PZ - Staff Report for 4-28 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 4/28/2022 Legend
DATE:
Project Location j
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner
208-884-5533
SUBJECT: H-2021-0070
Burnside(Jackson)Ridge Estates
Subdivision
LOCATION: The site is located near the southwest
corner of S. Linder Road and W.Victory
Road,including 2365 W. Victory Road, ---
3801 S. Linder Road, and parcels
51226142251,R0831430030,
R0831430022, and R0831430010, in the -
NE 1/4 of Section 26,Township 3N.,
Range 1 W.
I. PROJECT DESCRIPTION
Request for Annexation&Zoning of 121.29 acres of land from RUT in Ada County to the R-2
(11.76 acres)and R-4 (109.53)zoning districts and a preliminary plat consisting of 299 total lots
(275 single-family residential lots and 24 common lots)on 119.31 acres of land,by Kimley-Horn
and Associates,Inc.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 121.29 AZ acres(R-2— 11.76 acres;R-4— 109.53 acres);
Preliminary Plat on 119.3 acres.
Future Land Use Designation Medium Density Residential&Low Density Residential
Existing Land Use(s) County residential and farm land
Proposed Land Use(s) Detached single-family residential
Lots(#and type;bldg./common) 299 total lots—275 single-family residential lots and 24
common lots
Phasing Plan(#of phases) Proposed as five(5)phases
Number of Residential Units(type 275 detached single-family units
of units)
Density(gross) 2.31 du/ac
Open Space(acres,total 12.19 acres of qualified open space(approximately
[%]/buffer/qualified) 10.22%).Further analysis below in Section V.J.
Page 1
Description Details Page
Amenities At least eight(8)qualifying amenities are proposed with
this project—Clubhouse, swimming pool,Children's play
structures,pickleball court,multi-use pathways, shaded
picnic area,public art,and outdoor fitness equipment.
Physical Features(waterways, Calkins Lateral bisects the property—no floodplain on
hazards,flood plain,hillside) property.
Neighborhood meeting date June 18,2021
Distance to nearest City Park(+ Approximately 2 miles to Bear Creek Park(18.34 acres in
size) size and to the northeast of the site)
History(previous approvals) No application history with City of Meridian
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) No
• Requires ACHD No
Commission Action
es/no
• Traffic Impact Study Yes—ACHD has accepted the TIS and is reviewing it to be part of their final
es/no staff report.
Access Three(3)new accesses are proposed to the adjacent arterial streets,Linder and
(Arterial/Collectors/State Victory Roads. Two of these are new collector streets per the Master Street Map
Hwy/Local)(Existing and (shown as S.Farmyard Avenue and E.Holstein Drive)with each one connecting
Proposed) to the arterials.All other access to proposed homes is via new local streets.
Stub Applicant is proposing to stub the new collector street(E.Holstein)to the west
Street/Interconnectivity/Cross boundary for future connectivity.E.Holstein is also proposed along the entire
Access southern boundary for future connectivity to the south.
Proposed north-south collector street, S.Farmyard,provides a stub street to the
east property line adjacent to 1995 W.Victory Road(Parcel#S 1226110255).No
other stub streets are proposed.
Traffic Level of Service Unknown until ACHD report is received.
Existing Road Network W.Victory Road and N.Linder Road are existing arterial streets.All other roads
proposed would be new development.
Existing Arterial Sidewalks/ No sidewalks or buffers along Victory or Linder Road frontages.
Buffers
Proposed Road Unknown until ACHD report is received.
Improvements
Fire Service
• Distance to Fire Station Approx. 1.4 miles from Fire Station#6
• Fire Response Time This project does fall within the Meridian Fire response time goal of 5 minutes.
• Resource Reliability Fire Station#6 reliability is 85%(above goal of 80%).
• Risk Identification Risk Factor 2—residential with hazards(waterway)
• Accessibility Proposed project meets all required access,road widths,and turnarounds.
Proposed phasing plan shall be adhered to;any changes in the phasing shall be
approved by the Fire Department.
Applicant shall have strict adherence to proposed phasing plan.
Police Service
• Distance to Station Approximately 4.3 miles from MPD Headquarters
• Response Time Approximately 3:14 response time to an emergency in this reporting district.
Page 2
Description Details I Page
• Call Data Between 2/l/2020— 1/31/2022,the Meridian Police Department responded to
1,380 calls for service within a mile of the proposed development.The crime
count on the calls for service was 127. See attached documents for more details.
Between 2/l/2020— 1/31/2022,the Meridian Police Department responded to 12
crashes within a mile of the proposed development. See attached documents for
more details.
• Additional Concerns None
West Ada School District
Estimated Additional School 157 estimated children at full build out(specific to the area)
Aged Children
• Capacity of Schools Mary McPherson Elementary—675 students
Victory Middle School— 1,000 students
Meridian High School—2,075 students
• #of Students Enrolled Mary McPherson Elementary—442 students
Victory Middle School—996 students
Meridian High School— 1,698 students
School of Choice Options . Christine Donnell Elementary(Arts)—480 enrolled w/capacity of 500)
• Spalding Elementary STEM —651 enrolled w/ca acit of 750
See West Ada letter for additional context and analysis Section VIII.H
Wastewater
• Distance to Sewer Directly adjacent
Services
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns •Flow is committed
•See Public Works Site Specific Conditions
Water
• Distance to Services Directly adjacent
• Pressure Zone 5
• Water Quality Concerns None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns Fittings should be used instead of pipe deflection.
Page 3
C. Project Area Maps
Future Land Use Map Aerial Map
Legend ®� Legend .
Project Location I�/�11Project Location
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Medium uensi'r High Density
Residential - Residential
-; Low Density
MU-N - Residential.
