CC - Commission Recommendation to Council Staff Report for 3-8 STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 3/8/2022 Legend
DATE:
Iff P•n-pot Lcoa ton
TO: Mayor&City Council
FROM: Alan Tiefenbach
208-884-5533
SUBJECT: AZ,PP -H-2021-0088 --,-- ----
Quartet South Subdivision -
LOCATION: Parcels 50434255555, 50434325410,
SO434325867 and 3680 N. Black Cat
Rd., located at the northeast corner of the
N. Black Cat/W. Ustick Rd intersection.
I. PROJECT DESCRIPTION
Annexation of 67.61 acres of land with the R-8 and R-15 zoning district,and preliminary plat
consisting of 229 building lots, future townhome or multifamily units,and 42 common lots.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 67.61
Future Land Use Designation Medium Density Residential 3-8 du/acre
Existing Land Use(s) 1 single family residence
Proposed Land Use(s) Single Family Residential,attached and detached
Lots(#and type;bldg./common) 229 building lots, 140 attached units on 2 lots,and 42
common lots.
Phasing Plan(#of phases) 3 phases
Number of Residential Units(type 229 single family residences, 140 townhouses
of units)
Density(gross&net) 5.45 du/ac gross
Open Space(acres,total 10.49 acres of qualified open space(15.5%)
[%]/buffer/qualified)
Amenities Community pool,clubhouse,and children's play structure.
Physical Features(waterways, Five Mile Creek parallels the properties northern property
hazards,flood plain,hillside) line,but is not on the property.Rutledge Drain bisects the
property.
Neighborhood meeting date;#of June 15,2021 —1 attendee
attendees:
History(previous approvals) None —
Page 1
B. Community Metrics
Description Details
Ada County Highway District Staff report submitted
• Staff report(yes/no) Yes
Access(Arterial/Collectors/State N. Black Cat Rd.and W.Ustick Rd. are existing accesses.
Hwy/Local)(Existing and Proposed)
Stub Street/Interconnectivity/Cross Plat shows a northern stub and a southern stub.
Access
Existing Road Network N.Black Cat Rd.and W.Ustick Rd.
Existing Arterial Sidewalks/ None along the frontage of the subject property.There is a
Buffers 25 ft.wide buffer and 5 ft.wide sidewalk on the west side
of N.Black Cat Rd and on the south side of W.Ustick Rd.
Proposed Road Improvements Applicant will be required to build eastbound left turn lane
on Ustick,northbound right turn lane and south bound left
turn lane on Black Cat Rd.
Fire Service
• Distance to Fire Station 1.7 miles to Fire Station 2
• Fire Response Time <5 minutes
• Resource Reliability >80%
• Risk Identification 2,resources are not adequate
• Accessibility Yes
• Special/resource needs Aerial device will be required
• Water Supply 1,000 gpm required
• Other Resources None
Police Service
• Distance to Police Station 6.5 Miles
• Police Response Time P3 3:40
P2 7:03
P1 10:43
• Calls for Service 823
• %of calls for service split %of P3 CFS 1.3%
by priority %of P2 CFS 69.9%
%of P1 CFS 26.9%
• Crimes 73
• Crashes 19
Page 2
Wastewater
Comments • Flow has been committed.
• See site specific conditions for additional information.
Water
• Distance to Water Services Directly Adjacent
• Pressure Zone 1
• Water Quality No concerns
• Project Consistent with Yes
Water Master Plan
Comments • Water main needs to be built in the proposed road at
the northeast corner,extending the existing water stub
from the Quartet Southeast Subdivision
C. Project Area Maps
Future Land Use Map Aerial Map
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111. APPLICANT INFORMATION
A. Applicant Representative:
Josh Beach,Brighton Development Inc.—2929 W.Navigator Drive Suite 400,Meridian,ID
83642
B. Owner:
Brighton Development Inc. -2929 W.Navigator Drive Suite 400,Meridian,ID 83642
Dean and Deborah Quenzer Living Trust—3680 N. Black Cat Rd,Meridian,ID 83646
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 1/4/2022 2/20/2022
Radius notification mailed to
properties within 300 feet 1/4/2022 2/17/2022
Nextdoor posting 1/6/2022 2/18/2022
Sign Posting 1/7/2022 2/24/2022
V. STAFF ANALYSIS
In June of 2020, Quartet Northeast(H-2020-0017, 68.73 acres and 137 buildable lots) and Quartet
Southeast(H-2020-0018,22.26 acres and 50 buildable lots)were approved north of the subject
property. This subdivision is a southern continuance of those subdivisions.
A. Annexation&Zoning:
The Applicant proposes to annex a total of 67.61 acres of land. 48.83 acres on the northern
portion of the property is proposed to be zoned to R-8 to allow 229 single family detached and
alley-loaded single family attached homes. The southern 18.78 acres of land is proposed for R-15
zoning to allow 140 single family attached, or multifamily units,but the housing type has not
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been determined at this time. Comparison of the proposal against dimensional standards is
discussed below. The proposed annexation area is contiguous to City annexed property and is
within the Area of City Impact Boundary. The annexation area is within the Area of City Impact
Boundary(AOCI). Legal descriptions for the annexation area are included in Section VIII;
separate descriptions were submitted for each of proposed zone districts. To ensure the site
develops as proposed by the applicant, staff is recommending a development agreement as part of
the annexation approval.
B. Future Land Use Map Designation(https:llwww.meridianciU.or /g compplan)
This property is designated Medium Density Residential on the City's Future Land Use Map
(FLUM)contained in the Comprehensive Plan. 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 annexation area is surrounded on three sides by the City limits. The proposed project has a
gross density of 5.45 du/ac, being within the required density range listed above. Therefore, Staff
finds the proposed preliminary plat, requested R-8 and R-15 zoning districts to be generally
consistent with the Future Land Use Map designation of Medium Density Residential.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. 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.A. 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.
