®I Parsl SawkV
5
I
Page 12
Page 25
Item#3.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations, and the provisions contained herein.
b. All structures shall comply with the design standards listed in the Architectural Standards Manual
and the design standards listed in UDC 11-3A-19. An application for Design Review shall be
submitted concurrently with the Certificate of Zoning Compliance application and approved prior
to submittal of building permit applications.
c. Per UDC 11-2A-2, a conditional use permit is required for a public or quasi-public use in the R-8
zone district prior to CZC and design review submittal.
d. A segment of the City's 10-foot multi-use pathway along E. Lake Hazel Rd and the new collector
street planned along the east boundary of the property shall be constructed prior to certificate of
occupancy.
e. The applicant shall design and construct the multi-use pathways along E. Lake Hazel Rd and the
new collector street planned along the east boundary of the property consistent with Meridian
Pathways Master Plan.
f. Applicant shall construct the required landscape buffers along streets consistent with the
standards as set forth in UDC 11-3B-7C in accord with the installation schedule in UDC 11-3B-
14.
g. Parking lot landscaping shall meet the requirements of UDC 11-313-8C.
h. At time of CZC, a landscape plan shall be submitted that preserves any existing trees on the
subject property that are four-inch caliper or greater; or mitigate for the loss of such trees as set
forth in UDC 11-3B-1OC.
i. Applicant shall comply with any ACHD conditions of approval.
j. All proposed fencing and/or any fencing shall be constructed as required by the UDC, consistent
with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable, or submit an
application for alternative compliance concurrent with the future CUP or CZC/DES application.
k. Collector Road to east shall be constructed with the first phase of development.
1. There shall be no access to or from E. Lake Hazel Rd.
m. The applicant shall comply with the ordinances in effect at the time of application submittal.
n. The applicant shall be required to comply with tree preservation mitigation standards per UDC
11-3B-10.
A. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Sanitary sewer and water infrastructure plans will need to be submitted and approved through
the Land Development Division of Community Development.
1.2 A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6 of the City's Design Standards.
Page 13
Page 26
Item#3.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department. 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 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.
2.3 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.
2.4 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.
2.5 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.6 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.8 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.
2.9 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.
2.10 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.
2.11 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.meridianciU.oMIgublic works.aspx?id=272.
B. MERIDIAN PARKS AND PATHWAYS
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=224659&dbid=0&repo=MeridianC
Lty-
C. ACHD
https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=224325&dbid=0&repo=MeridianC
Lty
Page 14
Page 27
Item#3.
IV. 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;
Commission finds annexation of the subject site with an R-8 zoning designation is consistent with
the Comprehensive Plan MDR FLUM designation for this property. This area is specifically
recommended for afire and/or police station (see Section V for more information).
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Commission finds that a map amendment to the R-8 zoning district is consistent with
Comprehensive Plan as the Plan puts high priority on quality fire protection, rescue and
emergency medical services.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Commission finds that the proposed zoning map amendment should not be detrimental to the
public health, safety, or welfare as the proposed facilities are intended to protect the public
health, safety and welfare. Commission recommends the Council consider any oral or written
testimony that may be provided when determining this finding.
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
Commission finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation(as applicable)is in the best interest of city
As the need for adequate public services and facilities is mentioned repeatedly in the
Comprehensive Plan, Commission finds that the proposed annexation is in the best interest of the
City.
Page 15
Page 28
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Public Hearing for 1450 W. Ustick Road (H-2021-0016) by Mark Bigelow of
MRS Landholdings, Located at 1450 W. Ustick Rd.
A. Request: Development Agreement Modification to amend the Sugarman Subdivision
Development Agreement (Inst. #2018-088000) to replace the existing concept plan with the
submitted development plan.
Page 29
Item#4.
E IDIAN
IDAHO
C�
PUBLIC HEARING INFORMATION
Staff Contact:Joseph Dodson Meeting Date: April 27, 2021
Topic: Public Hearing for 1450 W. Ustick Road (H-2021-0016) by Mark Bigelow of MRS
Landholdings, Located at 1450 W. Ustick Rd.
