CC - Commission Recommendation to Council for Jan 25 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING January 25,2022 Legend
DATE: Continued from:December 14, 2021 ( Ppdjec- t Lc=ton
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2021-0065
Aviator Springs—AZ,PP
LOCATION: 3235 N. McDermott Rd.,in the SE '/4 of
Section 32,TAN.,R.1 W. (Parcels r
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I. PROJECT DESCRIPTION
Annexation of 40 acres of land with R-8 (34 39 27.63 acres),L-O(1.64 acres) and M-E(6—.7-7 10.72
acres)zoning districts; and Preliminary plat containing a total of 112 lots consisting of(93)buildable
lots and(13)common open space lots on 31.59 27.63 acres of land in the R-8 zoning district; (2)
buildable lots on 1.64 acres of land in the L-O zoning district; (1)buildable lot on 6-.7-7 10.72 acres of
land in the M-E zoning district; and(3)future right-of-way lots on 40 acres of land.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 40 acres
Existing/Proposed Zoning RUT in Ada County
Future Land Use Designation Mixed Use—Neighborhood(MU-N)
Existing Land Use(s) Agricultural land
Proposed Land Use(s) Single-family residential(SFR)&a church(seminary)
Lots(#and type;bldg./common) 112 lots(96 buildable/13 common/3 future ROVE
Phasing Plan(#of phases) 2 phases
Number of Residential Units(type 93 SFR detached dwellings
of units)
Density(gross&net) 3.0 units/acre(gross);3.92 units/acre(net)
Open Space(acres,total 7.64 acres(or 23.8%)common open space
[%]/buffer/qualified)
Amenities Community swimming pool&changing rooms,multi-use
pathway,qualified open space in excess of 20,000 square
feet.
Page 1
Description Details Page
Physical Features(waterways, The Eight Mile Lateral crosses the southwest corner of this
hazards,flood plain,hillside) site.
Neighborhood meeting date;#of 7/7/21; 3 attendees
attendees:
History(previous approvals) None
B. Community Metrics
Description Details P
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access Access is proposed via the extension of two local streets(N.
(Arterial/Collectors/State Keklik Ave.and N.Alameda Creek Ave.)at the north boundary
Hwy/Local)(Existing and of the site.
Proposed)
Traffic Level of Service Ustick Rd.—Better than"E" —
Stub A stub street is proposed to the property to the south for future
Street/Interconnectivity/Cros extension.
s Access
Existing Road Network A north/south collector street(Owyhee Storm Ave.)exists'/4 mile
to the west of this site,which provides access via a local street to
this site through Chukar Ridge Subdivision to the north.
Existing Arterial Sidewalks/ NA
Buffers
Proposed Road Ustick Rd. is listed in the CIP to be widened to 5-lanes from Star
Improvements Rd.to McDermott Rd.between 2026 and 2030.
Fire Service
• Distance to Fire Station 4.5 miles
• Fire Response Time Falls outside the 5:00 minute response time area-nearest station
is Fire Station#2—cannot meet response time goals. When Fire
Station#8 is constructed in late summer of 2023, it will be within
the 5:00 minute response time area.
• Resource Reliability 85%-does meet the target goal of 80%or greater
• Risk Identification 2—current resources would be adequate to supply service
• Accessibility Project meets all required access,road widths and turnaround.
Project will require a secondary emergency access in order to
exceed 30 lots or buildings will need to be sprinklered.
• Special/resource needs Project will not require an aerial device;cannot meet this need in
the required timeframe if a truck company is required.
• Water Supply Requires 1,500 gallons per minute for two hours,may be less if
buildings are fully sprinklered.
• Other Resources
Police Service
• Distance from 4.2 miles
police station
Page 2
• Police Response Priority 3 (goal is within 3 to 5 minutes): 3:47
Time Priority 2(goal is within 8 to 10 minutes): 7:06
Priori 1 (goal is within 15 to 20 minutes): 10:43
West Ada School Approved prelim Approved MF
D1StY1Ct plat parcels per units per 'Miles
Enrollment Ca aci attendance area attendance area
• Distance(elem, Pleasant View Elementary 546 650 3089 21 2.9
ms,hs) Star Middle School 823 1000 7967 278 7.1
• Capacity of Owyhee High School 1477 1800 5782 58 0.0
Schools School of Choice Options
• #of Students Chief Joseph School-Arts 507 700 N/A N/A 6.8
Enrolled Barbara Morgan-STEM 659 750 N/A N/A 4.5
• #of Students
Predicted from 93 school aged children predicted from this development by WASD.
this development I School Impact Table
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed North McDermott Trunkshed
• Estimated Project See application
Sewer ERU's
• WRRF Declining 14.21
Balance
• Project Consistent Yes
with WW Master
Plan/Facility
Plan
• Impacts/concerns • Flow is committed
• Property is subject to the Oaks Lift Station and Pressure Sewer Reimbursement
Agreement
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 1
• Estimated Project See application
Water ERU's
• Water Quality None
• Project Consistent Yes
with Water
Master Plan
• Impacts/Concerns See Public Works site specific conditions
Page 3
C. Project Area Maps
Future Land Use Map Aerial Map
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A. Applicant:
Matt Adams, The Land Group,Inc.—462 E. Shore Dr., Ste. 100,Eagle,ID 83616
B. Owner:
Acclima,Inc.— 1763 W. Marcon Ln., Ste. 175,Meridian,ID 83642
C. Representative:
Same as Applicant
Page 4
III. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Notification published in
10/5/2021 11/28/2021
newspaper
Notification mailed to property
owners within 300 feet 10/5/2021 12/2/2021
Applicant posted public hearing
notice on site 10/11/2021 12/2/2021
Nextdoor posting 10/5/2021 12/6/2021
IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as
Mixed Use -Neighborhood(MU-N).
The purpose of the Mixed-Use designation is to provide for a combination of compatible land uses
within a close geographic area that allows for easily accessible and convenient services for residents
and workers. The intent is to promote developments that offer functional and physical integration of
land uses,to create and enhance neighborhood sense of place,and to allow developers a greater
degree of design and use flexibility.
NOTE: Given the limitations with surrounding land uses,existing development pattern,poor
access and bifurcation of the property with the extension of SH 16,it is not feasible to achieve
full integration of uses as desired in MU-N areas.However,the applicant's narrative does
discuss how they believe the proposed development is consistent with the MU-N designation.
The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-
use developments by incorporating a variety of uses.Land uses in these areas should be primarily
residential with supporting non-residential services.Non-residential uses in these areas tend to be
smaller scale and provide goods or services that people typically do not travel far for(approximately
one mile)and need regularly. Employment opportunities for those living in the neighborhood are
encouraged. Connectivity and access between the non-residential and residential land uses is
particularly critical in MU-N areas. Tree-lined,narrow streets are encouraged. Developments are also
encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3B of the
Comprehensive Plan.