C. Comprehensive Plan Policies(https://www.meridiancity.orgIcompplan):
• Encourage a variety of housing types that meet the needs,preferences, and financial capabilities
of Meridian's present and future residents. (2.01.02D)
Several housing types are proposed with this development;single family detached, alley-loaded
single family attached), and future attached or detached units (including possibly multifamily) at
the south side of the property. However, as is mentioned in the dimensional standards section
below, as is presently configured, the alleys do not meet the requirement to be fully visible end to
end.
• 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)
The proposed plat depicts 5 ft. wide detached sidewalks on both sides of roads internal to the
subdivision. There are also 5 ft. wide detached sidewalks along N. Black Cat Rd. This is the same
width provided along N. Black Cat Rd. by the Jamestown Ranch and Quartet Northeast No 1
Subdivision to the north, the Daphne Square Subdivision north of that, and across W. Ustick Rd
south of the property. However,ACHD has responded the applicant will be required to build 10
ft. wide multimodal pathways along these arterial frontages. The Master Pathways Map (MPM)
does not indicate any pathways crossing the property or adjacent to the property lines.
As will be mentioned in the Qualified Open Space and Amenities Sections below, the applicant
proposes several connected common open space areas and amenities with this development.
Page 5
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
As mentioned above, S ft. wide detached sidewalks are provided along all internal roadways, and
the applicant will be required to construct 10 ft wide pathways along N. Black Cat Rd and W.
Ustick Rd in accord with ACHD standards.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• Ensure that new development within existing residential neighborhoods is cohesive and
complementary in design and construction. (2.02.02F)
Daphne Square Subdivision (zoned R-1 S), Quartet Northeast, Quartet Southeast(both zoned R-8)
are the north of the property, the Klamath Basin, Staten Park, and Geddes Subdivisions are to the
south (zoned R-4 and R-8), the Birchstone Creek Subdivision is to the west(zoned R-8), and
unincorporated property designated for Mixed Use Non-Residential is to the east(with the
wastewater facility east of that). These subdivisions have comparable densities and housing styles
as what is being proposed, except there is no multifamily in the vicinity, and the applicant has
stated the R-1 S portion of the property could result in a multi family proposal via a conditional
use permit at a future date.
This development proposes architecture consisting of one and two-story homes with gabled roofs,
covered porches, dormers, stone wainscoting, and lap siding comparable to what has been
approved with adjacent subdivisions. In order to ensure compatibility and quality of design with
existing and approved residential uses surrounding the property, staff recommends a condition
that rear and/or sides of 2-story structures on facing N. Black Cat Rd. and W. Ustick Rd.
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.
Single-story structures are exempt from this requirement. Planning approval will be required at
time of building permit.
If multifamily residential is proposed for the southern portion of the property, design review and
/or certificates of zoning compliance will be required. To ensure consistency throughout the
development, if the southern portion of the property is approved for multifamily, staff
recommends a condition that architecture of all single family attached or multifamily units be
generally consistent with the single-family elevations provided in this application.
Staff does have concerns with developments of this size and density inclose proximity to Mixed
Use Non-Residential and the Wastewater Resource Recovery Facility, as is discussed below.
• 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)
Page 6
There are presently 4 accesses off off. Black Cat Rd. These accesses will be closed and the west
entrances from N. Black Cat will occur from W. Machado Dr and W. Grand Rapids Drive,
already approved as part of Quartet Southeast and Northeast.
• "Discourage residential land uses in close proximity to the Wastewater Resource Recovery
Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses."
(3.06.02E)
The subject property is adjacent to property designated for Mixed Use Non-Residential(the
Naomi Farms property), all within unincorporated Ada County. The purpose of this designation
is to designate areas where new residential dwellings will not be permitted, as residential uses
are not compatible with the planned and/or existing uses in these areas. For example, MU-NR
areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy
industrial or other hazardous operations that need to be buffered from residential.
The 2021 Wastewater Resource Recovery Facility Odor Study indicates an odor detectable
threshold(DT) of 50 DT and greater on the western and northern portion of the property for at
least 50 hours per year. The study reflects DT< 20 is the threshold where odor is detectable.
This impact could lessen if odor control improvements are installed.Although the Study indicates
the subject property is not within the direction of the prevailing winds, based on the Study, odor
impacts are still probable.
The northern half of the property is approximately 1,300 feet from the wastewater facility, with
the southern portion (proposed for R-15 zoning)approximately],600 feet from the facility. With
the Quartet Northeast and Quartet Southeast Subdivisions (H-2020-0017 and H-2020-0018)staff
noted that because the site was in close proximity to the City's Wastewater Resource Recovery
Facility, staff had concerns with density in the area. This proposal is approximately the same
distance from the Wastewater Facility (if not closer)and higher densities are proposed than
Quartet Northeast and Southeast. The subject property is also near the location of a proposed
ACHD maintenance facility(proposed at the southeast along W. Ustick Rd), which could produce
significant noise and lighting impacts.
Staff has recommended to the applicant that a better transition should be provided between the
subject property and the MU-N designation to the east. The applicant has responded that based
on the results of the odor study there may be a future request for a Future Land Use Map
amendment for additional residential uses further to the east, and a buffer or transition via a
road could be provided as part of this request. The applicant also states the Mixed-Use Non-
Residential designation is intended to provide the transition to residential uses, which is why this
project shows houses backing directly to the Naomi Farms parcel. Staff has noted that due to the
increasing loss of industrial land and the impacts of the wastewater treatment plant and future
ACHD maintenance facility, staff may not support a change to residential designation in this
area. Whether or not the Planning Commission and City Council is inclined to support re-
designating this area for residential, unless the applicant procures this property or the current
owner is also an applicant on this application, staff cannot ascertain whether an appropriate
transition is provided based on a parcel which is not owned by the applicant or part of this
proposal.
Staff has concerns with higher density residential uses in close proximity to the Wastewater
facility.As already mentioned, these concerns include loss of industrial land, the potential for
foul odors and noise impacts associated with both the treatment facility as well as potential from
the ACED maintenance facility. The Commission and Council should determine if the applicant
has provided adequate transition as contemplated in the Comprehensive Plan.
