PZ - Staff Report 4-28 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
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HEARING April 28,2022 Legend 0
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joseph Dodson,Associate Planner V
MS
208-884-5533 -
SUBJECT: H-2022-0004 ;
Alamar Subdivision
LOCATION: The site is located at 4380 W. Franklin
Road(Parcel#S 1210346603),near the
northeast corner of N. Black Cat Road
and W. Franklin Road, on the north side
of Franklin Road, in the SE 1/4 of the
SW 1/4 of Section 10,Township 3N,
Range 1 W.
I. PROJECT DESCRIPTION
Annexation and Zoning of approximately 8.23 acres of land with a request for the TN-R(Traditional
Neighborhood Residential)zoning district and a Preliminary Plat consisting of 51 building lots (30 single
family attached lots and 21 detached single-family lots), 6 common lots,and 2 other lots(common
driveways)on 5.63 acres in the proposed TN-R zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ—8.23 acres;PP—5.63 acres
Future Land Use Designation Medium-High Density Residential(8-15 du/ac)within the
Ten Mile Interchange Specific Area Plan(TMISAP)
Existing Land Use(sipm Vacant County residence
Proposed Land Use(s) Attached Single-Family Residential(SFR)and Detached
SFR.
Lots(#and type;bldg./common) 51 building lots(30 single-family attached,21 detached
single family); and 6 common lots.
Physical Features(waterways, Purdam stub drain runs along the north boundary of the
hazards,flood plain,hillside) site;
Purdam Gulch Drain runs along the west boundary but is
not located on the subject site.
Density,Gross 9.06 du/ac
Neighborhood meeting date December 2,2021 and March 17,2022
History(previous approvals) No application history with the City of Meridian
Pagel
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No,as of April 20,2022.
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Access is proposed via a new connection to W.Franklin
Hwy/Local)(Existing and Road at the south property boundary.Access to Franklin
Proposed) is intended to be temporary until such time a future
connection to the extension of W.Aviator Street is
constructed,a planned collector street that should abut the
north boundary of the subject property.
Access to the lots within the subdivision are proposed via
the new local street.
Traffic Level of Service Franklin Road(0' of frontage)—Better than"E"(474/575
VPH) _
Stub Street/Interconnectivity/Cross Applicant is proposing to extend the new internal local
Access streets within the site and stub them to the east and north
boundaries with Phase 2 of the development. See the
attached preliminary plat.
Existing Road Network W.Franklin Road abuts the south property boundary and
is an existing arterial constructed with 5-lanes and at its
full width.
Proposed Road Improvements ACHD—CIP
Black Cat is listed in the CIP to be widen to 5-lanes from
Franklin to Cherry between 2031-2035.
Black Cat is listed in the CIP to be widen to 5-lanes from
Overland to Franklin between 2036-2040.
Franklin Road is listed in the CIP to be widen to 5-lanes
from McDermott Road to Black Cat between 2026-2030.
Distance to nearest City Park(+ Fuller Park(21.96 acres)—approximately 1.7 miles by
size) vehicle.
Fire Service
• Distance to Fire Station 2.5 miles from Station#2
• Fire Response Time Falls just outside of the 5-minute response time goal
• Resource Reliability 85%(above the goal of 80%)
• Accessibility As submitted,plat does not meet all requirements—Site
needs secondary emergency access to construct homes
behind the first phase 24 lots).
• Additional Because project is at a dead-end road with no secondary
Comments/Concerns access,only Phase 1 will be allowed to be constructed
until a Fire Department approved secondary access is
constructed.
Wastewater
• Distance to Sewer Services Directly adjacent
• Impacts/concerns • Flow is committed
• See Public Works Site Specific Conditions
Water
Page 2
• Distance to Water Services Directly adjacent
• Pressure Zone 2
• Water Quality Concerns Water main will be a 1000 foot dead end until future development extends the
main.A hydrant will be required at the end of the main to improve flushability.
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns See Public Works Site Specific Conditions
Page 3
C. Project Maps
Future Land Use Map Aerial Map
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R-15 R-8 � City Limits
RUT_ Planned Parcels
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III. APPLICANT INFORMATION
A. Applicant:
Jeff Wrede,Noble Rock Development,Inc. 13601 W. McMillan Road, Ste. 102-162,Boise, ID 83713
B. Owner:
Jeff Wrede,Marala Investments,LLC— 13601 W. McMillan Road, Ste. 102-162,Boise,ID 83713
Page 4
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 4/5/2022
Radius notification mailed to
properties within 500 feet 4/4/2022
Public hearing notice sign posted
4/11/2021
on site
Nextdoor posting 4/5/2022
V. STAFF ANALYSIS
A. ANNEXATION/COMPREHENSIVE PLAN
The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and
apartments. Residential gross densities should range from 8 to 15 dwelling units per acre and is noted
with a"target"density of 12 du/ac. These areas are relatively compact within the context of larger
neighborhoods and are typically located around or near mixed use commercial or employment areas to
provide convenient access to services and jobs for residents. Developments need to incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and should
also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project
identity. Per the Ten Mile Interchange Specific Area Plan(TMISAP),MHDR designated areas should
include a mix of housing types such as row houses, townhouses,condominiums, alley-loaded homes,
and apartments with higher densities near MU-C and Employment designated areas transitioning to
smaller-scale and lower density buildings as the distance increases from higher intensity uses.