Zoning Map Planned Development Map
Legend R-2 R- 0 Legend
Project Location ! Project Location
R1 y City Limits
RUT��
R7 Planned Parcels
R1
�Em 2
RUT R-4
R-4 �
R 8
R-4 RUT '
III. APPLICANT INFORMATION
A. Applicant:
Jay Walker,Kimley Horn&Associates—950 W. Bannock Street, Suite 1100,Boise,ID 83702
B. Owner:
Linder Holdings,LLC—849 E. State Street, Suite 101,Eagle, ID 83616
C. Representative:
Nicolette Womack, Kimley Horn&Associates—950 W. Bannock Street, Suite 1100, Boise,ID
83702
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
Site Posting 4/6/2022
Nextdoor posting 4/18/2022
V. STAFF ANALYSIS
A. Future Land Use Map Designation(ht(ps://www.meridiancity.org/compplan)
The subject project area contains two future land use designations, Low Density Residential
(LDR) and Medium Density Residential(MDR),with the MDR designation taking up a larger
area of the project, approximately 80 acres compared to 39 acres respectively.
Low Density Residential(LDR)—This designation allows for the development of single-family
homes on large and estate lots at gross densities of three dwelling units or less per acre. These
areas often transition between existing rural residential and urban properties. Developments need
to respect agricultural heritage and resources,recognize view sheds and open spaces, and
maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails,and
other appropriate means should enhance the character of the area. Density bonuses may be
considered with the provision of additional public amenities such as a park, school,or land
dedicated for public services.
Medium Density Residential(MDR)—This designation allows for dwelling units at gross
densities of three to eight dwelling units per acre. Density bonuses may be considered with the
provision of additional public amenities such as a park, school, or land dedicated for public
services.
The subject property has two future land use designations on the property, as noted above. The
majority of the site is designated Medium Density Residential(approximately 80 acres compared
to 39 acres) which calls for a different type of lot size and density than the LDR designation.
MDR allows a gross density range of 3-8 du/ac while the LDR designation allows gross densities
of 3 du/ac and less. Future Land Use designations are not parcel specific.An adjacent, abutting
designation, when appropriate and approved as part of a public hearing with a land development
application, may be used.A designation may not be used however, across planned or existing
collector or arterial roadways, must not be used on a parcel not directly abutting the designation,
and may not apply to more than 50%of the land being developed.
Based on this policy, the LDR designation can be `floated"beyond the area depicted on the
future land use map up to the east side of the north-south collector street proposed with this
development(S. Farmyard Avenue).Subsequently, the gross density west of S. Farmyard must
meet the minimum gross density for the MDR designation (at least 3 du/ac.).Additionally, the
plan allows gross densities to be rounded up or down, therefore the minimum gross density of
this area must be at least 2.5 du/ac.According to the submitted plans, the area west of the
proposed collector is approximately 54 acres and contains 126 units which is approximately
Z33 du/ac and does not meet the minimum gross density of the MDR designation. Therefore,
the Applicant should add at least 9 additional building lots to meet the minimum density
requirement. If the Applicant does not wish to increase the number of lots, then a
Comprehensive Plan Map Amendment is required and this project should be delayed to allow
Page 5
the applicant to submit a concurrent CPAM application which could be processed no earlier
than June 15'h. The Applicant is proposing larger lots throughout the development(minimum
lot size of 9,900 square feet in this area of the plat)so Staff believes there may be ample area
west of the proposed collector to add these additional building lots.However, to increase the
number of lots in this area it would require the applicant to amend their annexation request to
incorporate an R-8 zoning district due to differing dimensional standards from the R-4 district.
Staff recommends the applicant include an area of R-8 zoning in the north area of the plat
(Blocks 2& 3) to allow for some lot sizes smaller than R-4 dimensional standards. Fifteen (1 S)
days prior to the City council hearing the applicant should submit an amended annexation
legal description and exhibit map to incorporate R-8 zoning as recommended by staff.
The subject project is comprised of six (6) county parcels located near the southwest corner of W.
Victory Road and N. Linder, directly west of Brundage Estates on the east side Linder that has
yet to record a phase I final plat despite obtaining initial City approval for a preliminary plat in
2016. This project's path to annexation is via the existing R-4 zoning of Brundage Estates to the
east; no other City zoning is adjacent to the subject project area. Therefore, City Council should
determine if the requested development is a logical expansion of City zoning.
Overall, the Applicant is proposing 275 detached single-family residences with an average lot
size of 10,125 square feet within the R-2 and R-4 zoning districts; the proposed lot sizes and
requested zoning districts are not common in recent City development approvals. The Applicant
is also proposing to develop the project in five (5)phases with adequate Fire access in each
phase.
The submitted plans depict a number of new local streets throughout the site anchored by a
collector street along the south boundary and an additional collector that generally bisects the
property and connects to Victory Road from the southern collector street at the '/mile mark west
of Linder Road. Both collector streets are shown on the Master Street Map (MSM) but the north-
south collector street is shown at the mid-mile mark on Victory and along the entire west
boundary, it is not shown bisecting the property nor connecting to Victory at the '/mile mark as
proposed. Staff has not received the ACHD staff report to know if the collector street alignment is
acceptable to them. Staff is supportive of this alignment, if approved by ACHD.
In terms of nearby and adjacent development,Staff recognizes this area is lacking
neighborhood serving commercial uses. Specifically, the closest commercial developments are
more than a mile from the project boundary which incentivizes the use of vehicles instead of
pedestrian or bicycle facilities, which are also absent. The Comprehensive Plan does
contemplate the development of a Mixed-Use Neighborhood node approximately a %mile to
the west of this project but it may not develop in the immediate future. Therefore, staff believes,
the Commission and Council should determine if the project is a logical expansion of city
limits given the lack of public infrastructure and neighborhood serving uses in the area.