The proposed development consists of a total of 93 single-family detached dwellings, an LDS
seminary, a lot to be donated to the Boys and Girls Club for a future facility and commercial(research
&development)uses consisting of one(1 20) 000 square foot(s.f.)research and development facility
and one(1) 12,000 s.£ research and development greenhouse with 8,000 s.f. tenant offices. The gross
density of the residential area is 3.00 units per acre,which is significantly less than the desired range
of 6 to 12 units per acre in MU-N designated areas. The primary use proposed is residential as
desired; however,no supporting non-residential services are proposed. Although commercial uses
(i.e. employment opportunities)are proposed on the east side of the development,they are not
directly accessible from the proposed neighborhood due to the future extension of SH-16 through the
site which will separate the residential from the commercial uses.
In reviewing development applications,the following items will be considered in MU-N areas:
(Staffs analysis is in italics)
Page 5
• Development should comply with the items listed for development in all Mixed-Use areas as
follows:
o A mixed-use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone. The proposed development includes three (3) four
k&different land use types (i.e. residential, commercial office and civic).
o Where appropriate,higher density and/or multifamily residential development is
encouraged for projects with the potential to serve as employment destination centers and
when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69.Due to limited access
for the western portion of this site and constraints due to the future extension of SH-16
through this site with no access allowed via the highway, Staff is of the opinion a higher
density development is not appropriate for this site. Additionally,for the same access
constraints, the western portion of this site is not viable as an employment center.
o Mixed Use areas are typically developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement will typically be required for
developments with a Mixed-Use designation.
guidelines ape et in the a s,,nee of a eoneeptual e+ ept ,nt plan. A conceptual
development plan was submitted after the Commission hearing for the non-residential
portion of the development as shown in Section VIT H.A development agreement is
required as a provision of annexation with the provisions listed in Section VIII.A.1.
o In developments where multiple commercial and/or office buildings are proposed,the
buildings should be arranged to create some form of common,usable area, such as a
plaza or green space.
area on Me east side ej9CHtui-e SH 16, the site sheuk4 be designed and bHildings arqianged
in and wiM ''i wide ine. The conceptual development plan shown in Section VILH
depicts a plaza area between the two commercial buildings.
o The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low-or medium-density residential development. Commercial
uses consisting of research &development facilities and tenant offices are proposed on
the east side offuture SH-16. The future highway will provide a separation between the
commercial and residential uses.
o Community-serving facilities such as hospitals, clinics, churches, schools,parks,
daycares,civic buildings, or public safety facilities are expected in larger mixed-use
developments.An LDS seminary and a lot for a future Boys& Girls Club is proposed on
the L-O zoned lots which will provide community-serving uses within the development.
o Supportive and proportional public and/or quasi-public spaces and places including but
not limited to parks,plazas, outdoor gathering areas,open space,libraries, and schools
are expected; outdoor seating areas at restaurants do not count.A high school(Owyhee)
abuts this site on the west.A plaza is proposed on the conceptual development plan
between the two commercial structures.
o Mixed-use areas should be centered around spaces that are well-designed public and
quasi-public centers of activity. Spaces should be activated and incorporate permanent
design elements and amenities that foster a wide variety of interests ranging from leisure
to play. These areas should be thoughtfully integrated into the development and further
placemaking opportunities considered.Although a mix of residential, civic and
commercial uses are proposed, this isn't a typical mixed-use development due to the
Page 6
limited access&connectivity available to the site and the future extension of SH-16
through this site.
o All mixed-use projects should be accessible to adjacent neighborhoods by both vehicles
and pedestrians. Pedestrian circulation should be convenient and interconnect different
land use types.Vehicle connectivity should not rely on arterial streets for neighborhood
access. Two vehicular accesses (local streets)with pedestrian sidewalks alongside and a
pathway through a connected common area (i.e. Lot 9, Block 2) are proposed between
the development to the north (Chukar Ridge) and the subject development. Pedestrian
connections are also proposed for interconnectivity between the high school campus to
the west and the proposed seminary and lot where a Boys & Girls Club is anticipated to
develop along the west boundary of the site. A multi-use pathway is proposed through the
common area along the east boundary of the site, which will provide a connection
between adjacent developments to the north &south. Because SH-16 will bisect this site,
it's not feasible for the commercial portion of the site to be connected to the
residential/civic portion of the site.
o A mixed-use project should serve as a public transit location for future park-and-ride lots,
bus stops, shuttle bus stops and/or other innovative or alternative modes of transportation.
Because this site doesn't have direct access via a collector or arterial street, a public
transit facility is not feasible on this site.
o Alleys and roadways should be used to transition from dissimilar land uses, and between
residential densities and housing types.Roadways are proposed as a transition between
residential and civic uses. Only one housing type (i.e. single-family detached) is
proposed.
o Because of the parcel configuration within Old Town, development is not subject to the
Mixed-Use standards listed herein. This guideline is not applicable.
In reviewingdevelopment evelopment applications,the following items will be considered in MU-N areas:
(Staf's anal
vsis in italics)
• Development should comply with the items listed for development in all Mixed-Use areas.
See analysis above.
• Residential uses should comprise a minimum of 40%of the development area at gross
densities ranging from 6 to 12 units/acre.Residential uses comprise 76%of the developable
area including open space;however, the gross density proposed of 3.0 units per acre is
significantly below the target density noted in the guidelines for development in MU-N
designated areas. Because this site does abut a future highway, staff has also calculated what
the residential acreage would be if the buffer along the state highway was removed. With the
buffer removed, the developable acreage would total approximately 21.22 acres; increasing
the density for 3 units to the acre to 4.38. Staff is of the opinion that additional density can be
accommodated within the proposed development. The applicant could provide a more diverse
mix of dwelling units in the form of alley-load, townhomes, or secondary dwelling units, as
submitted one type of dwelling is proposed. The feasibility of multi family in the area is
desirable as there is no employment proposed for the portion of the property that is mostly
residential. Staff anticipates higher densities to development on the property directly south of
this one based on its designation of Mixed-use Regional. In making the finding for
consistency with the plan the Commission and Council should determine if the proposed
density is appropriate for this project due to the limiting factors noted in this section of the
report.
Page 7
• Non-residential buildings should be proportional to and blend in with residential buildings.
Future civic buildings should comply with this guideline.
• Three specific design elements should be incorporated into a mixed-use development: a)
street connectivity,b)open space, and c)pathways. Street connectivity, open space and
pedestrian pathways are proposed in this development and connect to the abutting residential
development to the north and the future development to the south.
• Unless a structure contains a mix of both residential and office, or residential and commercial
land uses,maximum building size should be limited to a 20,000 square-foot building
footprint. For the development of public school sites,the maximum building size does not
apply.None of the proposed structures exceed a 20,000 square foot building footprint.
• Supportive and proportional public and/or quasi-public spaces and places such as parks,
plazas, outdoor gathering areas, open space,libraries,and schools should comprise a
minimum of 10%of the development area. Outdoor seating areas at restaurants do not count
towards this requirement.Although not on this site, a high school exists on the adjacent
property to the west; a large amount of open space (S+/-acres) is proposed along the east
boundary of the residential development abutting the SH-16 corridor.A total of 19.1%
qualified open space is proposed overall.