A. Request: Development Agreement Modification to amend the Sugarman
Subdivision Development Agreement (Inst. #2018-088000) to replace the
existing concept plan with the submitted development plan.
Information Resources:
Click Here for Application Materials
Click Here to Sign Up to Testify at the City Council Public Hearing
Page 30
PUBLIC HEARING SIGN IN SHEET
DATE : April 20, 2021 ITEM # ON AGENDA : 4
PROJECT NAME : 1450 W . Ustick Road ( H - 2021 - 0016 )
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
1
2
3
4
5
6
7
8
9
10
11
12
I
13
14
15
Item#4.
STAFF REPORT C:�*%-
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/27/2021 Legend 4
DATE: p 0
Project Location CCL�
TO: Mayor&City Council i_i City Limits
— Planned Parcels R-4 R-$
FROAM: Joseph Dodson,Associate Planner h; OEM
208-884-5533
RUT
SUBJECT: H-2021-0016 R-1-5
1450 W. Ustick MDA
R1 RAT RUT C-C
LOCATION: The site is located at 1450 W. Ustick R � RUT °o °
Road,the northeast corner ofN. RI TN-R
Linder Road and W. Ustick Road, in °
_ R-8
the SW 1/4 of the SW 1/4 of Section 36, o - ®
Township 4N., Range 1W. R RUT—
I. PROJECT DESCRIPTION
Development Agreement Modification to amend the Sugarman Subdivision Development Agreement
(Inst. #2014-088000)to replace the existing concept plan with the submitted development plan,by
Mark Bigelow,MRS Landholdings.
II. SUMMARY OF REPORT
A. Applicant:
Same as Owner
B. Owner:
Mark Bigelow,MRS Landholdings— 1716 N. Stagno Bello Place,Eagle,ID 83616
C. Representative:
Same as Owner
III. STAFF ANALYSIS
The Applicant proposes to amend the Sugarman Subdivision Development Agreement (Inst. #2014-
088000) to replace the existing concept plan and amend or add new provisions consistent with a new
development plan. See Section V for Staff s recommended changes to the existing DA provisions.
History: The subject site was annexed in 2014 under AZ-14-007 and was approved for a short plat at
the same time consisting of four(4)building lots(SHP-14-00 1).The property is still shown as a singular
lot so the plat was never recorded and is no longer valid. However, the DA and annexation ordinance
were approved which means the property could develop with C-C uses consistent with the approved
concept plan.
Page 1
Page 31
Item#4.
Concept Plan: The concept plan in the existing DA depicts 3 buildings; a gas station, a multi-tenant
building,and a bank with a drive-through. The existing DA restricted the location of the drive-through
through the hearing process. In addition, the existing concept plan shows a connection to the north
directly in line with the Ustick Road access and shows a restricted access point to Linder Road. See
Exhibit B for the existing concept plan.
The new concept plan depicts eight (8), single-story, multi-tenant office buildings that could contain
those uses allowed in the C-C zoning district.However,the Applicant has indicated that they only allow
office uses within their developments. The site plan maintains the arterial access points shown in the
approved concept plan but proposes a new connection point to the north due to recent approvals that
were not known at the time of annexation in 2014. The proposed office complex also shows green
spaces between all of the buildings creating a commercial mew and breaks up the building pads.
Because of the proposed site plan, general location of the site, and limited accesses into the site, the
probable uses will be personal and professional services, daycare group, flex space, information
industry, retail uses, and healthcare/social services so Staff does not find it necessary to specifically
limit the uses through the DA. See Exhibit C below for the proposed development plan. More specific
review of the site plan will be done with a future CZC application.