The Applicant is requesting Annexation and Zoning of three parcels totaling 8.23 acres of land with a
request for the Traditional Neighborhood Residential(TN-R)district and a Preliminary Plat to construct
a mix of single-family dwelling types, single-family detached&attached units. The Applicant is
proposing to annex the federally owned land west of the subject site that contains a segment of the
Purdam Gulch Drain that is not part of the project area. The Applicant is proposing 51 total residential
units on two parcels totaling 5.63 acres in the requested TN-R zoning district which constitutes a gross
density of 9.1 du/ac;this density complies with the minimum density required within the future land use
designation and is at the lower end of the allowed range. Further,the two proposed uses and site design
are not currently seen within this area of the City or Ten Mile Plan but are two aspects desired by the
Ten Mile Plan.
hi addition to the subject project, surrounding development should be taken into account, to the
northwest of the site,Hensley Station is currently under construction as a medium-high density
townhouse subdivision and Aviation Subdivision was recently approved by Council which will bring
Aviator Street extension even closer to the subject site;to the east of the subject site additional high-
density residential projects are currently underway,Ascent Townhomes and Entrata Farms. In addition,
south of Franklin Road is a larger area of the Ten Mile Plan with a mix of residential, commercial,
employment, and industrial zoning. This site is part of a large area of MHDR that is slowly redeveloping
from both the west and east of this site. Despite the subject site not being directly adjacent to existing or
approved development,the subject site design and proposed uses are ones that are desired within this
area of the City. Specifically,the Applicant's proposal of two different housing types,detached
sidewalks, and garages set back behind the living area are desired within this area of Meridian and
propose a project design consistent with many comprehensive plan policies.
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Staff finds the project to be generally consistent with the Comprehensive Plan. Specific general
comprehensive plan policies are analyzed below.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use and development of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed development contains two types of housing units (attached and detached single-family)
that will contribute to the variety of residential categories in the Ten Mile area and within the
requested TN-R zoning district as desired.
• "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 in accord with UDC
11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G)
Two (2) housing types are proposed in this development, as noted above, which contributes to the
variety of housing types in this area. Furthermore, the Applicant is proposing the entire project with
detached sidewalks and parkways and each unit is shown with the garages set behind the living
area, as desired within the Ten Mile Plan.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed site design provides a maximum use of the land with the proposed residential dwelling
types and should be compatible with planned development on adjacent properties that are also
designated for MHDR uses. The project does abut three (3) existing 1-acre County residential
properties to the east and until such time as these properties redevelop, there could be conflict
between the two land uses as multiple structures are shown adjacent to these existing homes.
However, the Applicant has held two neighborhood meetings on the property and only one of the
current owners have attended while voicing minimal concerns.
• "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 relatively smaller areas of open space spread throughout the site.
Notably, the main open space area is in the center of the development and is approximately 6,000
square feet with a bicycle repair station noted as the amenity. There are other, smaller open space
lots at the north end of the site that are shown to contain storm drainage facilities but still provide
open grassy areas (these are not proposed as open swale drainage ponds). Further, the Applicant is
proposing detached sidewalks throughout the entire site that connect to the existing sidewalk along
Franklin Road, an arterial. This should provide safe and easy access to this arterial sidewalk
network and to the nearby charter school to the west.
An open space exhibit was not submitted with the applications but it appears the Applicant has
proposed approximately 32,500 square feet of qualified open space; this area does not meet the
minimum 1 S%requirement which amounts to at least 36,700 square feet. However, if the Applicant
is able to obtain irrigation district approval and provide a pathway along the west boundary and
Page 6
other internal pathway connections to it, this area of the plat would become qualified open space
and the Applicant would exceed the minimum area required by approximately 10,000 square feet.
Further analysis is below in subsequent sections.
• "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 proposed to
be provided to and though this development in accord with current City plans.
• "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 is required to be provided with
development as proposed.
In addition to the general Comprehensive Plan,the following sections of the Ten Mile Interchange
Specific Area Plan(TMISAP)should also be used to analyze the project(Staff analysis is in
italics):
Connectivity(3-17): Connectivity to adjacent parcels is proposed by extending a stub street to the north
boundary which would connect to the planned W.Aviator Street extension and to the east boundary
through the 1-acre parcel that is part of this project. This connection to the east boundary aligns with a
stub street further to the east within the Ascent Townhome project—Staff anticipates the approximate 50
feet of the Zimmerman parcel that separates the two will be utilized as a public road once a future cross-
access agreement is made with that property owner. NOTE:the Zimmerman parcel has been sold to a
developer and this area of their plan has been discussed with that Applicant,they agree a portion of
this area of their existing access should be utilized to allow the public road connection between the
subject project and the Ascent Townhome project currently under construction for the purpose of
additional connectivity in this area.Although staff cannot require the connectivity now, with the
annexation of the Zimmerman property staff will require the ROW dedication to allow the two
roadways connect.If the applicant can facilitate the connection sooner and reach a written agreement
to allow the connection,staff would be supportive as this would eliminate the need for the temporary
access to Franklin Road in favor of an emergency access as desired by the City.Furthermore, the
proposed detached sidewalks throughout the site provide the needed connectivity between existing and
planned sites and sets the stage for neighborhood designs desired within the Ten Mile area.