Page 7
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
The proposed project is located in part of a larger "enclave"around the City's wastewater
facility; development of this property will assist in maximizing public services.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
The proposed project is located in part of a larger "enclave"around the City's wastewater
facility; development of this property will assist in maximizing public services.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."
(4.05.03B)
The proposed project is in a larger enclave area around the City's wastewater facility and is not
on the fringe.
D. Existing Structures/Site Improvements:
There is an existing single-family residence and several outbuildings on the subject property. The
plat reflects this house will be removed.
E. Proposed Use Analysis:
Townhomes, single-family attached and detached dwellings are listed as principal permitted uses
in the R-8 and R-15 zoning districts and a multi-family development is a conditional use in the R-
15 zoning district in UDC Table 11-2A-2. Since there is no concept plan for the R-15 lots(Lot 2,
Block 3 and Lot 1,Block 4), staff recommends a DA provision that requires the applicant to
amend the DA to include a concept plan and conceptual elevations prior to submitting a CUP for
a multi-family development.
F. Dimensional Standards(UDC 11-2):
The preliminary plat and fixture development is required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zone districts. Standards in R-8
include minimum lot size of 4,000 sq. ft., and required street frontages of at least 40 ft. Lots in the
R-15 zoning district are required to be at least 2,000 sq. ft. in area.
The plat includes two lots proposed for R-15 zoning. The narrative states 140 townhouses are
proposed in this area. Depending on number of units and whether or not they are on separate lots
would indicate whether these units would be considered townhomes or multifamily. This would
have different requirements for parking, open space and amenities. Staff contacted the applicant,
who responded it is not known what kind of housing product is anticipated in this area at this
time. The applicant noted additional public review would occur during either the plat for
townhomes or conditional use for multifamily.
UDC 11-6C-3-B-5 states"alleys shall be designed so that the entire length is visible from a public
street."The plat reflects alleys that are aligned north—south and intersect with another alley in a
"t-intersection"that does not allow visibility of the entire alley from a public street. UDC 11-513-
5 does not allow alternative compliance from this requirement. The plat must be revised
accordingly, such as extending these alleys.
UDC 11-6C-3-regulates block lengths for residential subdivisions. The intent of this section of
code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an
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increase in block length to 1,000 feet if a pedestrian connection is provided. Staff has reviewed
the submitted plat for conformance with these regulations. It does appear this limit is exceeded
along the eastern boundary of the property. The applicant should revise the plat to the meet the
requirements of UDC 11-6C-3.
There are two common driveways proposed with this subdivision. The applicant has provided a
common drive exhibit which demonstrate no more than 4 units are served with no than 3 units on
one side. The common driveways meet the minimum width of 20',do not exceed the maximum
length of 150' and show 5' ft. of landscaping on side.Based on the plat which was submitted by
the applicant, all lots in the proposed R-8 zoning area meet the minimum lot sizes.
If the applicant proposes attached units in the future phase at Lots 1 Block 4 and Lot 2 Block 3,
they will be required to plat the property with zero lot lines.
G. Access(UDC 11-3A-3):
The property proposes one access point from N. Black Cat Rd and one access point from W.
Ustick Rd. There is also a northern stub provided to the Quartet Southeast Subdivision to the
north and the Naomi Farms parcel to the east. There are 4 existing driveways from N. Black Cat;
all of these will be closed.
The applicant submitted a traffic study for this application. ACHD responded that the Level of
Service(LOS) at the N. Black Cat Rd/W. McMillian Rd intersection is LOS"F",and that
sections of N. Black Cat Rd. and W. Ustick Rd. also exceed ACHDs acceptable LOS. Ustick Rd.
is listed to be widened to 5-lanes from N. McDermott Rd to N. Ten Mile Rd.between 2026 and
2030.N. Black Cat Road is listed in the ACHD CIP to be widened to 5-lanes from McMillan Rd
to Cherry Ln between 2031 and 2035. The N. Black Cat Rd/W.Ustick intersection was
signalized with turn lanes in 2021. This intersection is eventually intended to be widened to 6 and
7 lanes (depending on the direction)between 2026 and 2030.
ACHD noted this project generally conforms with district policy. 51-feet of right of way
dedication from centerline is required along W.Ustick versus the 47 feet proposed by the
applicant. 57 feet of right of way dedication from centerline is required along N. Black Cat Rd.
whereas the applicant proposed 48 feet. The applicant will be required to construct a dedicated
east bound left turn lane on Ustick Road at Sunnyside Way, and a dedicated north bound right
turn lane and south bound left turn lane on Black Cat Road at Aspenstone Drive. The applicant
will be required to construct 10 ft. wide pathways along N. Black Cat Rd and W.Ustick Rd
whereas 5 ft. sidewalks had been proposed.No improvements are planned for W.McMillian Rd.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 1I-
3C-6 for single-family attached and detached dwellings as well as multifamily based on the
number of bedrooms per unit. Future development should comply with these standards.
I. Pathways ( UDC 11-3A-8):
No pathways are indicated on the Master Pathways Map or are proposed with this subdivision.
J. Sidewalks(UDC 11-3A-17):
Five-foot detached sidewalks are proposed along internal streets in accord with the standards
listed in UDC 11-3A-17. The plat shows 5-foot detached sidewalks proposed along N. Black Cat
Rd. and W.Ustick Rd,but these are now proposed to be 10 ft.wide pathways based on the traffic
study.
Page 9
K. Parkways (UDC 11-3A-17):
Parkways are provided between the detached sidewalks and road on both sides of all local roads.
All parkways meet the requirements of 11-3A-17 and 11-3B-7 including at least 8 ft. in width and
landscaped with at least 1 tree per 35 feet.