Access: Despite the existing access points being approved with the original approvals and concept plan
in 2014, the adjacent property to the north has received plat approval and includes a public road stub
on the subject site's northern boundary that was not part of the original approvals. The submitted
concept plan shows the public road terminating on site via the commercial drive aisles requiring a
public access easement on this property.This is not consistent with ACHD policy and requires the road
to terminate in a cul-de-sac unless the applicant requests a waiver to this policy which may require
ACHD Commission action. Per ACHD staff, this waiver cannot be requested until a future CZC
application is submitted for review and approval. ACHD does not provide action or conditions of
approval on development agreement applications. If the applicant does not obtain the waiver, it does
affect the design of the proposed concept plan and would require a redesign to accommodate a cul-de-
sac. A recommended DA provision requires compliance with ACHD policy. This would allow the
applicant to move forward with executing the amended DA and submitting a CZC application for
ACHD to review and provide the necessary determination on the extension of the approved stub street
and access to Ustick Road.
Furthermore,the access to Linder shown on the submitted site plan does not meet ACHD offset policy
nor UDC 11-3A-3. This access point should be closed with the future CZC application submittal. The
need for this access is further mitigated with an access through Edington Commons to the north that
leads to a safer access to Linder Road. The closure of the Linder access on this site also furthers the
integration of this site with the residential to the north which helps the project meet the integration
desired on mixed-use properties like this.
Waiver Request: In addition to the request for the DA Modification, the Applicant is requesting a
Council Waiver to reduce the required landscape buffers along the northern and eastern property lines
from 25 feet to 15 feet. feet. The properties to the north and east of the site are approved for residential
developments which require a 25-foot buffer for the C-C zoning district, according to the UDC. The
Applicant is requesting to reduce the landscape buffers adjacent to the residential developments because
in addition to the buffers themselves, the site plan shows a drive aisle and parking spaces between the
rear-yard fences of future homes and the commercial buildings.Overall,the buildings should be at least
45 feet from the eastern property line and 60 feet from the northern property line. Within the proposed
landscape buffers to the residential developments the Applicant is proposing a micro-path throughout
both buffers that connect to the sidewalks along Linder and Ustick.These paths will also connect to the
sidewalks that will lead into Edington Commons to the north and a future pedestrian connection from
the east(Tetherow Crossing). Furthermore,the Applicant is proposing single-story buildings and with
the proposed pedestrian elements maintain the integration desired within a mixed-use designation. Staff
Page 2
Page 32
Item#4.
recommends the landscaping in these buffers be denser to help ensure adequate buffering—at a
minimum, the planted trees should touch at maturity. Therefore, Staff finds the reduced landscape
buffers along the northern and eastern boundaries offer an equal buffer to the code required 25-foot
width when combined with the overall site design.
The additional area of buffer that is shown as less than the required width is that area adjacent to the
arterial intersection of Linder and Ustick. The only reason for this buffer being less than the 25 feet
required is to make the site design work efficiently. Street buffer reductions require Alternative
Compliance (a director determination) to be approved and should be applied for with the first CZC
application. On a property located near a hard corner such as this it is more appropriate to place the
buildings closer to the corner itself.In addition,requiring the 25-foot buffer in this area would not gain
the City any measurable benefits. For these reasons, Staff supports the Applicant's request and does
not see the change in buffer width as becoming detrimental to the adjacent developments or to the
general welfare.
IV. DECISION
A. Staff:
Staff recommends approval of the modification to the DA (Inst. #2014-088000) as recommended
by Staff s analysis above and with the specific changes below.
V. EXHIBITS
A. Development Agreement provisions from the existing DA(Inst. #2014-088000):
Existing Provisions:
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the property in accordance with the following
special conditions:
5.1.1 Direct lot access to W.Ustick Road and N.Linder Road is prohibited except
for the access points approved with the plat:in accord with UDC 11-3A-3.
Access to N.Linder Road shall be restricted to right-in/right-out and access to
W. Ustick Road shall be determined by ACHD.
5.1.2. Future development of this site shall be generally consistent with the
conceptual development plan shown on the landscape plan in Exhibit A.2,
except for the drive-thru shall be relocated(ifproposed)internally and not be
located along the east or north boundaries ofthe site adjacent to existing and
future residential properties.
5.1.3. A drive-thin establishment shall not be located along the north or east
boundaries of the site adjacent to existing and future residential uses.
Staffs Recommended Changes:
5.1.1: "N. Linder Road access is prohibited in accord with UDC 11-3A-3. Access to W.Ustick
Road shall be restricted to right-in/right-out only.