Access Control(3-17): In order to move traffic efficiently through the Ten Mile area, direct access via
arterial streets is prohibited except for collector street connections. The subject site proposes a temporary
access to W. Franklin Road, an arterial, as no other public road access is available at this time. The
proposed stub street to the north boundary will connect to the W.Aviator Street extension, a collector
street, should the Zimmerman parcel redevelop as anticipated. Because the proposed access to Franklin
is only temporary, the project complies with this policy.As noted above, if the applicant can facilitate
the connection of the eastern stub street with the Ascent Subdivision, the temporary access to Franklin
wouldn't be required.
Complete Streets(3-19): The TMISAP incorporates the concept of"complete streets,"meaning all
streets should be designed to serve all users,including bicycles and pedestrians unless prohibited by law
or where the costs are excessive or where there's clearly no need. The proposed development includes
detached sidewalks and parkways throughout the entire site for pedestrian use and on-street parking
along the new local street. Further, the proposed home designs depict garages set behind the living area
and shared driveways that minimize curb cuts within the site (35 driveways for 51 units). This design
sets the stage for future development of the surrounding area as this is a desired site design in the Ten
Mile Plan.
Page 7
Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed
development incorporates tree-lined streets with detached sidewalks throughout the site.
DESIGN:
Street-Oriented Design—Residential Buildings(3-33): Usable porches should be a dominant element
of these building types. Porches should be located along at least 30%of the front fagade of the buildings
(the fagade facing the primary street) although a higher percentage is recommended as is porches on one
or more facades as well. When possible, garages should be loaded from a rear alleyway. Where garages
must be accessed from the front,the garages must be located no less than 20' behind the primary
fagade of the residential structure.
The proposed residential units are all front-loaded but show a garage that is set back from the living
area fagade facing the internal local street. The submitted elevations and conceptual floor plans are not
dimensioned but the garages appear to be considerably behind the living area facades. This design
provides for a more porch dominated street facade compared to traditional single-family residential, as
desired. Staff is including a DA provision to ensure this type of design is maintained for the project.
Buildings to Scale(3-34): The key elements to consider are the continuity of building sizes,how the
street-level and upper-level architectural detailing is treated, elements that anchor and emphasize
pedestrian scale,roof forms,rhythm of windows and doors,and general relationship of buildings to
public spaces such as streets,plazas, other open space and public parking. Human-scale design is critical
to the success of built places for pedestrians. Staff believes the proposed 2-story homes and submitted
conceptual building elevations demonstrate compliance with this policy. However, to further the
neighborhood and street-oriented designs desired in the Ten Mile Area, Staff is recommending
additional decks are added on the second stories of some of the homes. This addition furthers the
concept of living area closer to the street which helps to activate the sidewalks and create more of a
community identity for the project.
Neighborhood Design(3-36): In the Ten Mile area,all residential neighborhoods should be developed
in consideration of traditional neighborhood design principles and concepts,which include mixed
housing stock, architecture and design, streetscapes and streets.A mix of housing stock is proposed
consisting of single family attached and detached dwellings which contribute to the diversity of housing
stock in this area. The public street proposed within this development provides a fair framework for
future connectivity that can provide short block lengths and minimize curb cuts on the public streets. The
proposed block lengths are relatively short and provide for safe pedestrian connectivity due to the
detached sidewalks and parkways. The proposed parkways and conceptual floor plans also add to the
project's consistency with the neighborhood design element of the Ten Mile Plan.
As noted above, Staff finds the project to be generally consistent with both the Ten Mile
Interchange Specific Area Plan and the City of Meridian Comprehensive Plan,per Staffs
recommended revisions.
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 VIITA1. The
DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months
of the Council granting the annexation for approval by City Council and subsequent recordation. A final
plat will not be accepted until the DA is executed and the AZ ordinance is approved by City Council.
B. PRELIMINARY PLAT(PP)
The proposed preliminary plat consists of 51 building lots(30 single-family attached lots and 21
detached single-family lots), 6 common lots,and 2 other lots(two common driveways) on 5.63 acres of
land in the requested TN-R zoning district. The minimum building lot size proposed is 2,038 square feet
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with an average lot size of 2,762 square feet. According to the submitted plans,the plat is currently
proposed to develop in two phases due to the available access to the site being only from Franklin Road
at this time. The phasing plan depicts construction of 22 building lots in the southern half of the site with
three open space lots(including the largest centralized open space lot) in Phase 1 with the public roads
terminating less than 150 feet from the internal intersection—thus,20 of the 21 detached single-family
lots and two single-family attached lots are proposed in Phase 1. Phase 2 then depicts the remaining
building lots to the north and east of the centralized intersection to be constructed along with some
remaining open space lots along the north boundary.
Further, Phase 2 depicts the north-south local road within the site terminating at the north boundary over
the Purdam Gulch stub drain with a slight curve to the northeast to match the property line. Staff has had
multiple discussions with this Applicant and the Developer of the Zimmerman property to the north in
regards to the proposed termination of the north-south local street within this development. The issue
that has been brought up is the preferred alignment of this street at the north property line and
consequently where it would connect to the extension of W.Aviator Street,the collector road required to
be developed with the project to the north. Staff notes it has been the City's practice to require an
Applicant change their road alignment based upon conceptual drawings of a project that has not yet
submitted to the City. However, Staff has included a DA provision to allow this Applicant the
flexibility to revise the road alignment and lot layout with the future Phase 2 final plat should they
be able to work out a mutually beneficial agreement with the adjacent property owner; this is
predicated on IF the property to the north receives approvals from the City.This recommended
provision does not require this Applicant revise their plat at any point but its intent is to provide
flexibility to the Applicant to make any necessary revisions to the plat without having to go
through the hearing process for subsequent changes that do not increase the number of building
lots or drastically change the project design but help the overall road network in this area of the
City.