L. Landscaping(UDC 11-3B):
UDC 11-2A-6 requires 25 ft. wide buffers along arterial roads(N. Black Cat Rd. and W.Ustick
Rd.)The landscape plan reflects buffers of at least 30 ft. exceeding the requirements.As
mentioned above, all roads internal to the subdivision have detached sidewalks with 8 ft.
parkways that meet the requirements of UDC 11-3A-17 except for the two proposed alleys at the
east and west.
Common open space is required to be landscaped in accord with the standards listed in UDC 1I-
3G-3E. Landscaping is depicted in common areas in excess of UDC standards.
There are existing trees on the site around the existing homes that are proposed to be retained that
may require mitigation if removed. The Applicant coordinated with Matt Perkins,the City
Arborist,who mentioned there did not appear to be any trees meeting the mitigation requirement
per the standards listed in UDC 11-3B-10C.5.
The landscape plan includes 10.49 acres of qualified open space(15.5%)as will be discussed in
the Qualified Open Space and Amenities sections below. As this is a three-phase project, staff is
recommending all road frontage improvements along N. Black Cat Rd and W. Ustick Rd be
completed with the first phase.
The applicant submitted an updated preliminary plat on January 25, 2022 but has not yet
submitted a revised landscape plan or open space that matches the updated plat. Staff is requiring
the revised plans as a condition of approval.
Qualified Open Space (UDC 11-3G):
A minimum of 15%qualified open space meeting the standards listed in UDC 11-3G-3 is
required to be provided with development. 15.5%(10.49 acres)of qualified open space is shown.
This includes two larger parks of 114,283 sq. ft. and 65,401 sq. ft., several smaller open space
areas of 24,000 sq. ft. and 17,330 sq. ft.,parkways which meet the minimum requirements, '/2 of
the area of arterial buffers and open space corridors that meet the minimum dimensional
requirements of at least 20 ft. in width by 50 ft. in length with an access at each end.
It does appear that the project meets the minimum open space requirements, although there are
portions of Lot 13 of Block 2, Lot 7 and 43 of Block 6, and Lot 6 of Block 9 that do not meet the
minimum required 20 ft. width to be credited as open space. The open space exhibit should be
revised accordingly.
As already mentioned, it is unknown at this time if the property proposed for R-15 zoning will be
townhomes or multifamily. Depending on which housing type is eventually chosen,there could
be additional qualified open space requirements.
There appears to be common lots used for stormwater drainage. Any common lots proposed for
drainage shall meet the landscape requirements of 11-3B-11.
M. Qualified Site Amenities (UDC 11-3G):
Based on the 48.83-acre area proposed for R-8 zoning, 10 amenity points are required. Because
this project is more than 40 acres, amenities are required from all the separate categories listed in
Table 11-3G-4.
Page 10
This application proposes a community pool and changing rooms, children's play structure, and
clubhouse.Although the square footage is not indicated,the clubhouse scales to greater than
5,000 sq. ft. qualifying it for 6 amenity points in the Quality of Life Amenity Category. A
swimming pool with changing rooms is shown(although it does not indicate whether restrooms
are included)which would qualify it for 6 amenity points, and a children's play structure is
indicated,which would qualify an additional 1 amenity point from the Recreation Activity Area
Amenities Category. Although the 13 total points would exceed the minimum,as described
above,there would need to be amenities provided from the Multi-Modal and Pedestrian or
Bicycle Circulation System amenity categories. Applicant should revise the open space plan to
indicate whether all amenity categories are met.
As already mentioned,the applicant has stated that at present they do not know if the R-15 zoned
portion will be townhomes or multifamily. Additional amenities and qualified open space could
be required based on housing type.
N. Waterways (UDC 11-3A-ft
The plat indicates the Rutledge Drain and a concrete irrigation ditch bisecting the property at an
approximately 45-degree angle. Both will be required to be piped per UDC 11-3A-6.
Coordination will be ongoing with the irrigation districts managing the waterways to meet their
requirements.A very small portion of the property is within a FEMA designated A Zone. This
area is preserved within an open space lot(Lot 1,Block 1).As required per UDC 11-3A-6,
irrigation easements wider than ten(10) feet shall be included in a common lot that is a minimum
of twenty(20) feet wide and outside of a fenced area,unless otherwise waived by City Council.
O. Fencing(UDC 11-3A-6, 11-3A-7):
The landscape plan shows 6 ft.high solid vinyl fencing. Fencing as shown does not appear to
obstruct visibility into any common lots or open spaces. The landscape plan does not show any
fencing abutting pathways or common open space areas to distinguish common lots from private
areas. There also does not appear to be any fencing shown around the perimeter of the pool. All
fencing must meet the requirements of 11-3A-6 and 11-3A-7 as well as building code.
P. Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed development. Urban sewer and water
infrastructure and curb, gutter and sidewalk is required to be provided with development as
proposed.
Q. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted elevations of the single-family homes for this project(see Section
VII below).
The single-family homes are depicted as one and two-story structures with attached garages, and
a variety of architectural elements and finish materials including gabled roofs,covered porches,
dormers, stone wainscoting, and lap siding. The submitted sample elevations appear to meet
design requirements for single-family homes but do not include elevations of the sides or rears of
structures.
A number of the houses will be very visible from N. Black Cat Rd. and the townhouses or
multifamily will be on the corner(and very visible) of N. Black Cat Rd and W. Ustick Rd.
Therefore, staff recommends a condition that the rear and/or sides of 2-story structures that face
N. Black Cat Rd. and/or W.Ustick Rd 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
Page 11
monotonous wall planes and roof lines. Single-story structures are exempt from this requirement.
Planning approval will be required at time of building permit.
Design review is required for single family attached or multifamily structures. The applicant is
unsure which type of product will be constructed on Lots 1 of Block 4 and Lot 2 of Block 3 (the
area proposed for R-15 zoning. The applicant has not provided any elevations for the potential
attached or multifamily units. To ensure consistency throughout the development, staff
recommends a condition that architecture of all single family attached or multifamily units be
generally consistent with the single-family elevations provided in this application.