Page 3
Page 33
Item#4.
5.1.2: "Future development of this site shall be generally consistent the conceptual development
plan and building elevations shown on the l ndseape plan in Exhibit V.C_, exeept for-the drive
thra shall be r-eloeated(if proposed) intemally and not be leea4ed along the east or-net-4—h-
bettadai-7ies of the site adjaeent to existing and fittofe residential pr-epel4ies."
5.1.3: "
site .,djaeent t existing and ftt�ur-e residentialuses."
Add Provision: "The owner/developer shall submit an alternative compliance application
concurrent with the first certificate of zoning compliance application to allow the applicant to
construct a 20-foot wide street buffer along Linder and Ustick Roads in accord with UDC 11-3B-
7C. A 15-foot wide landscape buffer shall be constructed along the north and east boundary. This
buffer shall include a 5-foot pathway that connects to the Tetherow Crossing to the east,the 5-
foot sidewalk in Edington Commons and the 5-foot attached sidewalk on Linder Road AND
landscaped with trees that touch at maturity in accord with UDC 11-3B-9C."
Add provision: "Applicant shall extend the public road from Edington Commons(Parcel
#SO436336054)into the subject site per ACHD policy."
B. Existing DA Concept Plan:
SUGARMAN COMMERCIAL SUBDIVISION
II I I
fIII '
I
❑rive•Ihru
I I 3 I not approved
I
I I s mi cast sift
I g I
..Room..
i
I q
rra u►in --- I � II q
Page 4
Page 34
Item#4.
C. Proposed Development Plan:
RUMOFeEARUM
n
A
Linder Road
—
Ln —7 -TT I '
m
�q
E 11'.11L111LL
gym° m :
c g
a `42
ii z z i —
/� ro
Is
L I ° ° o
FT
ez9 z9
r r.z r'r i
Page 5
Page 35
ConceptualD.
��ri �,. 11 ' ���r Af.... �11 ' � �■ t
n{�i
�r.
':ice=¢ � ■1 ■�� �. _ � � -. ��
d
f ' i
•• •e
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Public Hearing Continued from March 23, 2021 for Compass Pointe
Subdivision (H-2020-0100) by A-Team Land Consultants, Located at the Southwest Corner of E.
Victory Rd. and S. Locust Grove Rd.
A. Annexation and Zoning of 7.69 acres of land with a request for the R-15 zoning district.
B. A Preliminary Plat consisting of 38 residential building lots and 10 common lots on
approximately 4.69 acres of land in the R-15 zoning district.
Page 37
Item#5.
E IDIAN:---
IDAHO
C�
PUBLIC HEARING INFORMATION
Staff Contact:Joseph Dodson Meeting Date: April 27, 2021
Topic: Public Hearing Continued from March 23, 2021 for Compass Pointe Subdivision (H-
2020-0100) by A-Team Land Consultants, Located at the Southwest Corner of E.
Victory Rd. and S. Locust Grove Rd.
A. Annexation and Zoning of 7.69 acres of land with a request for the R-15
zoning district.
B. A Preliminary Plat consisting of 38 residential building lots and 10 common
lots on approximately 4.69 acres of land in the R-15 zoning district.
Information Resources:
Click Here for Application Materials
Click Here to Sign Up to Testify at the City Council Public Hearing
Page 38
PUBLIC HEARING SIGN IN SHEET
DATE : April 20 , 2021 ITEM # ON AGENDA : 5
PROJECT NAME : Compass Pointe Subdivision ( W2020 - 0100 )
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
Aid I
3
Vf Lc
4 0C
5
6 ✓_
AL
7
Le S z�
s
GC ECGicc
9
✓G �G C �1 �' f / i�� /lJ �
10 /
� ���I � � e � cC l�r,►r`j V .
11
Y► r1 7 1 �'--� ✓ i�
12
13
0A 1- � s5yP5
14
Lj2 o ry dc,
15
PUBLIC HEARING SIGN IN SHEET
DATE : April 20, 2021 ITEM # ON AGENDA : 5
PROJECT NAME : Compass Pointe Subdivision ( H - 20 M100 )
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
1
2
3 ^ ( " V*V ck
l
I
4 S� ire
5
6
7
I 8
9
10
11
12
13
14
15
Item#5.