Existing Structures/Site Improvements:
Map imagery depicts an old residence and accessory buildings on the southern half of the subject site; no
other site improvements appear to be in place.All existing structures are proposed to be removed upon
Phase 1 development.
Dimensional Standards (UDC 11-2):
The proposed subdivision and subsequent development are required to comply with the minimum
dimensional standards listed in UDC Table 11-2D-6 for the requested TN-R zoning district. Staff has
reviewed the proposed plat and it complies with these standards, including dwelling types, inclusion of
parkways, and initial review of building setbacks outlined on the submitted preliminary plat.
Access(UDC 11-3A-3):
ACHD has not yet submitted a staff report for the subject project.
Access for the project has been briefly discussed in the comprehensive plan analysis section above those
comments are in conjunction with those in this analysis section.Ultimate access to the project site is
from a future local street connection at the north property boundary to a future extension of W. Aviator
Street on the adjacent property to the north/northeast. Additionally, future access should occur to the east
via a local street connection to W. Atomic Street in the Ascent Townhome project on the east side of
Zimmerman Lane (not part of this project area). Until Aviator Street is extended and constructed north of
the subject site OR W.Atomic Street is extended,temporary access to W. Franklin Road is required for
public street access to the site. Because no other public roads are available to serve the subject site,
development code permits this temporary access to Franklin. However,permanent access to Franklin
Road is not desired by the City or ACHD in this location so as soon as an additional public road access is
available,this access to Franklin shall be closed OR converted to an emergency-only access with Fire
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Department approved bollards. Staff has included a DA provision to address the timing for the closure of
this access.
Vehicular access for the proposed dwelling units is via driveway connections to the new local streets
within the project.The local street is proposed with 5-foot detached sidewalk and 8-foot parkways strips;
the street is proposed as a 33-foot wide local street within 37 feet of right-of-way and is consistent with
ACHD policy. The Applicant has proposed shared driveways for the single-family attached units to
minimize the number of curb cuts on the local street and has included two common drives within the east
parcel to better maximize the available land and provide access to six units(four access one common
drive, and two access the other).
There is no secondary access to the site because the proposed local streets within the site do not connect
to additional public roads. This is an additional factor in the Applicant's decision to propose the project
in two phases and keeps the Applicant from putting sprinklers in each unit because the Fire Department
requires a secondary access for each access that has more than 30 units taking access from it. As
discussed above, there is an anticipation of a project being constructed on the property to the
north/northeast that would extend Aviator along the north property line and offer a secondary public
street connection to satisfy the Fire Department requirement. However, regardless an additional public
road access being to the north to Aviator Street or the east through Ascent Townhomes, Staff is
recommending the temporary access to Franklin convert to an emergency-only access to add an
additional Fire approved access for this project and area of the City.
Pathways(UDC 11-3A-8):
There are no regional pathways depicted on the Pathways Master Plan for this property. However, Staff
believes the Applicant should work with the irrigation district to install a micro-path through the
common lot along the project's west boundary containing the Purdam Drain easement OR work with the
district to utilize their gravel access road as a walking path for the development and include some
landscaping along the east side of this common lot. The addition of a meandering 5-foot wide pathway
and landscaping in this open space lot could connect in multiple places throughout the site and allow for
a looped walking trail. Further,this revision to the project would make this area of the site qualified open
space and allow the Applicant to meet and exceed the minimum amount required for the project; without
it,additional area will need to be added in other places which will likely require a loss of building lots.
Sidewalks(UDC 11-3A-17):
Detached sidewalks are proposed along the internal local streets that loop through the site(not shown
with any names at this time)with 8-foot parkways throughout. In addition,the Applicant is showing the
existing 5-foot wide sidewalk on the north side of Franklin Road with a segment near the west boundary
as being attached and the remaining length being detached from the roadway. This does not meet ACHD
nor UDC standards for sidewalks along collector streets. Overall, the proposed sidewalk network for this
development meets UDC requirements.
Parkways (UDC 11-3A-17):
8-foot wide parkways with street trees are shown along both sides of the proposed local streets in the
project site. All parkways within the site adjacent to detached sidewalks shall be landscaped per the
standards listed in UDC 11-3B-7C.With the future final plat applications,the Applicant should add
data to the plan to demonstrate compliance with these standards.
Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required along W. Franklin Road,landscaped per the standards in UDC
Table 11-3B-7C.A 25-foot wide common lot is shown at the south boundary of the project site meeting
UDC standards. However,the subject property boundary does not directly abut Franklin Road because
ACHD owns land that goes beyond the pavement and includes the sidewalk along this frontage.
Therefore,the actual buffer along Franklin is at least 38 feet deep instead of just 25 feet. According to
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the submitted landscape plan,the required buffer area is landscaped in accordance with code. Therefore,
the proposed project complies with these standards.
The Applicant is also proposing 8-foot wide parkways throughout the site in accordance with the
requirements of the Ten Mile Plan and the requested TN-R zoning district. According to the submitted
plans,the Applicant is showing compliance with the required landscaping standards in UDC 11-3B-7.