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 HITA1. The DA is required to be signed by the property owner(s)/developer and returned
to the City within 6 months of the Council granting the annexation for approval by City Council
and subsequent recordation.A final plat will not be accepted until the DA is executed and the AZ
ordinance is approved by City Council.
B. Comprehensive Plan Policies (https://www.meridiancitE.or /g compplan):
Staff finds the following Comprehensive Plan policies are applicable to this development; Staff
analysis is in italics:
Page 6
"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).Burnside Ridge Estates proposes different
lot sizes than what is existing most adjacent to the subject properties.A majority of the county
residential lots adjacent to this development range in size with the smallest being 2 acres in size.
Furthermore, the proposed lot sizes in this development are most consistent with the approved R-
4 lots on the east side of Linder Road. Because of the disparity of lot sizes along the west
boundary, the Applicant is proposing R-2 zoning and lots at least 21,000 square feet(almost half
an acre) in size along the entire west boundary. In addition to what is proposed, Staff is
recommending an area of R-8 is added to the north end of the project in order add additional lots
to meet the minimum density requirements of the plan. The addition of a block of smaller lots
would further the housing type and lot size available in this project. Therefore, Staff finds the
proposed project complies with this policy, especially with the recommended zoning revision.
"Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices"(3.07.01A).As
noted above, the properties nearest the subject development vary in size but are no smaller than 2
acres in size. Because of this, the Applicant has proposed its largest lots along the west boundary
adjacent to existing County lots of approximately 5 acres. Furthermore, the Applicant has
proposed to place the required north-south collector street along the east boundary in the
northwest quadrant for future connectivity opportunities to the east and subsequently acts as a
buffer between that 10 acre parcel and the proposed development. The proposed layout in the
southeast quadrant abuts multiple county parcels but is removed from existing structures accept
for the 2 acre parcel directly adjacent to the very northeast corner of this area. In order to help
mitigate this, the Applicant has proposed an extended buffer lot directly adjacent to the existing
County residence which should offer adequate transition and screening. In general, the proposed
development consisting of lots averaging at least 10,000 square feet are consistent with the City's
anticipated land uses and lot sizes in this area of the City.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools, fire, and parks"(3.02.01G).All public utilities are available for
this project site due to the existing network abutting the site to the east and north,per Public
Works comments. Subsequently, all public utilities will be extended at the Applicant's expense in
order to connect to the existing services within the right-of-way. Further, the entire site is within
the Fire Department response time goal of 5-minutes.
West Ada School District has offered comments on this project and estimates 157 additional
school aged children from this development. West Ada discusses within their letter there are
thousands of homes not yet constructed in the same area of this project which will also add to
school enrollment. However, there is currently capacity at each designated school.
The adjacent roadways will be impacted by this development because neither Victory nor Linder
Road have been widened.ACHD has not submitted their report but a TIS was completed.
According to the submitted TIS, it contemplates 261 single-family residential units which is lower
than what was submitted with the subject applications. Based on 261 units, the proposed
development is estimated to generate approximately 2,513 vehicle trips per weekday. Further
analysis of the TIS is below in the Access section of this report and will be even further analyzed
by ACHD within their future staff report. Based upon the data presented in the TIS, the proposed
development appears to be of minimal impact to the adjacent roadways and intersections but
ACHD will determine what arterial road improvements are required.
"Preserve,protect,and provide open space for recreation, conservation, and aesthetics"
(4.05.01F). The proposed project offers open space that exceeds the minimum requirements in the
unified development code (UDC) at the time of application submittal(prior to the open space
Page 7
code changes in October 2021) by proposing slightly above 10%qualified open space.According
to the submitted open space exhibit, approximately a quarter of the qualified open space is street
buffers along the proposed collector streets and adjacent to Victory and Linder Roads and an
additional quarter of the area consists of the Calkins Lateral easement and regional pathway.
The remaining qualified open space consists of two large common lots in the center of the
development consisting of approximately 5.5 acres of land with one of the lots containing the
proposed clubhouse and swimming pool; the other large open space lot has a series of connected
micro paths and open grassy areas. The entire development will share the open space and
amenities which add to the walkability and usability of the open space within this development.
The proposed centralized open space and pedestrian connectivity to it is an example of what the
comprehensive plan and our development code currently aims to deliver to Meridian residents,
despite leaving some areas without usable open space in their respective 40 acre quadrants.
"Require pedestrian access connectors in all new development to link subdivisions together and
to promote neighborhood connectivity as part of a community pathway system."(6.01.01 H). The
Applicant is proposing multiple micro paths and regional pathway segments with the
development consistent with the Master Pathways Plan. Further; the Applicant is proposing
detached sidewalks and parkways throughout the subdivision and along the arterials as required
by code. Because there is currently no other adjacent City development, there are no
opportunities to connect to any existing facilities. However, the Applicant has the capacity to lay
the foundation for a connected neighborhood with this development. The Applicant's proposed
road layout offers some of this desired interconnectivity by placing S. Farmyard along the east
boundary for easy connectivity to the detached sidewalks on its east side and by including the
required regional pathway along the collectors and the Calkins Lateral. However, there is
minimal connectivity to the west boundary or the north boundary of the southeast quadrant of the
site. Staff is recommending specific revisions to address these two areas and increase the
connectivity in this area for future development.
"Work with transportation partners to identify locations for future park&ride lots, shuttle buses,
and/or transit stations."(6.01.05).According to the Community Planning Association of
Southwest Idaho (COMPASS), a future express bus route is planned along Linder Road from
Downtime Kuna to Chinden Boulevard. COMPASS and Staff recommend the Applicant work with
Valley Regional Transit(VRT) to include a bus stop along this development's Linder Road
frontage. Staff has included a DA provision consistent with this recommendation.
With the recommended revisions,Staff finds this development to be generally consistent with
the Comprehensive Plan.