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
Page 39
Item#5.
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
Page 40
Item#5.
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
Page 41
1 1 1
`:: ■ ' i� -:IN■'�
■11:::r Noll
♦ ♦ In unn ■ {
■■■■Wli�1\ -- ♦ �a-e no nion■NO
o ■ * � ■■ E, pEii pnnu
a L - ■ LLI■ILL I ■ ■■■■u■ ■ ..
Nra� ■r nnm-' ■���_illfl� �! -::■== =
IMINE . �illt••!' ~- � �■, iumll= r%��w -
_ n■mn■ � ■�1 \`a.Yl al ,pnunnm a - Ity
�'-
A1111111= ■ . ___ .` ,V �� � UIIIIIII 3
-
= nnnl nn■unE pr ml e
QIN OIIf� NOIII115n FIIIII:11■ ■■Ill Ii � --
�noon■�IlIIIILIII -nnum - '` �/lnLIfLI1f J � -
unn.IIIIIEInnI nnnm - u■unL■nI/im11;
umin�ss■ ENIELI � mxn nnnm � - Ill II■n■r -
ME so
�Iji.•• vu nu ■lnnunm nnua �O ■ILIIIII■ -, 5
_ NIEII■■ .w - I
IL■ I � I J
111' �. � \►um nmuuuN \ Si■O■ rl _ IIE!a��'' *' _ -� �'
N■■■■I■■■■IN Illly 1111111111111■ LI■ ■ 1■■m - I } � ���� � � `�
— m1 111►��i�� q�y '_-= Y��i � r=iiiin � _� c}" ` �•
• -• -• • • • '�■■ E■E■n■■■i a�l I■IIII■LL
IIII J u■n+�_■IV a-OIII
Epson• ■I■■ 'i■i�
�
i
■■■■LLaG�1� --r ♦�♦i I�_ -_ n■EIr ♦� • �':-ee== ■n■EI �.
no■�►E 4 :� n u IIII .� inm ion n u Illlii p nnu ion '
�■ NONE. a*.noon ■■••rl■■ oe1-I- •••rl'■
��Nun■ i■nn ■ 11■n■n■■� ,r • -• •• - 1 ■ JI■mn■■��
■■■PEE: �■■n■ n+ ■■■. nd inl ■•>t ■n. nNl_
■m 11- it■m
� 1 lilfll 11 Ei! :::� : ■ :�-1�.� ■14111111 Ems! ::::___=
111• �'+ II nm ��■ . �IIIr ~�i�. '" -- - ■��Ia■quum n.n
r� � Innn r•�� III • V3GTORY- IIIIIIII■� �►� I�V'I ;� i�wYZi� - -- -
-- -__- .�=� _UIIIIIII= ---- --=__ �':�I I�'-- YT=•AN�AIAA ==�e � --- - = IIIIIIII= EN�■INN
-■NNNIII■IE rr 11■7 � � Illllnl ■nNNNI1INNE-r�11■- ._� - "� �
QIN■NIIp��■IIIIIIII■�r11111 7111 QII■1111��EIII■111N■IIIIIIII�11■ - � �\
nuns_Gmm�n �p nnum - - noon_�i■nu nn O�nnum - i.11a_
► mn.noon nq p noon 1 nm.IIIIIIIInq p nnnm t
unnmm nnm - nm � � mmmn num - nnm m
�Iwu nu-■nn■m EE I� �NOILNOLL■ I�t \I�•�w nu E•'mi■unn m - ��CL:C7:L7c
■non -nnnu ■ - • ..Enna a nu■- moon nIIIII • SO Enna
•nnm � i ■■ � -mnni 5i m �■�■ ■■
p ■nm ln■ II ti '.lnu nnm nn ln■•�
-`� �%�i� pNnunnn 1 �� ■ � �■ � �i�i .i�nunnn m �. r �■
111 I �i ..��■■- �. �f I ryl�l" \IIN�1 I �QIII I 1. .. \nN
.' + I..::7C:n:1 ■■ I 'y� pa I ilil;q � �'l,�,+��I..::..■n:n � � na
111 L. ►um nnnm NO■ ■■� 1111A\�V'ri� ►um nnl■1 Gf.l� 4_
nn■■■■m 1 Inm uumnl h nn HE nm -
- n 1 111 � -:a �� ■ nun — n11 111 'y �' ■ nun
��� 6� __�o '• - Innn q��� � ��w - Innn
II
i ' - 1� ' -1 ••1 '� 11
Item#5.