VI. DECISION
A. Staff:
Staff has raised concerns with traffic and how this project will transition MU-NR designated property
to the east above,however the proposal is consistent with the density allowances of the FLUM,the
traffic study shows improvements in this area will occur in the future, and most dimensional
standards have been satisfied. Therefore, staff recommends approval of the requested annexation and
preliminary plat with the conditions noted in Section IV. per the Findings in Section VIII.
B. The Meridian Planning&Zoning Commission heard this item on February 3, 2022.At the public
hearing,the Commission moved to DENY the subject annexation and preliminaryplat request.
I. Summary of the Commission public hearin&
a. In favor: Jon Wardle,Mike Wardle
b. In opposition:None
C. Commenting: Jon Wardle
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. Comments regardingthe he length of the block at the east without a break.
b. Concerns expressed regarding the traffic study being analyzed was four years old and
was completed before even most of the adjacent development was approved,roads are
already congested, and improvements are still years out.
C. Comments that the applicant is trying to fit in as many lots as they can.
d. Issue with the proximity to industrial uses and lack of transition.
e. Comments that additional development in this area is premature and it would not be
responsible to support this project.
4. Commission change(s)to Staff recommendation:
a. As Commission recommended denial, all staff s conditions have been stricken.
Page 12
VII. EXHIBITS
A. Annexation Legal Description and Exhibit Maps (date: July 13, 2021)
J my 1.3,2021
Praiect No.21 027
Quartet South Subdivision
Exhi bit A
teal Desc6ption for Annexation and Rezone to R•8
A parcel of land being a portion 4f the West 112 of the Southwest 1/4 of Section 34,Towashlp 4 North,
Range 1 West,8,K,Ada County,Ida ha being more particularly described as follows:
Commencing at an aluminum cap marking the Southwest corner of said Section 34,which bears
N89'10'57"W a distance of 1,314,40 feet from an aluminum cap marking the 5uutheast cum erofsaid
West 1/2 of the Southwest 1/4{West 1/16 corner),thence foltowing the westerly Iine of the Southwest
1/4 of said Section 34, f QO'27'12"E a distance of 696,43 feet to the POINT OF BEGIN INING;
Thence following said westerly IIne,NOQ"27'12"E a distance of 1,279.60feet;
Thence leaving said westerly line,58913'35"E a distance of 77-99 feet;
Thence NOO'27'14"£a distance of 175.59 feet to a 5/8-1nch rebar;
Thence N45'27'19,'C a distance of 29.14 feet to a 5/0-inch rebar;
Thence S89"32'4VE a distance of 589,03 feet to a 5/8-inch rebar;
thence 423.64feet along the arc of a curve to the left,said curve having a radius of 520.00 Feet,a delta
angle of 46°40'43",a chord bearing of N57"06'S7"Sand a chord distance of 412,02 Beet to a 5/S-inch
rehar;
Thence N43°45'36"F a distance of 306.45 feet to a 5/84neh rebar;
Thence 60,97 feet along the arc of a curve to the right,said curve having a radius of 517.00 feet,a delta
angle of 06"45'23",a chard bearing oaf N47'09'17"E and a chord distance of 60.93 feet tip a 5/S-Inch
rebar on the easterly line of said Vilest 112 of the Southwest 114;
Thence following said easterly line,5D0°35'2VW a distance of 2,151.36 feet;
Thence leaving saJd easterly Ifne,77,z0 Feet along the arc of a curve to the left,said curve having a
radius of 150.00 feet,a delta angle of 29'25'19",a chord Bearing of 575°50'44"W and a chord distance
of 76.35 feet;
Thence SG1'06'05"W a distance of 12138 Feet;
Thence 97.64 feet along the are of a curve to the left,said curve having a radius of 3SO.00 feet,a delta
angto of 15"59'00".a chord bearing of N40'18'29'W and a thcrd distance of 9 7,32 feet;
Thence N48*17'594W a distance of 210.32 feet;
Thence 126.29 feet along the arc of a curve to the right,said curve hawing a radius of MOM feet,a delta
angle of 48°59'53",a chard bearing of N23'5433"W and a chord distance of 124.40 feet;
Thence N89'24'36"W a distance of 861.05 feet to the POINT OF BEGINNING.
Said parcel cantains a total of 48.83 acres,more or less,and issubjEctto all Exksting easements and/ar
rights-of-way of record or tmplled.
Attached hereto is Exhibit Band by this reference is made a part hereon.
n" ,412459 c
L. B }"�'
Page 13
1,4
0 300 Sob SooPlan Seale:I"=308' Unpiatted
589'32'4 i"E 589.03'
G
z LIME TABLE
w
LINE BEARING a1SrANCI:
0 SaW 13'3a'E 77.99
a L2 NV27'19"E 175.59
? !,_25' PRESCRIPTW
'� RIGifT�OE-1k,4Y L3 "45'27'19'E 28-19
L4 S61'05'I75"IN 123.38
U nplatted
Annexation and Rezene Area:48.83±AC
M A PN:504343 2 5967(Portion)
Current Zoning:RUT in
-m w Proposed Z❑rling:R-a
'- °0 CURVE TABLE
CURVE RADIUS LENGTH DELTA CHCRp BRG CHORD
0
C 1 92U.04' 423.64' +4E'40'+43" 146T06'57'E 412.02'
x
c
C2 817.U0' 60.97' G'45'23" N47'09't7"E 60,83'
4 C3 1W.04' 77.20' 29'29'19' 575`50'4-4 W 78.35' a
4 r
C4 .350.01D' 97.64' 15'59'00' Wr18'2S'W 97.32'
POINT OF BEGINNING
G5 150.00- 128.28' 48'59'53- N23'54'33'W 124.4d'
N89'24'36 ' W 861.05'
Uj w
_ UnQlatted in r-
ir N48'17'59"W
Ln
21 0,32' In
a im
"C 3
POINT 0t' COMMENCEMENT
SW CbRNEIR SEC1l4.N 34 W 1 f 16 CORNER
FOUND ALUMINUM CAP SECTIONS 3 & 34
l FOUND ALU6tINUM GAP
33 34 W.L1stick Rd.