According to the submitted landscape plan, some trees are included in the common open space areas
where there is no storm drain retention areas. These retention areas are shown to be vegetated with
grasses which complies with UDC 11-3A-11 and is allowed to qualify towards the minimum qualified
open space for the project. Staff is recommending the most central tree in the centralized open space lot
(Lot 12, Block 1) on the west side of the project be removed so a larger area of usable grass can be
proposed in this lot. Further analysis on landscaping and open space qualification is in the next section
below.
Qualified Open Space& Site Amenities(UDC 11-3G):
The area of the preliminary plat is 5.63 acres within the requested TN-R zoning district. According to the
standards listed in UDC 11-3G-3, a minimum of 15%qualified open space should be provided for
projects over 5 acres within the TN-R district.As noted above,the Applicant did not submit a separate
open space exhibit so Staff had to dissect the submitted plans and the applicable areas that qualify.
Based on the plat area of 5.63 acres, the minimum amount of qualified open space required to meet
UDC 11-3G-3 standards is approximately 36,786 square feet.According to Staffs analysis of the
submitted plans, the Applicant is proposing approximately 32,500 square feet of qualified open space,
this area does not meet the minimum IS% requirement. This includes the proposed parkways, arterial
street buffer to Franklin, the central open space lot(portion of Lot 12,Block 1), and other smaller
areas of open space throughout the site.As discussed throughout this report, there is potential of the
entire Lot 12,Block I counting towards the qualified open space if additional pedestrian facilities are
added to this lot. Specifically,Staff recommends adding a 5-foot wide micro path from the detached
sidewalk along the local street in two locations; within the central open space lot and in the open
space area in the northwest corner of the site. Further, additional pedestrian facilities would need to
be added to this lot within the drain easement area to create a looped system for the project. These
cumulative revisions are required in order for this easement area of Lot 12 to count towards the
qualified open space.If these revisions cannot occur,the Applicant will need to add approximately
4,300 square feet of additional qualified open space in the project—because of the site design, this
would likely require the loss of building lots.
Based on the size of the plat, one(1)point of site amenity is required to meet UDC 11-3G-4 standards.
According to the submitted landscape plan,the Applicant is proposing a bicycle repair station within the
central open space lot(Lot 12,Block 1). This amenity is noted as being worth one(1)amenity point per
UDC Table 11-3G-4. The proposed amenity meets the minimum UDC requirements.
Fencing(UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6 and
11-3A-7. According to the submitted landscape plan,the Applicant is showing 6-foot tall vinyl fencing
along the project boundary on the east portions of the site and a 5-foot tall wrought iron fence on the rear
property lines of the lots abutting the Purdam Drain easement along the west boundary. Both of these
fence types and their locations comply with UDC standards.No fencing appears to be proposed along
the Franklin Road street buffer; should fencing be proposed at a later date, it cannot exceed 6 feet in
height per UDC 11-3A-7.
Parking: On-site parking for each unit is required per the standards listed in UDC Table 11-3C-6 based
on the number of bedrooms per single-family residence. For the detached single-family homes,two car
garages with two(2)parking pads per unit are shown on the submitted conceptual elevations and floor
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plans in accord with UDC standards for up to 4-bedroom homes. The single-family attached homes are
depicted with a single-car garage parking pad for each unit.Therefore,it appears as a two-car garage and
parking pad from the street view. Because of this proposed design,the future attached units cannot
contain more than 2 bedrooms to comply with UDC minimum parking standards. Staff finds this as
a positive for the project because there is a shortage of smaller homes for sale within the valley and
Meridian. In addition to the off-street parking shown, a number of on-street parking spaces are also
available due to the proposed site design.
Waterways: The Purdam Gulch Drain,an NMID facility,runs along the west boundary of the subject
property but is not on the subject site. However,this project does contain a large portion of the east half
of the required irrigation easement(50 feet to each side of the drain centerline) for this drain. Therefore,
all of the proposed lots along the west boundary of the project are encumbered by approximately 9 feet
of this easement. Per UDC 11-3A-6,no more than 10 feet of the irrigation easement shall be located on a
buildable lot so the plat complies with this standard as proposed. Any encroachment within this
easement will require an exclusive License Agreement with NMID and the future HOA will be
responsible for maintenance of this lot. The common lot appears to show the required NMID access
road which will be fully gravel with no vegetation,as discussed above.
In addition to the Purdam Gulch Drain easement,the Purdam Gulch stub drain runs along the north
property line of the site and is located within the project boundary. The Applicant is proposing to pipe
this stub drain in its current location for better maintenance and to stub the local street within the site to
the north property line for future connectivity to W. Aviator Street. The proposal to pipe this segment of
the stub drain and place it within common lots complies with the UDC.
Utilities(UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting
is required to be installed in accord with the City's adopted standards, specifications and ordinances. See
Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System(UDC 11-3A-I5):
An underground pressurized irrigation(PI) system is required to be provided for the development as set
forth as set forth in UDC 11-3A-15. Per the submitted plans, a PI system is proposed and will be
analyzed by the applicable departments with each Final Plat.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP
Conceptual building elevations and first-floor floor plans were submitted for the proposed detached and
attached single-family units, as shown in Section VII.F. The conceptual elevations do not list specific
materials but appear to show a combination of lap siding and stucco field materials with porches and
brick or stone accent materials along the front of the homes. In addition to the elevations,the submitted
conceptual first-floor floor plans depict living area and garage on the first floor with the garages set back
from the living area fagade closest to the street. The submitted document is not dimensioned but Staff
infers that the garage doors should be at least 30 feet from the edge of the street with parkways, detached
sidewalks, and parking pad between.