C. Access(UDC 11-3A-3):
NOTE: Staff has not received ACHD's staff report for the subject development,which
includes analysis on the accepted traffic study.Therefore,there is minimal information
regarding ACHD analysis of the proposed and existing transportation network.
Main access to the project is proposed via two new collector streets proposed with this
development—one to W. Victory Road and one to S. Linder Road,both arterial streets. The
north-south collector is shown as S. Farmyard Avenue and the east-west collector that runs along
the southern boundary is shown as E. Holstein Drive. These two collector streets are required to
be constructed per the Master Street Map. However,the north-south collector street is shown at
the mid-mile mark on Victory and along the entire west boundary on the Master Street Map
(MSM), it is not shown bisecting the property nor connecting to Victory at the mile mark.
Page 8
ACHD will determine if this revised location of Farmyard requires a formal modification to the
MSM. In general, Staff is supportive of the proposed collector street placement.
In addition,the third access to the adjacent arterials is via a local street connection to Linder Road
(shown as E. Pivot Drive)that aligns with a local street connection on the east side of Linder that
was approved with the approved Brundage Estates development(currently undeveloped but
approved).According to the submitted TIS, all proposed arterial connections comply with ACHD
offset requirements but the ACHD staff report will verify this. All local streets are shown as 33-
feet of pavement within 60 feet of right-of-way—the right-of-way includes the pavement and the
parkways and detached 5-foot sidewalk on each side.ACHD will confirm if this right-of-way
design complies with their policies.
According to the submitted plat, the required collector street along the south boundary(E.
Holstein Drive)is fully on the subject property at the east and west boundaries but curves down
to be evenly split along the majority of the south property line. Specifically, this road is shown
to be constructed with 18 feet of pavement from the property line to the back of curb on
Burnside Ridge side of the property line. Typically, the first development in is required to
construct their half of the street section (18 feet in this instance)plus 12 feet of pavement
which would total 30 feet of pavement instead of the l8 feet proposed. This is important to note
because this segment of road is adjacent to a County parcel that is not part of the subject
annexation request and may require the road to shift 12 feet north to accommodate the additional
ROW if ACHD does not accept this road segment as proposed.
Lastly, the subject development abuts a number of county parcels to its northeast and the
Applicant has proposed to stub a street to their shared property line near the northeast corner of
the site(east side of Farmyard Avenue). Because of the number ofparcels adjacent to this
project, Staff recommends an additional stub street be added to the north property boundary from
E. Pivot Drive in the southeast third of the project to help create better opportunity for
interconnectivity in the future. Specifically, Staff is recommending this stub street be located
approximately in the area of Lot 11 or 12, Block S.
Traffic Impact Study Analysis:
The proposed project proposes more than 100 units and therefore requires a Traffic Impact Study
(TIS). The Applicant's traffic impact study has been analyzed by ACHD and specific conditions
of approval will be outlined in their future staff report.
D. Existing Structures/Site Improvements:
The subject development consists of 6 county parcels and contains multiple agricultural
based structures on the property; specifically, at the northwest corner of the site and near
the southern boundary south of the Calkins Lateral.In addition,there is an existing
residence in the southeast quadrant of the development that takes access from Linder Road
and was illegally split from one of the lots with the County. This home and associated
outbuilding are proposed to remain until the final phase of the development.All other
structures on the properties are proposed to be removed at the time of site development.
In addition, a portion of an unknown irrigation facility was piped along the west boundary of the
site but appears to be outside of the property boundary. Boise Project Board of Control,the
governing irrigation district in this area of the City, did not call this facility or easement out
within their submitted letter so Staff assumes there are no issues with this facility and its
proximity to the project.
Staff has concerns surrounding the existing home shown to remain until the final phase of
development. Unless specific provisions are outlined in the DA, the home may never connect to
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City services or provide the required frontage improvements if allowed to wait until the noted
phase only. Because of this and consistent with UDC 9-1-4& UDC 9-4-8, Staff is recommending
a DA provision the existing home connect to City water&sewer within 60 calendar days after
Council has granted approval of the annexation ordinance.
E. Proposed Use Analysis:
The Applicant is proposing detached single-family residential homes for the entire project area.
This residential use is a permitted use in the requested R-2 and R-4 zoning districts,per UDC
Table 11-2A-2; this use is also permitted within the recommended R-8 zoning district.
The Applicant has provided a phasing plan notating the project is to be constructed in five (5)
phases with each phase showing adequate Fire access,per Meridian Fire Department review.
According to the phasing plan,the first phase includes a segment of the required north-south
collector street(S. Farmyard) and the proposed local street connection to Linder Road at the
northeast corner of the southeast quadrant of the project. Phase 1 depicts 56 building lots with
minimal open space and no amenities beyond a segment of multi-use pathway along Farmyard.
Staff is not supportive of this phasing of open space inclusion so Staff is recommending a
revision to the phasing plan to include the central open space lot containing the clubhouse and
pool,Lot 1,Block 12, and is approximately 102,000 square feet; including this with the first
phase instead of phase 3 creates better opportunity for equitable use of these amenities by all
residents.
Phase 2 is depicted to include 92 lots and the remaining area of the northwest quadrant with the
full area of the largest open space lot, Lot 6,Block 4. This second phase contains the first R-2 lots
along the west boundary and includes the area of the plat Staff is recommending being revised to
include an area of R-8 to meet the minimum density requirement.
Phase 3 is shown to include the southeast corner of the property,the east third of the collector
street required along the south boundary(E. Holstein Drive), a large segment of the Calkins
Lateral regional pathway, and the proposed clubhouse and swimming pool. Based on the
submitted phasing plan,the first 148 building lots are proposed prior to the inclusion of the
clubhouse and pool; this accounts for slightly more than half of the proposed homes and is why
Staff has recommending placing these amenities and lot within phase 1 instead.