Ikm 4 3 N89'1()'57 W 1374,4W
Et4GINEERIN5 BASES OF BEAMING
57Z5 NORTH OPWOkIb"WaY
806Z.dDANO 037A }
41H1nNF I'Dw om-mm Exhibit B
kmar by.Cw Annexation and Rezone to R'$
PATE: Jaymi
PAL'A u: 75-427
SHEET: Quartet South Subdivision
1 OF 17 W 1/2 SW I/4 Set, 34,T4N., RIW, BIA.,Ada County, Idaho
Page 14
km
July 13,2021
Project No.21-027
Quartet South Subdivision
Exhi bit A
Legal Description far Annex Von and Rezone to R-15
A parcel of land being a portion of the West 1/2 of the Southwest 1/4 of Section 34,Township 4 Forth,
Range 1 West, R.M-, Ada County, Idaho being more particularly described as fcsllows:
Beginning at an aluminum cap marking the Southwest corner of said Section 34, width bears
N89°1057"W a distance of 1,314.40 feet from an aluminum cap marking the Southeast corner ofsaid
West 1/2 of the Southwest 1/4 (West 1/16 corner},thence following the westerly line of the Southwest
1/4 of said Section 34, N00°27'12"E a distance of 696,43 feet;
Thence 589"24'36"E a distance of 861.05 feet;
Thence 128.28 feet along the arc of a curve to the left,said curve having a radius of 150.00 feet,a delta
angle of 4$"59'53",a chord bearing of 523°54'33"E and a chord distance of 124.40 feet;
Thence 548'17'59"E a distance of 710.32 feet,
Thence 97.64 feet along the arc of a curve to the right,sald curve having a radius of 350.00 feet,a delta
angle of 15°59'00", a chord bearing of 540"1$'29"E and a chord distance of 97.32 feet;
Thence N61*06'05"E a distance of 123.38 feet;
Thence 77.20 feet along the art of a curve tv the right, said curve having a radius of 150.00 feet,a delta
angle of 29"29'19",a chord bearing of N75°50'44"E and a chord distance of 7 6.3 5 feet to the easterly
line of said West 7./2 of the Southwest 114;
Thence following said easterly line,SDO'35'24"W a distance of456.77 feet to an aluminum cap marking
the Southeast corner of said West 1/2 of the Southwest 1/4(West 1116 torner);
Thence leaving said eestefly line and following the southerly line of said West 1/2 of the Southwest 114,
N89"10'57"W a distance of 1,314.40 feet to the POINT OF BEGINNING.
Said parcel contains a total of 18.78 acres, more or less,and is subject to all existing easements and/or
rights-of-way of record or implied.
Attached hereto is Exhibit B and by this reference is made a part hereof.
12459 m
Page 15
C:}LI3lR37FORRI'lR.kMEfJQ3FM1Tlf{Q71il�A[MQ}RM Llhr&RIL•REMME 7QN'1-9-U G,CRAB-,PRFPM,?IIW7W I.PY/f T{71lOFP
r� N. Black Cat Rd.
d%: m LM NOT27'12°'E 696,43'
vo
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SOC'35'24" 456,77' ton
Exhibit B
3=�� Annexation and Rezone to R-15 '
a
re n
Quartet South5ubdivi5ion
u M rt
p w W 11 SW 1f4 Sec, 34, T41N, R1 _ BNI., Ada County, Idaho
Page 16
B. Preliminary Plat(date: 1/25/2022)
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Page 17
C. Phasing Plan(date: 7/25/21)
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Page 18
D. Color Rendering(date: 11/2/2021 —does not match the most recent revised plat)
�i
I I +
'QUARTET NORTHEAST f7 iw.. X'+C
SUBDIVISION -7. Ale. .
PrV
.x. QUAWFEY 54UTH EAST
SU9pIUISraru �4
Jy .F 3 V
I I J
illy t
RTESUBDIVISION TSOUTH
SLIBali+ISIOH CONCEPTUAL,SUSJECTTOCHANGE
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Page 19
E. Landscape Plan(date: 7/15/2021)
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Page 20
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Page 21
F. Common Open Space Exhibit(date: 7/15/2021)
u
_ PARKWAY (QUALIFIED OPEN SPACE)
COMMON LOT (QUALIFIED OPEN SPACE)
flip
COMMON LOT (NOT QUALIFIED OPEN SPACE) r S
W.BEM DR.
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REiIDMu(R-1.71 ,p�'r` ElAOf 3
FMRE 4FED4$Fyn-LEIVIOMUM5 fig
rtlUt.Ift THE [Rr Or u[�Ihx uh[ Gh6'
3WE S.4[ARH 5HIL.L 9E PRPYIDED V H �#
THE R--PrlZJ--Y+f a4-IrP6 # [
Page 22
G. Common Drive Exhibits (date: 7/15/21)
DRIVEWAY FOR LOT 15 BLOCK LOT 16 OWMER IS RESFDNS19LE DRfUEWAY FOR LQT 59 13LDCK
9OILDING ETNELaPE'. S TO 6E LDCATEG OH mE FOR IiaSiaLL1NG AND 2 TO 8E LOCATED D1I THE
TYPICAL pPP0311 SIDE OF THE TIMED Y4IHTAINING LANllStAPING AND OP,414EV SIDE OF THE
LOT 52 OWNER IS RESPONSIBLE FOR
DWIVOH DRIVE oHWEItT' LINE IRRIGATIDN IN THESE AREAS 3HARE0 COMMON DRIVE IN D IRRIGATION
ION IN THESE
AREAS
ING
�, p�p�y �}{E ?RIG IRRIGATION IN THESE AREAS
¢I LOT 17 I5 A NON-BUILOAHLE
1- — — — — D011MOy LOT WTi A LOTTO 13E
59 I5 A DR FOR LOT 5i BLOCK NMILDINp
BLANKET IKCREBSJEGRESS NON-6UILDA9LE 1 Aa 9 LOCATED off mE ENYELDPE.