Final design is required to comply with the design standards listed in the Architectural Standards Manual
and the design guidelines in the TMISAP as stated herein. Submittal and approval of an Administrative
Design Review application is required prior to submittal of building permit application(s) for the single-
family attached units. Should it be determined the detached units should also require design review,
Staff recommends Council add a specific DA provision addressing the project as a whole.
Page 12
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and preliminary plat applications with the
requirement of a Development Agreement per the recommended conditions of approval in Section VIII
of this report and per the Findings in Section IX of this staff report.
Page 13
VIL EXHIBITS
A. Annexation and Zoning and Preliminary Plat Legal Descriptions and Exhibit Maps
ELIJ ENGEBRITSONLAND SURVEYS,PLLC.
2259 S. Sumac Street,Boise,Idaho 83706 (208)859-6032-mike@elsurveys.com
10 March 2022
Amended Land Description
Project No.201204
Marala Investments,LLC.
Contains 358,362 square feet or 8,227 acres+1-
EXHI!BIT A
Property Annexation Parcel
A tract of land located within the SE%of the SW%,Section 10,Township 3 North,Range 1 West,Boise Meridian,
Ada County,Idaho described as follows:
Commencing at a found aluminum cap monumenting the SW corner of said Section 10,from which a found
aluminum cap monumenting the S%4 corner of said Section bears S 89°15'34"E a distance of 2640.54 feet;thence
easterly along the southerly line of said SW%S 89'15'34"E a distance of 1320.31 feet to a found aluminum cap
monumenting the W 1116t^comer,the POINT OF BEGINNING.
Thence northerly along the west line of said SE%of the SW 1/4 N 00°36'35"E a distance of 1087.89 feet to a
point;
Thence leaving said line S 59`29'07"E a distance of 74.36 feet to a point;
Thence N 59°04'26 E a distance of 103.00 feet to a point on the center line of the Purdam Drain;
Thence along said center line S 60*56'14'E a distance of 160.88 feet to a point from which a witness corner bears
S 00°34'27"W a distance of 20.00 feet;
Thence leaving said Drain S 00°34'27"W a distance of 250.26 feet to a found steel pin;
Thence S 89'15'34"E a distance of 232.80 feet to a found steel pin on the westerly rights-of-way line of a private
road easement known as North Zimmerman Lane;
Thence southerly along said rights-of-way S 00°34'27"W a distance of 187.11 feet to a point from which a found
witness corner bears N 89'1534"VV a distance of 2.00 feet;
Thence leaving said Gne N 89'1534"W a distance of 232.80 feet to a found steel pin;
Thence S 00°34'27"W a distance of 557.46 feet to a found steel pin on the northerly rights-of-way line of West
Franklin Road;
Thence leaving said rights-of-way and continuing S 00°34'27"W a distance of 33.88 feet to a point on the
southerly line of said SE%of the SW'/4 of Section 10;
Thence westerly along said southerly line N 89'15'34"W a distance of 294.33 feet to the POINT OF BEGINNING.
The above-described tract of land contains 8.227 acres more or less and is subject to all existing easements and
rights-of-way.
(See Exhibit B attached hereto and made part of)
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Page 15
ELSENGEBRITSONLAND SURVEYS, PLLC.
2251 S. Sumac Street, Boise, Idaho 83706 (208) 859-6032-mike@eisurveys.com
11 March 2022
Project No.201204
Marala Investments, LLC.
Amended Boundary Alamar Subdivision
Contains 245,100 square feet or 5.627 acres+1-
PROPERTY LAND DESCRIPTION
Alamar Subdivision
A tract of land located within the SE'/4 of the SW'/4,Section 10,Township 3 North, Range 1 West,Boise Meridian,
Ada County, Idaho described as follows:
Commencing at a found aluminum cap monumenting the SW corner of said Section 10,from which a found
aluminum cap monumenting the S%corner of said Section bears S 89'15'34"E a distance of 2640.54 feet;thence
easterly along the southerly line of said SW'/4 S 89°15'34"E a distance of 1320.31 feet to a found aluminum cap
monumenting the W 1116th corner;thence continuing along said Section line S 89°15'34"E a distance of 100.00 feet to a
point;thence leaving said section line and running parallel to and 100.00 feet easterly of the westerly line of said SE'/4 of
the SW%N 00°36'35"E a distance of 33.88 feet to a found aluminum cap on the northerly rights-of-way line of West
Franklin Road the POINT OF BEGINNING.