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
Page 43
Item#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
Page 44
Item#5.
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
Page 45
Item#5.
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-.
•
3. Creates funetionally integfated development that allows for-a mofe efficient and cost
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 it is if ot
Bl^
The standards pr-eser-ibedwithin the PUP eode are as follows; Staff analysis is in itaues:
A. Gener-al Use Staiidafd&-.
Page 8
Page 46
Item#5.
1. Deviations Ffofn Under-lying Distfiet Re"ir-ements: Deviations ffofn the development
Regnia4ionsDistfie
, ef this title may be appr-eved. The e*eeption is that along the pefiphefy o
t4e planned development,the applieable sethaeks as established by the distfiet shall Hot be
ppUeon
> >
3. Wer-eenneeted Uses: The uses wi"n the plamed unit development afe inter-eeflnee
thfongh a system of r-eadways andler-pathways as appropriate. Private streets a-ad sef-viee
" "
, of this
paths-.However-, the amount of vsabk open spaee and housing t"es WMbr M
subiUvision ean be inereased if the eentm!units front on the iniero path as
mor,eusabk opeft spoee, aft additional housing type in thefim of ofley loaded homes-,
4. Building Clusters. Buildings shall be eluster-ed to pf:esen,e seenie er-envir-Effliffiefitall
sensitive areas in the nattffal state, ef to eenselidate small open spaees into lafger-,fRefe
B. Pf:iva4e Open Spaee: in addition to the eommon open spaee and site amenity rv"ir-emen
nRepla4ieas Applying Te All n
ef eighty(90) squafe feet of pr-iveAe,usable open spaee shall be pr-A-AAddedd e-ol
f:esidepAial unit. This r-equir-emefft ean be satisfied through >patios, deeks,
an
show eompHanee with this standard by gmphieoMy depiedng Me Wmensions of th
Page 9
Page 47
Item#5.
QResidentia4 Use Standards-.-
nDistfiet n
title,multi family d-wellings may be an allowed tise when approved thfetigh a plafmed tinit.
2. Housing T5Tes: A vaf:iety of housing types shall be ineluded within a single p1mme
homes)> >
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
publie use sueh as >padE,
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 fire station or-fvef:eatiefial f4eility provided to the publie
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
Page 48
Item#5.
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
Page 49
Item#5.
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
Page 50
Item#5.
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
Page 51
Item#5.
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
Page 52
Item#5.
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
Page 53
Item#5.
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
Page 54
Item#5.
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
Page 55
Item#5.
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
Page 56
Item#5.
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.
l
�w F
0
13 x
sF r a 1oP e�
P.SULL��P
Page 19
Page 57
Item#5.
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
Page 58
Item#5.
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
28.95' WC
I
\ I
00
p
O w�
2 � 7
O
�p 7.69 ACRES± I O
a o
N.
I
FOUND 5/8 REBAR
ILLEGIBLE 1"=200'
DAVID EVANS o _
Q ANoASSOCIATES INC. a 1 4 6
,u O 9179 W Black Eagle Dr 4p D
Boise Idaho 7 °
Phone: 208-585-5858 s'tc9 F F►oP�e�
qNP SU1L�`1P
Page 21
Page 59
B. Preliminary Plat(dated: 4 4 Q/2020 4/2 t�2 2/18/2021)IJQJ A jD1212 03,TED
j_j
H LU
2H.
T
A
Mid
-"M
\\`/�� � `\�� - �� / /-gyp i, �I III WO
\ \ \
'N
H
"—RUH
Page 22
Item#5.