• Where the development proposes public and quasi-public uses to support the development
above the minimum 10%,the developer may be eligible for additional residential densities
and/or an increase to the maximum building footprint.None are requested.
• A straight or curvilinear grid or radiating street pattern is encouraged for residential areas,
and most blocks should be no more than 500' to 600' long, similar to Old Town or Heritage
Commons; larger blocks are allowed along arterial streets. The proposed development
generally meets this guideline.
The following Comprehensive Plan Policies are applicable to this development:
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents."(2.01.02D)
Only one housing type,single-family detached, is proposed in this development. Other housing
types(i.e. single-family attached units, townhomes,secondary dwellings or multi family)could
be added to this development for variety, which would increase the density of the development
more in line with the guidelines for mixed use designated areas. However, because of the
limited access to this site, Staff is hesitant to recommend more units be provided in this
development. If Commission feels a variety of housing types at a higher density should be
provided more in line with the MU-N designation, Commission should require revisions to
the plat accordingly.
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer service is available in Chukar Ridge Subdivision to the north and can
be extended by the developer with development in accord with UDC 11-3A-21. The
emergency response time for the Police Dept.falls within the established goals. At this time,
the emergency response time for the Fire Dept.falls outside of the 5-minute response time
area; once Fire Station No. 8 is constructed in the summer of 2023, it will meet the response
time goal.
Page 8
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
Staff believes the proposed uses and site design are compatible with each other and with the
existing high school to the west.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development will connect to City water and sewer systems;services are
required to be provided to and though this development in accord with current City plans.
• "With new subdivision plats,require the design and construction of pathway connections,
easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of
usable open space with quality amenities."(2.02.01A)
A 10 foot wide multi-use pathway is proposed within the common open space area adjacent
to future SH-16, which stubs to the north and south for interconnectivity with adjacent
development; other pathway connections are proposed to this pathway throughout the
development. A pedestrian pathway is also proposed to the high school campus to the west.A
substantial amount of usable open space&quality amenities is proposed in this development.
• "Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic
Plans in all land use decisions (e.g.,traffic impacts, school enrollment, and parks)."(3.01.01A)
A Traffic Impact Study(TIS) was required by ACHD for this development and was taken into
consideration in ACHD's report.
WASD submitted comments stating that approximately 93 school aged children are estimated
to be generated by this development; enrollment at the affected schools is currently under
capacity.
The closest City Park to this site is Seasons Park, a neighborhood park consisting of 7.13
acres, to the southeast of W. Ustick Rd. and N.McDermott Rd.A future City Park is
designated on the FL UM within a half mile of this site to the northwest.
• "Require all development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The proposed site design features a large linear common open space area as a transition and
buffer between the proposed residential area and future SH-16. Lots proposed along the
northern boundary are compatible in size and area with those in Chuker Ridge.
• "Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as
required with this development.
In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan per the analysis above.Although the proposed density is below that
desired in MU-N designated areas and there are no supporting services for the residential
development, Staff believes the proposed development is appropriate for this area based on the
lack of access available to the site from collector or arterial roadways. The LDS seminary and
land proposed to be donated for a Boys & Girls Club will provide religious and childcare
Page 9
facilities within close proximity to the high school on the abutting property to the west which will
be a benefit for area residents and the community.
V. UNIFIED DEVELOPMENT CODE ANALYSIS( L0
A. Annexation:
The proposed annexation area consists of 40 acres of land with R-8 (31..59 27.63 acres),L-O
(1.64 acres)and M-E(6777 10.72 acres)zoning districts. As discussed above in Section IV.,the
uses proposed in this development are consistent with the MU-N FLUM designation.
The proposed residential use(i.e. single-family detached homes) is principally permitted in the R-
8 district; future development should comply with the dimensional standards listed in UDC Table
11-2A-8. The LDS seminary(i.e. church or place of religious worship)is principally permitted in
the L-O district, subject to the specific use standards listed in UDC 11-4-3-6;the Boys&Girls
Club(i.e. civic, social or fraternal organization) is a conditional use in the L-O district, subject to
the specific use standards listed in UDC 11-4-3-7; and research and development is a principal
permitted use in the M-E district—future development should comply with the dimensional
standards for the applicable district in UDC Table I1-2B-3.
The property is contiguous to City annexed land to the north and west and is within the City's
Area of City Impact boundary. A legal description and exhibit map of the overall annexation area
along with individual legal descriptions and exhibit maps for the R-2 and R-4 zoning districts are
included in Section VIII.A.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure future development is consistent with the
development plan proposed with this application and with the Comprehensive Plan, Staff
recommends a new DA is required with this application,containing the provisions noted in
Section VIII.A, as discussed herein.
Beeause a eeneeptual develepmen4 plan wasn't ineluded in this appheation for-the eeaffner-eial
develepmen4 plan for-that;Pva dhat is; eensistent with the development guidelifies in the
Comprehensive-Plan for-the MU N designation. After the Commission hearing, a conceptual
development plan was submitted for the commercial M-E zoned portion of the site that is
consistent with the development guidelines in the Comprehensive Plan for the NU-N designation.
B. Preliminary Plat:
The proposed preliminary plat consists of a total of 112 lots consisting of(93)buildable lots and
(13)common open space lots on 3 1.5927.63 acres of land in the R-8 zoning district; (2)
buildable lots on 1.64 acres of land in the L-O zoning district; (1)buildable lot on 6—.7-7 10.72
acres of land in the M-E zoning district; and(3)future right-of-way lots on 40 acres of land for
Aviator Springs Subdivision. The future ROW for SH-16 totals 7.9 acres and the McDermott
ROW is 0.8 of an acre.
The subdivision is proposed to develop in two(2)phases as shown on the preliminary plat. The
first phase will contain the land on the west side of future SH-16 and the second phase will
contain the land on the east side.
The Applicant requests approval for one building permit for the LDS seminary building to be
issued prior to subdivision of the property. Because there are no structures on this property, Staff
is amenable to the request.
Page 10
Existing Structures/Site Improvements:
There are no existing structures or site improvements on this property; it's currently agricultural
land.
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets and block
face. The proposed plat complies with these standards.
Access(UDC 11-3A-3)
Access is proposed to the western portion of the development via the extension of two(2)local
streets from the north from Chukar Ridge Subdivision.A temporary emergency access easement
has been granted to the subject property by WASD through the school property until such time as
another acceptable secondary access is provided to the site that meets Fire Dept. requirements.
Future SH-16 is planned to bisect this site on Lot 1,Block 5. Access is proposed to the eastern
portion of the site via N. McDermott Rd. Direct access via future SH-16 is prohibited. One(1)
stub street is proposed to the south for future extension and interconnectivity.
Typically,a street generally paralleling the state highway is required with development to provide
connectivity and access to all properties fronting the state highway that lie between the
Applicant's property and the nearest section line road and/or half mile collector road.Because the
developments to the north(i.e. Chukar Ridge&Gander Creek) did not provide such a road, Staff
is not requiring one with this development. The stub street to the south is located at the back edge
of the street buffer along future SH-16,which can be extended to the south to Ustick Rd. in
accord with UDC 11-3H-4B.3.
Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Garages
and parking pads in driveways are proposed to satisfy this requirement.
The proposed street sections accommodate on-street parking on both sides of the streets for guests
in addition to driveway parking spaces on each lot; 146 spaces are proposed for guests in the
residential area along with another 28 spaces as depicted on the parking plan in Section VII.E.
Staff is of the opinion sufficient parking can be provided for this development.
Off-street parking is also required for the 600 square foot building/changing rooms at the
community swimming pool. A minimum of(1) space is required; a total of 11 spaces are
proposed, including(1)ADA space,in excess of UDC standards.
Pathways(UDC 11-3A-8):
The Pathways Master Plan does not depict any required multi-use pathways on this property. A
10' wide multi-use pathway is proposed within the common open space area adjacent to future
SH-16. The pathway is required to be placed in a 14-foot wide public use easement,which
shall be submitted to the Planning Division prior to submittal for City Engineer signature
on the final plat(s)for Phase 1.
Sidewalks(UDC 11-3A-17):
Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17.
Detached sidewalks are proposed within the development as depicted on the landscape plan.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed along all internal public streets where detached sidewalks
are proposed. All parkways should be constructed in accord with the standards listed in UDC 11-
3A-17E.Because tree-lined streets are desired in MU-N designated areas, Staff recommends
Page 11
trees and landscaping are added within all parkways per the standards in UDC 11-3A-17E
and 11-3B-7C.
Landscaping(UDC 11-381:
A 35-foot wide street buffer is required on both sides of future SH-16, a state highway and
entryway corridor. Landscaping is required to be installed within the buffer per the standards
listed in UDC 11-3B-7C,which require a mix of trees and shrubs, lawn, or other vegetative
groundcover—shrub should be included in the buffer in accord with this standard.A dense buffer
is proposed on the west side of future SH-16 consisting of a mix of deciduous&coniferous trees;
shrubs should be added as required by UDC 11-313-7C. No buffer is depicted on the east
side of future SH-16; a minimum 35-foot wide street buffer is required in a common lot or a
permanent dedicated buffer with landscaping included on the landscape plan in accord with
UDC standards.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. At a minimum, one tree per 8,000 square feet of common area is required to be provided
along with lawn or other vegetative groundcover. Landscaping is proposed in excess of UDC
standards as shown on the landscape plan in Section VII.C.
Landscaping is required adjacent to all pathways per the standards in UDC 11-3B-12C. A 5' wide
landscape strip is required on both sides of pathways planted with a mix of trees, shrubs, lawn
and/or other vegetative ground cover. The Landscape Requirements table should include the
linear feet of pathway with the required vs.proposed number of trees to demonstrate
compliance with UDC standards.
Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-
7C. The Landscape Requirements table should include the linear feet of parkways within
the development with the required vs.proposed number of trees to demonstrate compliance
with UDC standards.
Qualified Open Space(UDC 11-3
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is
required for developments over 5 acres in size. Based on the area of the plat,40 acres, a minimum
of 4 acres of qualified open space is required. The open space exhibit in Section VII.D depicts
7.64 acres(or approximately 23.8%) of common open space for the development in excess of the
minimum standards. The exhibit includes all of the street buffer along future SH-16,whereas only
50%of the buffer qualifies per UDC 11-3G-3B.4; however,the amount of open space still
exceeds the minimum standards.
Qualified Site Amenities (UDC 11-3G�•
A minimum of one(1) qualified site amenity is required for developments over 5 acres in size
and up to 20 acres,with one(1)additional amenity required for each additional 20 acres of
development area.
Based on a total of 40 acres of the residential development area, a minimum of two (2) qualified
site amenities are required.A swimming pool with changing rooms,pedestrian pathways,
additional qualified open space of at least 20,000 square feet in area and children's natural play
structures are proposed as amenities in excess of the minimum UDC standards.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Limited
Geotechnical EngineeringReport for the subdivision.
Page 12
Pressure Irrigation(UDC 11-3A-1 :
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways(UDC 11-3A-6):
The Eight Mile Lateral is a large open waterway that crosses the southwest corner of the site lies
within a 50-foot wide irrigation easement that is proposed to be piped.
The UDC allows waterways such as this to remain open when used as a water amenity or linear
open space as defined in UC 11-1A-1; otherwise,they are required to be piped or otherwise
covered per UDC 11-3A-613. The decision-making body may waive this requirement if it finds
the public purpose requiring such will not be served and public safety can be preserved.
Fencing(UDC 11-3A-6 and 11-3A-7)•
All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall open
vision metal fence is proposed adjacent to internal common open space areas to distinguish
common from private areas. A 6-foot tall solid vinyl fence is proposed at the back edge of
landscape buffers along local streets and at the rear of building lots facing future SH-16. A 6
Noise Attenuation Wall(11-3H-4D):
Noise abatement is required for residential uses adjoining a state highway. A berm or berm and
wall combination is required to be constructed parallel to the state highway that meets the
standards listed in UDC 11-3H-4D. A 6-foot tall fence/wall is proposed on the landscape plan that
does not meet the required standards as there is no berm proposed.
In accord with City Council's direction on previous developments to the north(i.e. Chukar
Ridge& Gander Creek subdivisions),Staff recommends a 6-foot tall berm with a 6-foot tall
wall on top of the berm is constructed within the buffer along future SH-16.The berm/wall
is required to be a minimum of 10-feet higher than the elevation at the centerline of the
state highway; the wall must meet the standards in UDC 11-311-41).3.A detail of the
proposed berm/wall combination that demonstrates compliance with the standards listed in
UDC 11-311-41) and as recommended by Staff should be was submitted with the*ir^' ^'^*
for-the first phase of developm after the Commission hearing.Alternative compliance may
be approved by the Director as set forth in UDC 11-5B-5 where the applicant has a substitute
noise abatement proposal in accord with ITD standards and prepared by a qualified sound
engineer per UDC 11-3H-4D.4.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Two(2)conceptual building elevations were submitted for future homes in this development as
shown in Section VII.G. Single-family detached dwellings are exemptfrom the design standards
in the Architectural Standards Manual.
A Certificate of Zoning Compliance and Design Review application shall be submitted for the
non-residential portions of the development and approved prior to submittal of applications for
building permits. All non-residential structures shall comply with the design standards listed in
the Architectural Standards Manual.
Because homes on lots that abut future SH-16 will be highly visible,the rear and/or side of
structures on lots that face the highway should incorporate articulation through changes in
two or more of the following: modulation(e.g.projections,recesses,step-backs,pop-outs),
bays,banding,porches,balconies,material types,or other integrated architectural elements
Page 13
to break up monotonous wall planes and roof lines that are visible from the subject public
street.Single-story structures are exempt from this requirement.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and preliminary plat with the requirement
of a DA with the conditions noted in Section VIII per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard these items on October 21,2021. At the
public hearing,the Commission moved to recommend approval of the subject AZ and PP
requests.