Thence leaving said rights-of-way and continuing along said parallel line N 00°36'35"E a distance of 1038.98 feet
to a point from which a witness corner bears S 00°36'35"W a distance of 20.00 feet;
Thence leaving said parallel line N 59°04'26"E a distance of 61.30 feet to a point on the center line of the Purdam
Drain;
Thence along said center line S 60°56'14"E a distance of 160.88 feet to a point from which a witness corner bears
S 00°34'27"W a distance of 20.00 feet;
Thence leaving said Drain S 00°34'27"W a distance of 250.26 feet to a found steel pin;
Thence S 89°15'34"E a distance of 232,80 feet to a found steel pin on the westerly rights-of-way line of a private
road known as North Zimmerman Lane;
Thence southerly along said rights-of-way S 00'34'27"W a distance of 187.11 feet to a point from which a found
steel pin witness corner bears N 89°15'34"W a distance of 2.00 feet;
Thence leaving said rights-of-way N 89'15'34"W a distance of 232,80 feet to a found steel pin;
Thence S 00°34'27"W a distance of distance of 557.46 feet to a found steel pin on the northerly rights-of-way line
of West Franklin Road;
Thence westerly along said rights-of-way line N 89'15'34"W a distance of 194.31 feet to the POINT OF
BEGINNING.
The above-described tract of land contains 5.627 acres more or less and is subject to all existing easements and
rights-of-way.
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Page 17
B. Preliminary Plat(dated: March 18,2022)
PRELIK NARY PLAT FOR
ALAAIAR SUBDIVISION
SE V4 OF THE SW 1I4 OF SECTION 10,T.3N,RAW.R.M. j
MERIDIAN,ADA COUNTY,IDAHO
2022
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C. Landscape Plan(dated: March 15,2022)
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Page 20
D. Phasing Plan(dated: March 15, 2022)
ALL INFRASTRUCTURE TO BE COMPLETED WITH PHASE I,
! 9F ��`.� DEVELOPMENT OF PHASE II WILL COINCIDE WITH THE
DEVELOPMENT OF THE PROPERTY TO THE NORTH, THIS WILL
PROVIDE A SECONDARY FIRE ACCESS IN ADDITION TO THE
�"`�! TEMPORARY ENTRY ROAD AT FRANKLIN..
�1 .�a�0� THE TEMPORARY ENTRY FROM FRANKLIN ROAD WILL NOT BE
LBrz �� REMOVED UNTIL THE ROAD CONNECTION TO THE NORTH AND A
Uf2 ROAD CONNECTION TO THE ASCENT SUBDIVISION AT THE EAST
IAT25 ARE COMPLETED.
LOT 3
LOT 24
LOT 4.
PHASE II Lar2a
1bTS PHASE I 22 BUILDING LOTS
Lm"
m IOT21 PHASE II 29 BUILDING LOTS
lbl 7
LOT 20
LOT 0
STUB STREET LOT19
9 lOT 11 LOT 6 lOT 5
LOT to Lor 1s PHASE II ADJACENT PROPERTY
(SHOWN FOR REFERENCE)
LIT 17 LDT 12 LOT 7
LOT 11
M0 LOT 13
LOT 12 lliT 15
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LOT 14 lAT 9 I i + rrr
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TEMPORARY ACCESS T13 ASCENT suBnrvzsmvJ
FRANKLIN ROAD ACCESS TO FRANKLIN ROAD
Page 21
E. Conceptual Building Elevations(dated: March 15,2022)
SINGLE FAMIL Y .mil 131 E S DUPLEX TJ'v/N HS,+L'PG•S
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Page 22
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
I. 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)/developer at the time of annexation ordinance adoption, and the developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA shall,
at minimum, incorporate the following provisions:
a. Future development of this site shall be substantially consistent with the approved plat,
landscape plan,phasing plan, and conceptual building elevations and floor plans
included in Section VII and the provisions contained herein.
b. Final alignment at the north property line of the north-south local street proposed with
the subject applications shall be determined at the time of the second final plat
submittal to allow the Applicant flexibility to work with the adjacent developer to the
north/northeast—the Applicant shall not be permitted to increase the number of
buildable lots with any road alignment revisions.
c. Future development of the residential units shall be generally consistent with the
required design elements outlined in the Ten Mile Interchange Specific Area Plan
(TMISAP) and include second story decks on at least half of the future residential
units to better comply with the design standards.
d. The access to W. Franklin Road is approved as a temporary access until such time an
additional public road access is available to the project site (connection to W. Aviator
Street or W. Atomic Street); at that time,this access shall be closed OR converted to
an emergency-only access with Fire Department approved bollards.
e. No final plat shall be accepted by the City until the Annexation and Zoning ordinance
and Development Agreement are executed.
Preliminary Plat(PP) Conditions:
2. Applicant shall obtain approval from NMID to install a micro-path through the common lot along the
project's west boundary(Lot 12,Block 1)containing the Purdam Gulch Drain easement and provide a
copy of the executed license agreement to the Planning Division with the first final plat submittal in
order to meet the minimum open space requirements OR the Applicant shall add a minimum of 4,300
square feet of additional qualified open space to the project in accord with UDC 11-3G-3.
3. Future development shall be consistent with the minimum dimensional standards listed in UDC Table
11-2D-6 for the TN-R zoning district.
4. The Applicant shall comply with all ACHD conditions of approval.
5. Future development shall comply with UDC I I-3A-7 and UDC 11-3A-6 for any future fencing
constructed within the development.
6. The Applicant shall obtain Administrative Design Review approval for the single-family attached units
prior to building permit submittal—this shall be submitted with the first final plat application due to
the inclusion of two single-family attached lots in Phase 1.
Page 23
7. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the
City Engineer signature on a final plat within two years of the date of the approved findings; or 2)
obtain approval of a time extension as set forth in UDC 11-6B-7.