EASEMENT IN FAVOR OF L[M5 COMMON LOT OPPOSITE SIDE OF THE SH4AE0 ,
�+5. ' 10. SS ANO 14. BLOCK 5 WITH A ELMKEF CQIAM71 DRIVE PROPESiit LINE
Zfl ,"L" •. '1' INGl1E55fEGnESS g
1a DRIVEWAY FOR LOT 13 EASEMENT IN a
IS
12' 16 FAVOR AN 57. _
ON THE
S pp 5 LOCATED 95.$g 3L 2
ON THE OPVGSTTE SIDE BLOCK 2 �-�� -
11 ww OF THE SHARED COMMON 20
- ME 'WERTT LINE 10, u+ rcL
_ .,(.. jz�W.TRILBY ST. '� e
�IGE _ram 1... . • r • ?'- SIDE
I iil" C{]IV11Mnf4 • .117..... � ' F L m -f.
1 2D' DRIVE10.
FRONT 1z•
a, I o cr
I I ��+ r GARAGE c I �--_ I GANAr ;',.'K:-• m —"mE
>v _
0
F mU-1 wl I I - 20 1n
12' _
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1
- � F y I ti _ � 9L9IXC5 BL�CIC2 20' Tn � - E
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_ u REAR
L L R J L. AEJ4RJ REaR� - 72
f 1 s owe
1 1 4. 1 Y t' F W 4 Y 3 U k f -
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If
■ LOTS 13-M BLOCK 5 LOTS 54-59,BLOCK 2 ��Sy
Page 23
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Prior-io approval of the afmexa4ion or-dinanee, a DA shall be efitefed into bet-ween the city-of
eommeneemef4 of the PA. The PA shall be signed by the pr-opei4y owfier-a-nd f:etumed!a the
Planning Division within six(6)months of the City Cotimeil gfan4ing the amexa4iea. The DA
shall, ca mini I . . rate the folio Wifig Pf:0visiefisi
a. Futefe develepmet4 of this site shall be generally eensistepA with the
pr-eliminafy plat, !a-ndseape plan a-nd eoneep�ual building elev4ioas for-the
her-eift.
b. All front ien4s aleng N. Blaek Cat Rd a-md W. Ustiek Rd shall be
the following: mod l.,tief (e.g. eetions step 1-.aes outs)-,�ro 0 owek � � ),
bays,1..,.n,1;.ig .. ,:ehes b l,.onies ma er-.,1 t5Tes other-;,lto..-.,to a
afehiteetufa4 elements to break tip monotoneus wall planes and foof lines.
Single sty,.-y st,- etufes are exempt f-.,,v,thisr-equir-ement. Planning, l
will be r-equir-ed at time of Wilding pefmit.
;stoney . ..,,,..1.o t the deyel,,..mof.ta-ny F,t,,.o t,,...n1.ome .
mttitifamily dwellings shall be genef ally eeosistei4 with the fin—m—ily
Page 28
revisions:
a. The pla4 sheti4d be revised to provide a tra-msitien between the east propefty line and the
pr-epef4y lifie.
re edper-UPC 113-8.
Plat,
dated 1 L25/2 »2
4. Prior-to City Couneil,the opeft spaee e�d�it shall be revised to femove my areas of less 9+m
eefisistefA with the t.,�set foAh"'zrrUPC11 3A-7 cam-3A 6B pli-e�e.
6. Any common lots proposed for-drainage shall meet the landscape requirements of 1-1--
2R-1 1
7.Per-UPC 11 3 A 6 iffigation o 0 o,fts wider-tl.a to (1 0)feet shall be ifieluded in
other-wise waived by City Couneil.
8. The applieapA shall eemply with all provisions of 11 3 A 3 "vith regard to aeeess to stfeets.
UPC 11 3B-5-ca�rnaincena-nEe-thereof-a:r set zir UPC;�11 3-B-rr.
> >
•
12. The developmefA shali eemply with all subdivision design and impr-ovemefA standards as set
!I. Pathway a-ad adjoining feneings a-ad landseaping shall be eofistraeled eefisistef4 with the
ingfess/egress easemen4 being filed with the Ada County Reeer-def,w-hieh shall iftehide
e"ipfnent.
cl fifial plat in aEE6,-•1 with UPC 11 6 R 7
Page 29
pfoblem within er-awispaees of homes.
2. Dtie to the low pet:meability of the soils on site, a mass gr-ading plan sha4l be developed to
show how the site will ma-aage drainage for-eaeh let. See the geeteelfflieal ifivestig4ie
3. Wa4er-main shall be beilt in the proposed r-oadway at the neAheast eefner-ef this
4. The slepe ef proposed sewer-main line"B"sha4l be installed at the minim,&m allowed slope
Site Speeifie Conditions of Approval-
,;)throughout the pr-ejeet. This is to maximize sewer-depth fer-fu�ffe develepment
5. sewer-set=viee lines pass through infiltration tfefieheR.
6. There appeafs to be tfees planned within a sewer-easemefft. These n�mst be moved.No
> >
eneleswes> fenees,light poles, infiltfa4ien tfenehes,
utility easement
General Conditions of Approval
1. Applieant sha4l eeefdina4e wa4er-and sewer-main size a-md r-ou4ing with the P41ie Wer-ks
provide set=viee outside of a publie right of way. MiniffiUm eover-ever-sewer-mains is thfee
feet, if eover-ffem tep ef pipe to stib gr-ade is less tha-a thfee feet than a4emate matefials shall
S., i fie 4
2. Per-Nier-idia-a City Code(NIGG),the appliea-at shall be responsible to insta4l sewer-a-ad wa
mains to a-ad through this developmefft. ApplieafA ffwy be eligible f0f:a r-eimbufseme
3. The applieant shall provide easemefft(s)for-all p4lie wateElsewef mains ou�side of public-
fight of way(ifielude all w4er-set=viees a-nd hydrants). The easement wiEhhs shall be 20 fM
wide fef a single utility, of 30 feet wide fef�we. The easemeffts shall not be de ated via
fofms. The easement shall be gr-aphieally depieted on the plat for-fefer-enee pur-poses.