1. Summary of Commission public hearing_
a. In favor: Matt Adams, The Land Group
b. In opposition:None
C. Commenting: Todd Tucker,Boise Hunter Homes(BHH)
d. Written testimony: None
e. Staff presenting,pplication: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony
a. BHH requested the stub street to the south be shifted further to the east to align with the
planned location of the street in their future development,
b. The Applicant stated they'd like to pursue development of the LDS seminary and
residential portions of the development first and restrict development of the Boys
Girls Club lot until a second public street access is available consistent with the ACHD
conditions of approval.
3. Key issue(s)of discussion by Commission:
a. The single public street access to this development,
b. Secondary emergency access and parameters of the M-E zone.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
C. The Meridian City Council heard these items on December 14,2021.At the public hearing,the
Council moved to continue the subject AZ and PP requests to January 25,2022.
1. Summary of the City Council public hearing:
a. In favor: Matt Adams,The Land Group: Ron Hopper
b. In opposition:None
C. Commenting: Todd Tucker,Boise Hunter Homes
d. Written testimony: Bart Hamilton,David Austin,Holly Miller,Jen Johnson.Jennifer
Reese,Lance&Camie Olsen,Maile Thomas,Mathew&Nicole Gamette,Megan Roos.
Trish Dildine, Troy Ball, Greg Borup,Paula Horsager,Melanie Evans:Matt Adams
The Land Group
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. Many letters in support of the LDS seminary were submitted:
b. The Applicant submitted a response to the Commission recommendation(in agreement):
Page 14
C. Todd Tucker,Boise Hunter Homes,requested the stub street to the south be shifted
further to the east closer to future SH-16 to alien with the planned location of the street
in their future development:
d. Concern pertaining to impacts on water usage and from traffic generated from this
development and public safety.
3. Key issue(s)of discussion by City Council:
a. Mr. Tucker's request for the stub street to the south to be shifted further to the east
closer to future SH-16:
b. Concern pertaining to this development's impact on enrollment at area schools: and.
c. Concern pertaining to this development's impact on transportation in this area.
4. City Council change(s)to Commission recommendation:
a. None—The Council opened the public hearing back up and continued this pro*ect to
Jan. 25'in order to hold a community workshop to discuss development's impacts on
enrollment at area schools and transportation.
Page 15
VII. EXHIBITS
A. Annexation/Zoning Legal Descriptions& Exhibit Maps
�
TH LEGAL DESCRIPTION
BLAND Page 1 OF
GROUP
July 9.2021
Project No.: 120124
EXHIBIT"N'
ANNEXATION!REZONE
AVIATOR SRINGS SU BID IVISION
ACCLIMA INC,
An area of land being the Northeast one quarter of the Southeast one quarter of Section 32,
Township 4 North,Range 1 West,Eloise Meridian,Ada County,Idaho,being more particularly
described asfollvws:
BEGINNING at the East One Quarter corner of said Section 32(from which the Southeast
corner of said Section 32 bears South 00'29'50"West,2633.22 feet distant);
Thence South 00'29'5W West,13 16.11 feet,to the South One Sixteenth East corner of said
Section 32;
Thence North 89'20'147'West, 1324.23 feet,to the Southeast One Sixteerth corner of said
Section 32;
Thence North 00'33'03" East,1316.33 feet,to the Center East One Sixteerrth corner of said
Section 32;
Thence South 89'1Y 39r'Easy, 1323.00 fieet,to the POINT OF BE(3INNIN 3:
The above described area of land contains 40.0 acres,mare or less.
PREPARED BY:
The Land Group,Inc.
Michael Femeniar PLS Q�
D
OF 1
�4%9
Page 16
CE lfI th S699i 023.00' E7/4
f — — _ an
S_32
PIIN + i
Annexation I Rezone
for
Accltma Inc.
Being the HE 1 A of the SE 1 A of Section 32
Township 4 North.Range 1 West.Boise Meridian
Ada County.Idaho I
2021
va
w
MINE1LAMN j REZONE
AREA=±40.0 Acres
NE OFTHE SE
1-3
I I .
} SE 1f1M 5 1J19th E
— — — f'l89+'2+U1M 132423' —
I
,4NL LA
5.32 T
33'
0
� 1 � s.5 s_a-
L SE CDR SEC 32
OF
S.
Exhihit 'B" 25 '
2 Horizontal Scale:1'=25(Y 12U194
� o-�e��s�uarre:JuY�s,2UZ11
t �
THE Annexation I Rezone �—
a LAND Aviator Springs Subdivision �
�y 11MIMEdDROUP Acclima Inc. �—
VH
Page 17
LEGAL DESCRIPTION
THE
L A
N D Page 1 OF 2
GROUP
October 18,2021
Project No.:120194
EXHIBIT"A"
AVIATOR SRINGS SUBDIVISION
ACCLIMA INC.
ZONE R,8 REZONE DESCRIPTION
A parcel of land located in the Northeast Quarter of the Southeast Quarter of Section 32,Township 4
North, Range 1 West,Boise Meridian,Ada County,Idaho, being more particu larly described as follows:
Commencing at the East Quarter Corner of Section 32 of said Township 4 North,Range 1 West, [from
which point the South 1/16th corner common to Section 32 and Section 33 bears South 00°29'50"West,
1316.11 feet distant);
Thence North 89°19'39"West,a distance of 262.39 feet on the east-west mid-section line of said
Section 32 to a point of curve,said point being the POINT OF BEGINNING;
Thence 673.35 feet on the a rc of a curve to the left,said curve having a radius of 13,000.00 feet,
a central angle of 02'58'04",a chord bearing of South 08"15'S9"West,and a chord length of
673.28 feet on the proposed centerline of Highway 16;
Thence South 09'45' 00"West,a distance of 657.04 feet on the proposed centerline of H ighway
16 to a point on the south line of said Northeast Quarter of the Southeast Quarter of Section 32;
Thence North 89'20'14"West,a distance of 865.18 feet on said south line to the southeast
1/16th corner of said Section 32;
Thence North 00'33'03"East,a distance of 570.42 feet on the west line of said Northeast
Quarter of the Southeast Quarter of Section 32;
Thence South 89"25'18"East,a distance of 217.12 feet;
Thence North 00'40'21"East,a distance of 176.Q0 feet;
Thence North 89'25'18"West,a dista noe of 217.49 feet to a paint on the west line of said
Northeast Quarter of the Southeast Quarter of Section 32;
Thence North 00'33'03"East,a distance of 19.62 feet on said west line;
Thence South 89"25'18"East,a distance of 217.54 feet;
Thence North 00'40'21"East,a distance of 155.94 feet;
Thence North 89'19'39"West,a distance of 41.70 feet to a point of curve;
Thence 25.23 feet on the arc of a curve to the right,said curve having a radius of 67.00 feet,a
central angle of 21"34'42",a chord bearing of North 78"32'18''West,and a chord length of
25.08 feet;
Thence South 22"15'03"West,a distance of 11.20 feet;
Thence North 89'25'18"West,a distance of 147.39 feet to a paint on the west line of said
Northeast Quarter of the Southeast Quarter of Section 32;
462 East Shore Drive,suite 100_Eagle. Idaho 03616 208.938_4041 thelandgroupinc_com
October 19,2021
Page 2
Thence North 00'33'03" East,a distance of 399.96 feet on said west line to a point on the
east-west mid-section line of said Section 32;
Thence South 89"19'39"East,a distance of 1060.61 feet on said mid-section line to the POINT
OF BEGINNING.