Phase 4 includes the remaining R-2 lots along the west boundary,the remaining Calkins regional
pathway,and the remaining length of E.Holstein along the southern boundary. Phase 5 contains
the noted outparcel along Linder Road, 3801 S. Linder, and the remaining 12 building lots and
last piece of the Linder Road street buffer.
Staff ,finds the proposed use meets all UDC requirements. Furthermore, with Staffs
recommended revisions noted in this section and the next, the phasing of the project should
provide livability and access to usable open space through each phase of development.
F. Dimensional Standards(UDC 11-2):
The proposed building lots meet all UDC dimensional standards for the requested zoning districts
for lot size, lot frontage, and proposed use.
All subdivision developments are also required to comply with Subdivision Design and
Improvement Standards(UDC 11-6C-3).
The Applicant has proposed a number of streets within the development with block lengths that
exceed the allowed 750 linear feet. The three east-west local streets in the northwest quadrant are
allowed to be up to 1,000 feet because each one has a micro path lot approximately mid-block
Page 10
that provides a pedestrian access from the Victory Road sidewalk into the development and the
large central open space lot.
E. Pivot Drive along the north boundary in the southeast quadrant is approximately 1,200 linear
feet with no breaks in the block length. To correct this, Staff recommends an additional stub
street is stubbed to the north boundary near Lot 11 &Lot 12, Block 5 for future connectivity and
to break up this block length consistent with UDC provisions. Further, Staff recommends an
additional 15 foot wide micro path lot is added to the south side of E. Pivot in line with the
recommended stub street location to head south between pivot and E. Drawbar to provide a more
convenient pedestrian access through this area of the site.
S.Agronomy Avenue near the west boundary is block that exceeds 750 feet on its west side
(approximately 900 feet) but does have two streets on its east side. However, consistent with
other areas of the site noted above, Staff recommends an additional micro path lot is added along
the west boundary of this street for future pedestrian connectivity.
Lastly, S. Red Angus Way is a local street that goes at a diagonal angle to the arterial streets in
the south half of the development and is approximately 1,400 feet in length with a micro path
connection near mid-block. However, UDC 11-6C-3F specifically limits the maximum block
length allowed to 1,200 feet regardless of a pedestrian connection without site constraints; this
code section also outright prohibits any block length greater than 1,200 feet without obtaining a
City Council waiver. Because the proposed block length is greater 1,200 feet,Staff recommends
the Applicant provide an additional cross street from Red Angus northeast to S.International
Way across the Calkins Lateral in alignment with E.Drawbar Street to create a compliant
block length. Furthermore, this new cross street would also provide better interconnectivity
within the site and better access to the multi-use pathway along the Calkins Lateral.Staff finds
this solution favorable to a Council waiver.
In addition to block lengths, UDC 11-6C-3 discusses double fronted homes and prohibits this
type of lot configuration unless unusual topography or other conditions make it impossible to
meet this requirement; no such circumstances exist for this development so the Applicant must
comply with this requirement. Lots 1-4, Block 8 are depicted as having frontage on both S.
Agronomy and S. Cultivator which does not comply with this section of code. In order to comply
with the UDC, the Applicant should attach the sidewalk and include a minimum 10 foot wide
common lot measured from the back of sidewalk to the rear property line adjacent to one of these
local streets; Staff does not have a preference as to which street has the common lot added.
The Applicant should make the noted revisions in order to comply with the subdivision design
and improvement standards in UDC 11-6C-3.
G. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
Staff will analyze compliance with this standard at the time of each building permit submittal.
H. Sidewalks&Parkways (UDC 11-3A-17):
5-foot wide detached sidewalks with parkways are proposed along all of the proposed local
streets serving the detached single-family homes. The proposed sidewalks meet the standards
listed in UDC 11-3A-17.
The sidewalks in this development create connections throughout the project including to and
from the proposed open space lots, the multi-use pathway segment along the Calkins Lateral, and
adjacent arterial roads.All open space areas also appear to be directly adjacent to sidewalks and
Page 11
include micro paths which add to the pedestrian accessibility of the development. Staff believes
the additional micro path connections recommended above further the pedestrian network within
this development. With the proposed sidewalk network in conjunction with the recommended
revisions, Staff supports the overall pedestrian facilities for this development.
As noted, the Applicant is proposing detached sidewalks with parkways throughout the
development. The pathways appear to measure at least 8 feet wide in all areas as required by
code. However, these parkways do not contain the required number of trees per the UDC. Staff
has analyzed this further in the subsequent landscape section below.
I. Landscaping(UDC 11-3B):
A minimum 25-foot wide street buffer is required adjacent to W.Victory Road and S. Linder
Road, arterial streets,required to be landscaped per the standards listed in UDC 11-3B-7C.
According to the submitted plat, a minimum 25-foot common lot is depicted along both arterial
streets. The submitted landscape plans appear to show landscaping in excess of code
requirements.
A 20-foot wide landscape buffer is required adjacent to Farmyard Avenue,the north-south
collector street, and Holstein Drive,the east-west collector street along the south boundary—the
submitted plat depicts a common lot at least 20 feet wide along all required areas but depicts the
required detached sidewalks outside of the common lot and instead within the right-of-way. This
is not typical but is allowed. Therefore,the submitted landscape plans depict an actual buffer
width of greater than 30 feet adjacent to the collector roadways. Further,the submitted landscape
plans appear to show the correct amount of landscaping per the UDC standards for these buffers.
Landscaping is required along all pathways (including micro-pathways) in accord with the
standards listed in UDC 11-3B-12C. The total lineal feet of all pathways with the required and
proposed number of trees is included in the Landscape Calculations table on the submitted
landscape plans. This table should be revised following the addition of the recommended micro-
path lots throughout the site as discussed in sections above. Currently,the correct number of trees
appear to be shown on the submitted plans.