C. Landscape Plan(dated: „12 i2020 12 242 2/18/2021)NOT APPROVED
jw
o ,x
,
I
\ \ '\ \
1
----- ----
Page 23
Page 61
Item#5.
D. Open Space Exhibit(dated: „ 102i2020 12 02 2/18/2021)NOT APPROVED
x
0
— �
f
F
� y
F-
or
U \
w N ° z am \ \F \F
w �
❑ \
w d O =
Of z
O _
�a O --
U
Page 24
Page 62
E. Site Plan—"PUD Map"(dated: 1 1/02,120201,1244242472/18/2021)r"O'F ADII)DONTE—D
a
z 7 q F I F
V t
il L-I I
A
I \C
�\ \ J\ �� ` z�u 3' N
up
I'A
Page 25
Item#5.
F. Conceptual Building Elevations
WHITE CLOUD
COLOR OPTION 1 - F' `4V'� STtDICS
.�s ....._..��,..... MORE.
w
ll LL
x�aw
O
Rm��
COLOR OPTION 7 - _ -- - - —RF'm 42 Q
_.... .... ... .._ z7_7:3O
0 K U
COLOR OPTION 9
Mn
COLOR OPTION 447:1- 1p
3a f u3
AhTeAMrm
■ n�v u.- COVER SHEET
■ - . tee
WHITE C—D
sTUDios
® ® LL
X�(;w
j
mal
�a
N-_�tK
a���W F �W u
m r.
ELC4*101110-11 111111
VAYIONe
Page 26
Page 64
Item#5.
WHITE GLO'Jn
STucaos
COMPASS POINTE CONTEMPORARY MODERN aoT.aE.�E.o
2 BEDROOM 2112 BATH DUPLEX DUPLEX M�.s°.�
1689 50 FT
W
o'
- z
}} }; IL Q
r }
U
i
Telm
_ E
WHITE GLOWP
STUDlor
— W
_ 1
U
ELEVATK**
C;a'=,�a�
s
Page 27
Page 65
Item#5.
WHITE CLOUD
S TUD�IOS
COMPASS POINTS COLOR OPTION 1
3 BFDROOM 2 112 BATHROOM - 1951 90 FT
2 BEDROOM 2 112 BATHROOM TRIPLEX - Ia55 SQ 1=T
w
0
z o
T '�'• TAN STUCCO SIDING- Q
17
u.
I i
, cove SWEET
WHTE CLOUD
5TUDI
L:3-
-----
d)J Q
OOP
U
E SYA=!
AA 201 u
Page 28
Page 66
Item#5.
WHITE CLOUD
STUDIOS
COMPASS POINTE CONTEMPORY MODERN
3 BEDROOM 2 1/2 BATHROOM DUPLEX
Me SQ FT.
W
- o
OfjW
0 0
TEPM
covm B"m
0�30>
u1HITE GLOIIn
sruvlos
O
iU O
- m.o� z27
m z
fj�}W
U
�.
.. .-• ; TEAM
sELEYAYION6
Page 29
Page 67
Item#5.
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 dueea t .1 t 1 de �
xzvrrz x�,vxocxc z�xxaxx nay�i caucca�'a'r ci�3�ra�3crar z6 �xxc ua�6�3 y'-c c
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,ul,,e"
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
Page 68
Item#5.
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
Page 69
Item#5.
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.
Page 32
Page 70
Item#5.
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.
Page 33
Page 71
Item#5.
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
Page 34
Page 72
Item#5.
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
Page 35
Page 73
Item#5.
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;
Page 36
Page 74
Item#5.
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
Page 75
Item#5.
shall,E. Planned Unit Develepmen4-.-
Upon r-eeommendation from the eommission,the eouneil shall make a full investigation
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
thr-ough the pFovision of >eontinuous,
visually related and funetionally linked
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—
Page 38
Page 76
Item#5.
8. The planned unit development is in eonfor-manee with the eompr-ehensive plan.
As noted in Seetion V of this staff report-, Stafffind-s the development te be in eeitfor-manee
with .h . ,s;,,. rk,,,,
Page 39
Page 77