The above described contains 27.63 acres more or less.
PREPARED BY:
The Land Group,Inc.
P. '7880
10-19-2021
1P O
Ot�4
James R.Washburn R WA,�
Page 19
CE 1116th N8919'391W 1323,00, S.32 S.33
589°19'39"E 1060.61' 262.39'
522-15-03-W 11.20' C2 PDB E1/4
07 N89'25'18"W
I .--- — -- II 147.39 N89°19'39"Plr T; I } +
M 41.70'
r1 x
I� wI !U
v ua
Im
589'25'18"E 21IT54 _ p '
w — NOW33'031 19.62' _ r
c '18"W 217.4
-- I — °25—N89 9
0 0
o a �
— u7
N
WI �I
DETAIL o i $
Q I �
I" $
LL
cm58 a----672 '18'—E217.12'----�
Ic DETAIL
ZONE R-B SCALE:1"=100
AREA:1,203,692 I T2 i
(27.63 AC)
N89`20'14'W 865,18' _____ 459,05'
5E 1/16th —-- N89'20'14"W 132423' S 1/16th E
Curve Table
LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH � T
a 880 �2 Cl 673.35' 13,000,00' 2°58'04' S081151591W 673.28' r
1 0/1 912 0 2 1 S.32 S.33
° C2 25.23' 67,00' 21°3442' N78'32'18"W 25.08'
T'qT�OF k��� S.5 5.4
]?,WA SE COR SEC 32
0 250' 500'
Exhibit "B"
s_
120194
Horeantal Scale;1'=250' Date of Issuance:1W1W021
THE Rezone Exhibit
Mfg LAND Zone R-8 0
d CrOGROUP
d��
Page 20
LEGAL DESCRIPTION
THE
LAND Page 1 OF
MEL GROUP
August 20,2021
Project No_:120194
EXHIBIT"A"
AVIATOR SRINGS SUi3UIVISION
ACCLIMA INC_
REZONE—ZONE L-0
A parcel of land located in the Northeast Quarter of the Southeast Quarter of Section 32,Township 4
North,Range 1 West,Boise Meridian,Ada County,Idaho, being more particularly described asfollows:
Corn mend ng at the East Quarter Corner of Section 32 of said Township 4 North,Range 1 West,(from
which poi nt the South 1f16th cornercommon to Section 32 and Section 33 bears South00°29'S0"West,
1316.11 feet distant);
Thence North 89'19'39"West,1323.00 feet onthe east-west mid-section Iinetothe Center East One
Sixteenth corner of said Section 32,
Thence South 00°33'03"West,a distance of 399.96 feet on the west line of the Northeast Quarter of the
Southeast Quarter of Section 32 to the POINT OF BEGINNING;
Thence South 89'25'18'Easy,a distance of 147.39 feet;
Thence North 22°15'03'East a distance of 11.20 feet to a point of curve,
Thence 25.23 feet on the arc of a curve to the left,said curve having a radius of 67_OD feet,a
centra I a ngle of 21'34'42",a chord bea ring of South 78"32'18'East,a nd a chord length of
2512 feet;
Thence South 89'19'39'East,a distance of 41_70 feet;
Thence South 00'40'21'West,a distance of 155.134feet-,
Thence North 89'25'18"West,a distance of 217.54 feet to a point on the west line of the
North east Qua rter of the So utheast Quarter of Section 32,
Thence North 000 33'03'East,a distance of 150.33 fleet on said west line to the POINT OF
BEGINNING.
Th a above d es€ri bed parcel contains 33,162 square feet(0.76 acres)more o r less_
TO13MEFt WITH
REZONE—ZONE L-0
A parcel of land located in the Northeast Quarter of the Southeast Quarter of Section 32,Township 4
North,Range 1 West,Boise Meridian,Ada County,Idaho, being more particu la rly described as follows:
Commendng at the East Quarter Corner of Section 32 of said Township 4 North,Range 1 West,(from
which the South 1f 16th corner common to Section 32 and Section 33 bears South 00029,50"West,
1316.11 feet distant);
452 East Shore DFIVe, Salle 140, Eaglle. Mahn B31616 2a9.939 4a41 thelandgroupine corm
Page 21
August 20,2021
Page 2
Thence North 89°19'39"West,1323.CO feet on the east-west mid-section line to the Center East One
Sixteenth corner of said Section 32;
Thence South 00°3T03"West,a distance of 569.91 feet on the west line of the Northeast Quarter of the
Southeast Quarter of Section 32 to the POINT OF BEGINNING;
Thence South 89025'1r East,217.49 feet;
Thence South 00°4('2 r West,a distance of 176.00 fleet;
Thence North 89 025'18"West,a d ista nce of 217.12 feet to a point on the west line of the
North east Qua rter of the So utheast Quarter of Section 32;
Thence North 00°33'03"East 176.00 feet on said west line to the POINT OF BEGINNING_
The above described contains 38,246 square feet(028 acres) more or less_
PREPARED 6Y:
The Land Group, Inc. �+ N
"7880 :
9-24-2021
James R_Washburn rr pF�
Site Planning•Landscape Architertu re■UVil Engineering•Surveying
462 E_Shore Drive,Su'rte 100.Eagle,Idaho 83616+P 208.939AM1+www_thelandgroupin€_cam
Page 22
C E 1}1ljttt
� N99`f 9'3�'ywf 1323.OD' E1{4 —-- 5-33
r — — — — — 5-32
N22'15?03'E 11.29--\
I 747.3 " M919-39-E
�o POBg1 41-79'
I
ZONE L-0 r—
�•��• —� Mw" AREA±33,162 FV
1 �I
r r
f+199°291M 217.54'
� r j ses57a'—�i�.asr
DETAIL r + ZONE L-0 I
AREA±3d,2ilS W T I
� Q I
I r
N895'18'SY— I
DETAIL
I
5E 11161h — — SCALE:1'=1 OLI' S 1{I Btlr E
1
F19�°2b14"W 1324.23'
� LA �
r Curve Table 6I�
r o CURW LEN" RADIUS Or-.-A L[IORD HEARING CHORD LENGTH
- 0-2021 G1 25.23' 67.00' 21'34'4� S78'32115'E 25.09 S-32 S-33
)0 5.5 5-4
�',k WA SE COR SEC 32 —+
r
Exhibit mBm 0 250 501Y
Hodzontal Scab:1'=L1170 120194
Din of 6sUa E:MI 1,TD21
THE Rezone Exhibit
LAND Zane L-0 0
- RDUP
Page 23
�� ��, LEGAL DESCRIKION
.: .` THE
10 LAND Page 1 OF 1
�. GROUP
October 19,2021
Project No.:120194
EXHIBIT"A"
AVIATOR SRINGS SUBDIVISION
ACCLIMA INC.