The Calkins Lateral currently bisects the south half of the project site and the Applicant is
proposing to keep this lateral open as it is a relatively large facility. Further, as noted above, the
Applicant is proposing a multi-use pathway segment along the north side of the Calkins
consistent with the Master Pathways Plan.According to the letter submitted by the irrigation
district, the easement for this lateral consists of 27 feet on its west side and 25 feet on its north
side, measured from the centerline of the facility. The submitted plans depict a 40 foot wide
irrigation easement which is inaccurate and does not clearly depict the centerline of the lateral.
Therefore, it is unclear if any of the buildable lots on the west/southwest side of the lateral are
encumbered by the easement. The Applicant should revise the plat to depict the correct width of
the irrigation easement and depict whether any buildable lots are encumbered by its easement.
Typically, no trees are allowed within irrigation easements which may present an issue since
the submitted plans do not accurately depict the irrigation easement and the required regional
pathway is shown within this common lot with the required trees.In order for this area to be
qualified open space, the Applicant is required to landscape this area per code. If it turns out
the irrigation easement prevents the inclusion of trees along the regional pathway,Staff
recommends this common lot is widened to allow for at least 5 feet of landscaping on the
north/northeast side of the lot and pathway to allow for the required number of trees for the
purpose of creating areas of shade along the pathway. Should this revision be required because
of the irrigation easement, the Applicant will be required to obtain for Alternative Compliance
approval per UDC 11-3B-12C. The Applicant should submit for this approval with the second
Final Plat application to propose how this revision meets or exceeds code requirements;
Page 12
alternatively, the Applicant can propose a regional pathway and landscaping that meets these
standards.
8-foot wide parkways with street trees are shown along all local streets within the development
and are required to be landscaped per the standards listed in UDC 11-3B-7C. According to the
submitted landscape plan,the correct number of trees are not shown and the table does not list
the parkways at all.Prior to City Council, the Applicant should correct this by adding the correct
number of trees (1 per 35 linear feet) and list the linear feet of parkway within the landscape
table and show the correct number trees per the provisions outlined in UDC 11-3B-7C.
Common open space is required to be landscaped in accord with the old standards listed in UDC
11-3G-3E. The total square footage of common open space and the required number of trees to
demonstrate compliance with UDC standards is not included in the Landscape Calculations table
but the submitted plans appear to show UDC compliance.Prior to City Council, the Landscape
Calculations table should be corrected to include this requirement and reference the requirement
of 1 tree18,000 square feet of common open space.
J. Qualified Open Space (UDC 11-3G):
Per the previous open space code,a minimum of 10%qualified open space meeting the standards
listed in UDC 11-3G-3B is required for the overall development. Based on the proposed plat of
119.3 acres, a minimum of 11.9 acres of qualified common open space should be provided to
satisfy the requirements.
According to the Applicant's open space exhibit, a total of 12.19 acres of qualified open space
(approximately 10.22%) is proposed which meets the minimum code required. However, the open
space exhibit does not include the parkways proposed throughout the entire development. As
discussed above, these parkways do not include the required number of street trees but if those
were added, the parkways could also be added to the amount of qualified open space. Therefore,
with Staff's recommended revision to include the required number of trees, the actual amount of
qualified open space is much greater than what is shown on the open space exhibit. The
Applicant should revise the open space exhibit prior to City Council to reflect the qualified area
of the parkways per code(linear feet of parkway minus 26 feet for each lot for the driveway, and
then multiplied by 8; this will obtain the qualified open space area).
Despite the proposed open space exceeding the minimum 10% requirement, a majority of this
open space is centrally located within the 119 acres. Generally, the comprehensive plan and
City code desire this but with a project of this size, it has left areas of the development without
usable open space where residents will have to walk or drive almost a quarter mile to the
central open space lots. For a child or a moderately healthy adult, this should not be an issue.
But,for the elderly or those who cannot physically walk that far for other reasons,smaller
areas of open space should be available in other parts of the development for more equitable
access to green space. Therefore,Staff is including a condition of approval to replace a lot in
each of the two southern quadrants(southwest third and southeast third) with an additional
open space lot. Staff will leave the ultimate placement of these to the Applicant but does
recommend Lot 21 or 22,Block 13 in the southeast third be utilized as an open space lot to be
consistent with the recommendation to add a micro path through this area of the plat.In
addition,Staff recommends Lot 7 or 8,Block 7 be utilized as an open space lot and be aligned
with S.Brown Swiss Way on the east side of Farmyard Avenue for efficient pedestrian access
to and from different areas of the development. With Staffs recommendation to revise Blocks 2
& 3 of the plat to be R-8 lots, the Applicant should be able to add at least 12 lots that area
which would meet the 9 additional lots required to meet the minimum density and recoup the
two lots lost with this recommendation.
Page 13
NOTE:If the subject development was required to comply with the current open space
standards for the requested R-2&R-4 zoning districts, the minimum amount of open space
required would be approximately 14 acres instead of 11.9 acres. With the additional area of the
parkways and two additional open space lots that will be qualified open space,Staff anticipates
the additional 2 acres of open space would be present within the development.
K. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat(119.3 acres), a minimum of six(6) qualified site
amenities are required to be provided per the old open space standards listed in UDC 11-3G-3C
(I amenity for every 20 acres).
According to the submitted plans, the Applicant is proposing at least eight(8) qualifying
amenities to satisfy UDC requirements: Clubhouse, swimming pool, children's play structures,
pickleball court, multi-use pathways, shaded picnic area,public art, and outdoor fitness
equipment. The proposed amenities exceed code requirements. Further, according to the
submitted narrative from the Applicant, the proposed play structure is more consistent with a
natural play area than traditional playground equipment which Staff fully supports. A majority of
these amenities are proposed within the two central open space lots which leaves the other areas
of the development without an amenity outside of sidewalk connections to the regional pathway
along the Calkins Lateral.