(ma-r-ked EX141BIT B) fef feview. Both exhibits ffmst be sealed, signed a-ad da4e&b�,-a
Pfefessional Land Surveyor, DO NOT RECORD.
Page 30
,
reviewed, a-md approved pfief to development plan •
siffgle poifft eeffneetieff te the euliffat=y water-system shall be required. if a single poifit
> >
efessing ef laying adjaeefit a-ad eefitipetis to the afea being s"vided shall be address
per-UDG 11 3A 6. In per-fefming stieh work,the applieapA shall eemply with idahe Cede 4 2
1207 and any other-applieable law or-f:egulation.
9. Any wells tha4 will not eepAifme to be used must be pr-oper-ly abandoned aeeofding to ida
Resour-ees. The Developer's Engineer-shall provide a statefnen�addressing whether-there afe
any existing wells in the develepment, a-ad if se,how they will eentiode to be tised, e
10. Any e*isting septie systems within this pr-ejeet shall be r-emoved ftem serviee per-Gi
W. Stfeet signs are te be in plaee, sa-mitafy sewef and water-system shall be appfeved an
aetiva4ed,read base approved by the Ada GeuR4y Highway Distmr-iet a-nd the Final Plat for-this
subdivision shall be o ,p
0
,;will be r-eEluifed for-all uneempleted
=efte' seapi`iamenities,etcpriof:to signature oft the fiflal pla,4.
13. All impr-evements related to ptiblie life, safiaty a-ad health shall be eempleted pr-ier-te
oeeupa-ney of the stfuetufes. Where approved by the City Engineer-, a-a oNN%ef:may post
per-fenna-nee stffety for-stieh impr-evemen4s in order-t-o Obtain Cit-ly Engineer-signatufe en the
appfeval letter,
with the Amefiea-ms with Disabilities Aet a-ad the Fair-Heesing Aet.-.
Page 31
material.18. Compaetion test results shall be submit4ed to the Mer-idia-n Building DepaFtment for-all
building pad . . - ,ifteer-ed bael(All,where footing would si!a4E).p fill
miaimttfn of 3 feet above the highest established pea-k groundwater-eleva4ion. This is to
eastffe that the bettem elevatien ef the er-awl spaees ef hemes is 4 least 1 feet above.
20. The applieapAs design engineer-shall be r-espoftsible for-ifispeetion of all itT-igatioa a-nd/o
drainage faeility within this pr-ej eet that do net fall tinder-the jefisdietion of an iffigatie
installed in aeeor-da-nee with the appf:oved design plans. This eei4ifieation will
pr-ejeet.
23. The City of Nier-idia-a fe"ifes that the evimef pest to the City a per-fofma-nee swetmy in the
afnoupA of
0
e
estimate provided by the owner-to the City. The siffety ea-a be posted in the fefm of an
iffevoeable let4ef:of ef:edit,eash deposit or-bofid. ApplieafA must file a-a applieation for-sufety,
of infr-astftuetth-e pr-ier-to final pla4 signatefe. This siffet-y will be verified by a line item ees of the total eenstmetion eest for-all eempleted sewer-,water-and r-etise infr-astfitet"F-e
fer-dwation of two years. This stifety will be verified by a line item eest estima4e provided by
the owner-to the City. The stifety ean be posted in the foffn of an iffevoeable let4er-of er-edit,
eash deposit or-bond.Appliean4 mttst file an applieation for-stffety,W-hieh ea-a be fi3tmd on the
Page 32
C. RESPONSE FROM APPLICANT REGARIDNG TRANSITION
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=250949&dbid=0&repo=MeridianC
hty
D. MERIDIAN FIRE DEPARTMENT
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=243073&dbid=0&repo=MeridianC
hty
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=243071&dbid=0&repo=MeridianC
iv
E. MERIDIAN POLICE DEPARTMENT
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=243231&dbid=0&repo=MeridianC
iv
F. CITY ARBORIST
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=243078&dbid=0&repo=MeridianC
iv
G. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=244626&dbid=0&repo=MeridianC
iv
H. COMPASS
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=244626&dbid=0&repo=MeridianC
iv
I. DEPARTMENT OF ENVIRONMENTAL QUALITY
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=244322&dbid=0&repo=MeridianC
hty
J. WEST ADA SCHOOL DISTRICT
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IX. 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 and R-15 zoning designation is not
consistent with the Comprehensive Plan MDR FL UM designation for this property, if the
Applicant complies with the provisions in Section VII.
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2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
As noted above, there are changes that are required in regard to block length and alley
orientation. Otherwise, Commission finds the layout proposed will be consistent with the purpose
statement of the residential districts in that housing opportunities will he provided consistent with
the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Commission does have concerns regarding the proximity of this property to industrial uses and
existing traffic impacts in the area. The Council should 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 could result in 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.
The Commission does not believe this annexation is in the best interest of the City due to existing
traffic, timing of improvements and proximity to industrial uses without adequate transition.
B. PRELIMINARY PLAT(UDC 11-611-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
With the revisions listed in Section VIII, Commission finds the proposed plat would generally
be in conformance with the UDC if the Applicant complies with the conditions of approval in
Section VII.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Commission finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Commission finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
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.
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5. The development will not be detrimental to the public health, safety or general welfare; and
Commission does have concerns with how the proximity to industrial uses, the existing traffic
in the area and timing for improvements will impact the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
There are several laterals along the property that will be piped, but are not natural features.
According to the landscape plan, there are no healthy trees onsite meeting the requirements
for preservation.
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