8. The submitted preliminary plat, dated March 15,2022, shall be revised as follows with the first final
plat submittal:
a. Revise the plat to include the required revisions to meet the minimum open space requirements
as outlined in Condition VIII.A.2 above.
9. The submitted landscape plan, dated March 15,2022, shall be revised prior to the first final plat
submittal,unless otherwise noted:
a. Depict the revisions outlined in Condition VIII.A.2.
b. Add data to the landscape plans showing compliance with UDC 11-3B-7C for the proposed
parkways.
c. Remove the most central tree shown in the center of the centralized open space lot within Lot
12,Block 1 to add an area of openness in the center of this lot.
10. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted
to the Planning Division verifying all landscape improvements are in substantial compliance with the
approved landscape plan as set forth in UDC 11-3B-14.
11. Prior to building permit submittal for any structure in each phase,the Applicant shall record the
associated final plat for that phase.
12. Applicant shall remove any existing structures on the subject sites with the first phase of development.
13. Applicant shall provide a pressurized irrigation system consistent with the standards as set forth in
UDC 11-3A-15,UDC 11-3B-6 and MCC 9-1-28.
14. In accordance with the approved plans and UDC I I-3A-6,the Applicant shall tile the Purdam Gulch
Stub Drain along the north property boundary the time of final plat submittal for the relevant
development phase.
Page 24
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. To meet the City to and through policy, developer shall be required to continue a sewer main
extension from manhole SSMH C1 to the eastern property boundary and install a cleanout for future
extension.
2. A fire hydrant is required at the dead end main at the north side of the subdivision due to water
quality concerns. The hydrant tee should have a blind flange on the north leg,place the tee as far
south of the gravity irrigation pipe as possible to allow for future crossing and vertical offset without
having to remove the tee.
3. The water tee to the east near 11+00 requires two valves,with one of those valves being located on
the north leg.
4. Provide a fire hydrant at the end of the 8 inch water main to the east on the south end,which shall
have two valves. Configure this with a tee and blind flange for future connection.
5. It appears that water and sewer mains run through a landscaped area with a fence. This landscaping
and fencing must be reconfigured so there are no permanent structures over City mains and/or
easements.
6. As noted in the Geotechnical Engineering Report prepared by Atlas Materials Testing&Inspection,
there are shallow cemented soils across the site. Particular attention needs to be focused on ensuring
that all residences constructed with crawl spaces should be designed in a manner that will inhibit
water in crawl spaces. This may include the installation of foundation drains, and the installation of
rain gutters and roof drains that will carry storm water at least 10-feet away from all residences.
Foundation drains are not allowed to drain into the sanitary sewer system,nor the trench backfill for
the sewer and/or water service lines.
Standard Conditions of Approval
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. 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.
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.
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
Page 25
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
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.
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.
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
Page 26
the approved design plans. This certification will be required before a certificate of occupancy is
issued for any structures within the project.
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.
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.meridianciU.o�ublic_works.aspx?id=272.
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.
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(MFD)
https://weblink.meridiancity.orglWebLink/Doc View.aspx?id=251688&dbid=0&repo=MeridianCity
D. ADA COUNTY
https://weblink.meridianciLy.orglWebLinkIDocView.aspx?id=251863&dbid=0&repo=MeridianCity
E. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=254211&dbid=0&repo=MeridianCity
F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=252443&dbid=0&repo=MeridianCity
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancioy.orglWebLink/Doc View.aspx?id=254121&dbid=0&repo=MeridianCiU
H. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.m eridia n c i ty.org/WeUink/Doc View.aspx?id=255719&dbid=0&rep o=Meridia n City
I. DEVELOPMENT SERVICES SCHOOL IMPACT TABLE
https://weblink.meridianciU.oLg WebLink/Doc View.aspx?id=258750&dbid=0&repo=MeridianCity
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-513-3E)
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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;
Stafffinds the proposed zoning map amendment to annex the property into the City of Meridian with
the Traditional Neighborhood Residential(TN--R)zoning district and subsequent development is
consistent with the Comprehensive Plan and the Ten Mile Interchange Specific Area Plan
(TMISAP), if all conditions of approval are met.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Stafffinds the proposed zoning map amendment and request for different types of residential
dwelling types will contribute to the range of housing opportunities available within the City and
specifically within this area. Stafffinds the proposed development is generally consistent with the
purpose statement of the residential district included as part of the application.
3. The map amendment shall not be materially detrimental to the public health,safety, and
welfare;
Stafffinds 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
Stafffinds 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.
Because of the proposed addition of differing dwelling types within a neighborhood zoning district
and the general site design, Stafffinds the annexation is in the best interest of the City.
B. Preliminary Plat:
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;
Stafffinds that the proposed plat, with Staff's recommendations, is in substantial compliance with the
adopted Comprehensive Plan and the specific area plan (Ten Mile Interchange Specific Area Plan) in
regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive
Plan Policies in, Section V of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject property with development. (See Section
VIII of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City's capital
improvement program;
Because City water and sewer and any other utilities will be provided by the development at their own
cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds.
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4. There is public financial capability of supporting services for the proposed development;
Staff 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
V and VIII for more information.)
5. The development will not be detrimental to the public health,safety or general welfare; and,
Staff is not aware of any health, safety, or environmental problems associated with the platting of this
property. ACHD considers road safety issues in their analysis and has approved the proposed road
layout and street connections.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural,scenic, or historic features that exist on this site that require
preserving.
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