As discussed above, Staff is recommending a loss of a few lots in different areas of the project to
increase the accessibility to open space for all areas of the development.In conjunction with this,
the Applicant should include an amenity within each of these areas for recreation purposes. Staff
is not recommending three additional amenities be added but is anticipating amenities can be
moved from the central open space to these areas. If this is not possible, additional amenities
should be required.
NOTE:If the subject development was analyzed against the current open space and amenity
code, the minimum amount of amenity points for the development would be 24 points and an
amenity from each category would be required The proposed amenities would exceed the
required amount of amenity points.
L. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7.
Privacy fencing is proposed in essentially all areas of the development which does not comply
with the UDC and no exhibit is shown depicting the actual type of fencing proposed. Specifically,
all fencing along irrigation facilities cannot be 6-foot tall privacy fencing and instead must be 6-
foot tall open vision fencing per UDC 11-3A-6C—this requirement applies to all lots abutting the
Calkins Lateral as well as the rear of lots abutting the piped irrigation facility abutting the west
property boundary, as discussed above.
In addition, 6-foot tall privacy fencing is not allowed along micro paths unless they are no deeper
than 2 lots, or 250 feet in length, and connect two public roads. Therefore, the fencing along the
micro paths on Lot, 35, Block 1, Lot 7, Block 12, and the recommended micro path along the
west boundary must be no more than 4 feet solid fencing or be constructed as semi private
fencing with 4 feet of solid fencing and no more than 2 feet of open vision fencing(at least 80%
open) to total 6 feet in height.
Page 14
M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The applicant has submitted conceptual elevations of the proposed detached single-family homes.
Unless specifically required by City Council, single-family residential homes do not require
Administrative Design Review(DES)approval prior to building permit submittal.
The conceptual elevations submitted depict estate homes with multiple finish and accent
materials, home sizes, and color concepts. Based on the submitted images, the future single-
family homes appear to be custom homes that will add to the quality of housing in the City of
Meridian.
N. Waterways(UDC 11-3A-6):
A segment of the Calkins Lateral bisects the southern half of the development with no floodplain
present. As noted above,the Applicant is proposing to keep this lateral open and include a
regional pathway on its north/northeast side to count this area as qualified open space.
According to the submitted plat, the lateral and regional pathway are shown in a common lot
approximately SS feet wide and shows the irrigation easement as 40 feet of this width. As
discussed above, the Boise Project Board of Control notes the easement width for the Calkins
Lateral is 52 feet in total;27 feet on its south/southwest side and 25 feet on its north/northeast
side, measured from the centerline of the facility. The Applicant should revise the plat to depict
the correct easement width so Staff can adequately analyze this piece of the development.
Regardless, the Applicant is required to comply with all standards in UDC 11-3A-6.
Fencing and landscaping have been analyzed in other sections of the report and includes specific
recommendations consistent with the analysis in this section.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and approval of the requested preliminary plat application per the
conditions of approval in Section VIII and the Findings in Section IX of this staff report.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 15
VII. EXHIBITS
A. Annexation and Zoning Legal Descriptions and Exhibit Maps (NOT APPROVED)
GWAS LAND SURVEYINO PLLC
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Client:Kimley Horn
Date: February 4,2022
Job No._9519
ANNEXATION
PROPERTY DESCRIPTION
A parcel of land being the W 1/2 NE 114 and a portion of the SE 114 NE 1/4 all of Lot 1 and Lot 3
and a portion of Lot 2 of Basslin Ridge Estates as on file in Book 64 of Plats at Page 6469 in the
Office of the Recorder of Ada County, Idaho,all located in Section 26,Township 3 North,Range 1
West,Boise Meridian,Ada County Idaho,more particularly described as follows:
BEGINNING at a found Brass Cap marking the NW corner of said NE 1/4,(North 114 corner),from
which a found Aluminum cap stamped"PLS 17665"marking the NE corner of said NE 114,
(Section corner common to Sections 23,24,25 and 26)bears S.890 06'38"E.,a distance of
2655.71 feet;
Thence along the Northerly boundary of said W 112 NE 114,S.89'06'38"E.,a distance of
1328.23 feet to the NE corner of said W 112 NE 1/4,(East 1/16 corner common to sections 23 and
26);
Thence along the Easterly boundary of said W 112 NE 1/4,S.00'33'37"W.,a distance of 1326.54
feet to a found 5/8 inch diameter iron pin with illegible cap marking the Northwest corner of said
Basslin Ridge Estates;
Thence along the Northerly boundary of said Basslin Ridge Estates,S.89108'36"E.,a distance
of 1326.07 feet to the NE corner of said SE 114 NE 1/4,(North 1116 corner common to sections 25
and 26);
Thence along the Easterly boundary line of said SE 1/4 NE 114,S.00137' 17"W.,a distance of
1325.84 feet to the SE corner of said SE 114 NE 1/4,(East 1/4 corner);
Thence along the Southerly boundary of said SE 114 NE 114,N.891 11'36"W.,a distance of
1325.93 feet to the Southeast corner of said of said W 1/2 NE 1/4,(Center east 1/16 corner);
Thence along the Southerly boundary of said W 112 NE 114, N.891 10'56"W.,a distance of
1326.91 feet to a found 5/8 inch diameter iron pin with cap stamped"PLS 6901"marking the
Southwest comer of said of said W 1/2 NE 114,(Center 1/4 corner);
Thence along the Westerly boundary of said W 1/2 NE 114,N,00°33'35"E.,a distance of 2655.21
feet to the POINT OF BEGINNING.