ZONE M-E REZONE DESCRIPTION
A parcel of land located in the Northeast Quarter of the Southeast Quarter of Section 32,Township 4
North, Range 1 West,Boise Meridian,Ada County,Idaho,being more particularly described as follows:
Commencing at the East Quarter Corner of Section 32 of said Township 4 North,Range 1 West, (from
which point the South 1/16th corner common to Section 32 and Section 33 bears South 00°29'50"West,
1316.11 feet distant),said East Quarter Corner of Section 32 being the POINT OF BEGINNING;
Thence South 00"29'50''West,a distance of 1316.11 feet on the east line of said Section 32 to
the South 1r16th corner common to Section 32 and Section 33;
Thence North 89'20'14"West,a distance of 459.05 feet on the south line of the Northeast
Quarter of the Southeast Quarter of Section 32;
Thence North 09'45'00"East,a distance of 657.04 feet to a point of curve;
Thence 673.35 feet on the arc of a curve to the right,said curve having a radius of 13,000.00
feet,a central angle of 02'58'04",a chord bearing of North 08'15'59"East,and a chord length
of 673.28 feet to a point on the east-west mid-section line of said Section 32;
Thence South 89'19'39"East,a distance of 262.39 feet on said mid-section line to the POINT
OF BEGINNING.
The above described parcel contains 10.72 acres more or less.
PREPARED BY:
The Land Group,Inc. LAN'0
.0
a 7880
1D-19-2021
dy 9T or
James R.Washburn .WA�
462 East Shore Drive,Suite 100,Eagle, Idaho 83616 208.939.4041 thdandgraupinc.com
Page 24
E114 z 1 S.33
589°19'39"E 1323.00' POe
—
CE 1 J16th — — 1060.fi1' — — � i 262.39"
S.32 I
� 1 r
r r �
F3 ZONE M-E r r
AREA:467,071
W (10.72AC)
g �w
PROPOSED CENTERLINE OF HIGHWAY 16 — r
�r r
r r �
865.18' 459,05'
1,LA1Vb SE 1,116th N89°20'f4"W 1324.23' S 11167E
Curve Table
7880 CURVE LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH a
1 011 81202 1 r
�° C1 673.35 13,000,00' 2a58'04' Mall 659"E 673.28'
S.32 S.33
R,w S.5 S.4
T SE COR SEC 32
a
s
E
0 250' 500'
Exhibit "B"
s
3 i Horizontal Scale:l'=250 12C194
Date(if Issuance:1gr W021
# s
a �
THE Rezone Exhibit
r
LAND Zone M-E o
GROUP r
Page 25
B. Preliminary Plat&Phasing Plan (date: °/%r12/2/21)-Revised
yiciuiLy Nap:
THE
is E
e LA
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-- �.
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�•• — `\,'� .m,., �...,.u< Planner,En�tl f V J •• ••• �I °„ ginee,,Landscape AmNrect:
6-- —_-- ��r o..�n y •:'`.��• v Y —r�jr Mzm r.,-nu.n r.n, �v Q
20
.J dd•: :.rc...y".���.s� y
• � m
Jar 11w. — •.`'•r ..
16
CD M
CJ
Benchmark.RAVD•BE Datum �
I r_ •::'�I�il.�.i�w I�fl.:.!I�•I.�.i.',�`�• '"^�.' I� - .�-a
i L W L J L J
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-- _,,,,, �Ir=1l. Il�li• wl!�!=1F .un,x wnu M«sa�-va „v,�,r,. nur[m[
13
�� LJ JLs'LJL -a.� ----- -------
III Preliminary Plat-Dvervier
yi ••- PP-01
Page 26
e L
��,,E3R�11�l�►���
-
a
m
.o ��►� 111111�, �q F- ,.
®r,rr��rvrl■ri
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aoM IaItlB:Bpe Butter-conmctlnlm polar Wage 9JGGnngn
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Page 28
D. Open Space Exhibit(dated: 9/3/21)
OPEN SPACE CALCULATION:
I I QUALIFIED OPEN SPACE: a
I 332,967 SR FT Q=
TOTAL BOUNDARY SQUARE FOOTAGE: W=C
uwe RINE Tueo1rIsIEN• 2,506-SF i 1,742,400 SQ FT =act I=
4,783-SF — ' i BOUNDARY SQUARE FOOTAGE MINUS HWY 16- Ca
4,169-SF r 1,399,10E SIG FT
_ PCT.OF QUALIFIED OPEN SPACE OVERALL= 1
19.1%
PCT.OF QUALIFIED OPEN SPACE MINUS HWY 16-
238% IS/►1'I1i■
. ALL
8,365-SF ; �I
--- , "NOTE-OPEN SPACE CALCULATIONS DEPICTED ON
- THIS SHEET ONLY INCLUDE FUNCTIONAL OPEN
SPACE AREA COMMON/OPEN SPACE LOT
CALCULATION ON PRE-PLAT OVERVIEW INCLUDES
10,873 SF GEA AND THE EC R E SE
CONDARY MERG NCY
ACCESS.CALCULATIONS INCLUDE BOTH
_r 215,356-SF RESIDENTIAL AND COMMERCIAL USES.
FUTURE HWY 16 LOCATION
7,126-SF
Ism J
35,013-31' �
Imo.
C17 •"�
-� 2.48C-S= a.. >Z
8-MIME L.-__A_IR:.1,3A.TIChJCm
a 0 250' 50C' Cn
g Preliminary Plat-Open Space Exhibit -cc d —
�.. Horizonhal Scale:1"_?5T PrajedAo,:12h191 LP-04
�� Dale o1 I�NnCz D9,0.3JA21
Page 29
E. Parking Exhibit
II Legend:
1 1 REGIOEMAL USE Q=
OVERFLDWSTNEET
PARKING WCD
aw.awwu�Na,r 28 SPACES `=Q
_ VNTOR OVERFLOW r CM
1 21 SPACES `�— SREEPFRRING
I
I
14 SPACES 5 SPACES _
UI 22 SPACES I�'. PARKING CALCULATIONS:
RESIDENTIAL USE PARKING:
III 3-4 BEDROOM RESIDENTIAL LOT P LOTS @ 4R}U]
= REQUIRED:372
PROVIDED:372(INCLUDES COVERED
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Page 30
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Page 31
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Page 32
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Page 33
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance,a DA shall be entered into between the City of
Meridian and the property owner(s)at the time of annexation ordinance adoption.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Development of the subject property shall be generally consistent with the preliminary
plat,phasing plan, landscape plan, open space exhibit, conceptual development plan and
conceptual building elevations.
b. A mix of uses shall be developed on this site consistent with that proposed(i.e.
residential, church/civic and commercial) and as required in the MU-N designation.
c. Pfie,-t deyel,,,.. en4 f the AST E�eaed.,.,t4ie .f the site the development. ee a4
shall be amended to inelude a eeneeptual development plan t44 is eensistent with UDG
standards and the guidelines for-development in the MU N designation. if filultiple The
commercial buildings ffe proposed in the development area on the east side of future SH-
16,the bu ldingr shall be arranged to create some form of common,usable area, such as a
plaza or green space in accord with the development guidelines in the Comprehensive
Plan for Mixed Use—Neighborhood designated areas and as shown on the conceptual
development plan in Section VII.H.
d. One building permit for the LDS seminary building shall be allowed prior to subdivision
of the property.
e. Noise abatement is required to be provided within the street buffer along future SH-16 in
accord with the standards listed in UDC 11-3H-4D and as required by City Council in
previous developments to the north(i.e. Chukar Ridge and Gander Creek Subdivisions -
6-foot tall berm with a 6-foot tall wall on top of berm).
2. The final plat shall include the following revisions:
a. Depict a minimum 35-foot wide street buffer along the east side of future SH-16 in a
common lot or on a permanent dedicated buffer on Lot 1,Block 5; include a note stating
the buffer will be maintained by the property owner or business owner's association in
accord with UDC 11-313-7C.2.
b. Include a note prohibiting access to future SH-16.
3. The landscape plan submitted with the final plat shall be revised as follows:
a. Add Class II trees and landscaping within all parkways within the development in accord
with the standards listed in UDC 11-3A-17E and 11-313-7C as desired in MU-N
designated areas.
b. Depict a minimum 35-foot wide street buffer along the east side of future SH-16 either in
a common lot or a permanent dedicated buffer on Lot 1,Block 5; depict landscaping
within the buffer in accord with the standards listed in UDC 11-313-7C. Include shrubs
within all required street buffers.
Page 34
c. Include calculations in the Project Calculations table that demonstrate compliance with
the standards for pathway(11-3B-12C)and parkway(11-3B-7C)landscaping; include
required vs.provided number of trees.
d. Include a detail of the berm or berm and wall combination required for noise abatement
along future SH-16 that demonstrates compliance with the standards listed in UDC 11-
3H-4D and is consistent with what City Council required on previous developments to
the north(i.e. Chukar Ridge&Gander Creek—a 6-foot tall berm with a 6-foot tall wall
on top of the berm); or apply for alternative compliance as allowed by UDC 11-3H-4D.4
as set forth in UDC 11-513-5.
4. A 14-foot wide public use easement shall be submitted to the Planning Division for the multi-
use pathway within the common open space area along future SH-16 prior to submittal of the
Phase 1 final plat for City Engineer signature.
5. Future development shall be consistent with the minimum dimensional standards listed in
UDC Tables 11-2A-6 for the R-8 zoning district and 11-2B-3 for the L-O and M-E zoning
districts.
6. Off-street parking is required to be provided for all residential units in accord with the
standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit.
7. The rear and/or sides of structures on lots that are visible from future SH-16 shall incorporate
articulation through changes in two or more of the following: modulation(e.g.projections,
recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other
integrated architectural elements to break up monotonous wall planes and roof lines that are
visible from the subject public street. Single-story structures are exempt from this
requirement.
8. Non-residential buildings shall be proportional to and blend in with residential buildings as
set forth in the Comprehensive Plan.
9. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise
waived by City Council(i.e. the Eight Mile Lateral).
10. A conditional use permit application is required to be submitted and approved for the Boys
and Girls Club(i.e. civic, social or fraternal organization)in the L-O zoning district as
required by UDC Table 11-2B-2. Compliance with the specific use standards listed in UDC
11-4-3-7 is required.
11. A Certificate of Zoning Compliance and Design Review applications shall be submitted for
the non-residential portions of the development and approved prior to submittal of
applications for building permits. All non-residential structures shall comply with the design
standards listed in the Architectural Standards Manual.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The geotechnical investigative report prepared by GeoTek,Inc. indicates some very
specific construction considerations. The applicant shall be responsible for the adherence
of these recommendations.
1.2 The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer
Reimbursement Fees in the amount of$265.25 per building lot. The aggregate amount of
the reimbursement fees for the entire preliminary plat area must be paid with the first
final plat application.
Page 35
1.3 The applicant shall be required to pay the Oaks Lift Station Pump Upgrades
Reimbursement fees in the amount of$185.43 per building lot. The aggregate amount of
the reimbursement fees for the entire preliminary plat area must be paid prior to city
signatures on the first final plat.
1.4 Ensure infiltration trenches are located so that sewer service lines do not pass through
them.
1.5 Install blow-off valve per standard drawing W 13 at the southern property boundary.
1.6 Ensure no permanent structures(trees, fences,bushes,buildings, car ports,trash
enclosures,infiltration trenches,light poles, etc.) are placed within utility easements.
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.
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 9-1-28.C). 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.
Page 36
2.7 Any wells that will not continue to be used must be properly abandoned according to
Idaho Well Construction Standards Rules administered by the Idaho Department of
Water Resources. The Developer's Engineer shall provide a statement addressing
whether there are any existing wells in the development, and if so,how they will continue
to be used,or provide record of their abandonment.
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.
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 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.
2.17 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.
2.18 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.
2.19 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.
2.20 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.orglpublic_works.aspx?id=272.
Page 37
2.21 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.
2.22 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
https:llweblink.meridianciU.orglWebLink/Doc View.aspx?id=237898&dbid=0&repo=MeridianC
i &cr=1
D. POLICE DEPARTMENT
https:llweblink.meridiancity.orgj ebLink1DocView.aspx?id=237478&dbid=0&repo=MeridianC
ky
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancity.orgj ebLink1DocView.aspx?id=239097&dbid=0&repo=MeridianC
ky
F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=238412&dbid=0&repo=MeridianC
ity
G. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=239724&dbid=0&repo=MeridianC
Lty
H. COMMUNITY DEVELOPMENT SCHOOL IMPACT ANALYSIS
https:llweblink.meridiancioy.org/WebLink/DocView.aspx?id=239278&dbid=0&repo=Meridian C
hty
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.ory/WebLink/Doc View.aspx?id=240021&dbid=0&r0o=MeridianC
hty
J. PARK'S DEPARTMENT
https:llweblink.meridianciU.orylWebLinkIDocView.aspx?id=240082&dbid=0&repo=MeridianC
hty
Page 38
IX. 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;
Staff finds the proposed zoning map amendment to R-8,L-O and M-E and subsequent
development is generally consistent with the Comprehensive Plan due to surrounding land
uses, existing development patterns,future extension of Hwy 16 and limited access.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment will allow for the development of single-
family detached homes which will contribute to the range of housing opportunities available
within the City consistent with the purpose statement of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The Commission finds the proposed zoning map amendment will not result in an adverse
impact on the delivery of services by any political subdivision providing public services
within the City.
5. The annexation(as applicable)is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is generally consistent with the adopted
Comprehensive Plan due to surrounding land uses, existing development patterns,future
extension of Hwy 16 and limited access. (Please see Comprehensive Plan Policies in, Section
IV. of this report for more information)
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property with
development. (See Exhibit B of the Staff Report for more details from public service
providers)
Page 39
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, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
The Commission finds there is public financial capability of supporting services for the
proposed development based upon comments from the public service providers (i.e., Police,
Fire, ACHD, etc.). (See Section VIII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist
on this site that require preserving.
Page 40