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Page 16
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9519 Revised Annexation 2/4/2022
Scale: 1 inch=350 feet File:
Tract 1:121.2924 Acres,Closure:547.4756w 0.01 ft.(11999999),Perimeter=10615 ft_
01 s89.0638e 1328.23 07 n00.3335e 2655.21
02 s00.3337w 1326.544
03 s89.0636e 1326.07
04 s00.3717w 1325.94
05 n89.1136w 1325.93
O6 n89.1056w 1326.91
Page 17
'�J � �13 LAND SURVEYING PLLC
Client:Kimley Horn Date:February 8,2022
Job No.:9519 Re:Jackson Ridge Estates
REZONE R-4
PROPERTY DESCRIPTION
A parcel of land being a portion of the W 1/2 NE 1/4 and a portion of the SE 114 NE 114 all of Lot 1
and Lot 3 and a portion of Lot 2 of Basslin Ridge Estates as on file in Book 64 of Plats at Page
6469 in the Office of the Recorder of Ada County, Idaho,all located in Section 26,Township 3
North,Range 1 West,Boise Meridian,Ada County Idaho, more particularly described as follows:
Commencing at a found Brass Cap marking the NW corner of said NE 1/4,(North 114 corner),from
which a found Aluminum cap stamped"PLS 17665"marking the NE corner of said NE 114,
(Section corner common to Sections 23,24,25 and 26)bears S.89'06'38"E.,a distance of
2655.71 feet;
Thence along the Northerly boundary of said W 1/2 NE 114,S.89106'38"E.,a distance of 118.31
feet to the POINT OF BEGINNING;
Thence continuing along the Northerly boundary of said W 112 NE 114,S.890 06'38"E.,a
distance of 1209.92 feet to the NE corner of said W 112 NE 1/4, (East 1116 corner common to
Sections 23 and 26);
Thence along the Easterly boundary of said W 1/2 NE 1/4,S.000 33'37"W.,a distance of 1326,54
feet to a found 5/8 inch diameter iron pin with illegible cap marking the Northwest corner of said
Basslin Ridge Estates;
Thence along the Northerly boundary of said Basslin Ridge Estates,S.89,08'36"E.,a distance
of 1326.07 feet to the NE corner of said SE 114 NE 114,(North 1/16 corner common to sections 25
and 26);
Thence along the Easterly boundary line of said SE 1/4 NE 114,S.000 37' 17"W.,a distance of
1325.84 feet to the SE corner of said SE 1/4 NE 1/4,(East 1/4 corner);
Thence along the Southerly boundary of said SE 1/4 NE 114,N.891 11'36"W.,a distance of
1325.93 feet to the Southeast corner of said of said W 112 NE 1/4.(Center east 1/16 comer);
Thence along the Southerly boundary of said W 112 NE 1/4,N.89°10'56"W.,a distance of
1326.91 feet to a found 5/8 inch diameter iron pin with cap stamped"PLS 6901"marking the
Southwest corner of said of said W 1/2 NE 114,(Center 1/4 corner);
Thence along the Westerly boundary of said W 1/2 NE 1/4,N.001 33'35"E.,a distance of 75.78
feet;
Thence leaving said Westerly boundary,S.891 07'51"E.,a distance of 88.77 feet to the beginning
of a tangent curve right;
Thence a distance of 73.14 feet along the arc of said curve right,having a radius of 250.00 feet,a
central angle of 161 45'49",the long chord of which bears S.801 44'57"E.,a distance of 72.88
feet;
623 11th Ave.South,Nampa,ID 83651 T.(208)442-0115 C.(208)608-2510 rgray.cls@gmail.com
Page 18
COMPASS LAND SURVEYING,PLLC
Kimley-Hom-95191SurveylDescriptionslRev 2-8-22Rezone R-4 Boundary.doc
Page 2 of 2
Thence non tangent to said curve right,N. 11°11'16"E.,a distance of 112.50 feet to the
beginning of a tangent curve left;
Thence a distance of 37.10 feet along the arc of said curve left,having a radius of 200.00 feet,a
central angle of 10'37'41",the long chord of which bears N.050 52'26"E.,a distance of 37.05
feet;
Thence N.001 33'35"E.,a distance of 734.35 feet to the beginning of a tangent curve right;
Thence a distance of 144.30 feet along the arc of said curve right,having a radius of 100.00 feet,a
central angle of 82140'31",the long chord of which bears N.410 53'51"E.,a distance of 132.10
feet;
Thence non tangent to said curve right, N.06'45'54°W.,a distance of 284.12 feet;
Thence N.221 27'48"E.,a distance of 232.34 feet to the beginning of a non tangent curve right;
Thence a distance of 256.60 feet along the arc of said curve right, having a radius of 203.00 feet,a
central angle of 721 25'30",the long chord of which bears N.35139'10"W.,a distance of 239.86
feet;
Thence N.00'33'35"E.,a distance of 709.53 feet;
Thence N.231 43'26"W.,a distance of 153.41 feet;
Thence N.001 53'22"E.,a distance of 69.00 feet to the POINT OF BEGINNING.
This parcel contains 109.53 acres more or less.
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623 I lth Ave.South,Nampa,ID 83651 T.(208)442-0115 C.(208)608-2510 rgray.cls@gmail.com
Page 19
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9519 Revised R-4 Zone Jackson Ridge Estates 218/2022
Scale: i inch=350 feet File:
Tract 1:109.5353 Acres,Closure:s04.5931e 0.01 ft.(11B12335),Perimeter=10812 fl.
01 s89.0638e 1209.92 14 n06.4554w 284,12
02 s00.3337w 1326.64 15 n22-2748e 232.34
03 s89.0836e 1326.07 16 Rt,r=203.00,delta=072.2530,chord=n35.3910w 239.86
04 s00.3717w 1325.84 17 n00.3335e 709.53
05 n89.1136w 1325.93 18 n23.4326w 153,41
06 n89.1056w 1326,91 19 n00.5322e 69
07 n00.3335e 75.78
08 s89.0751 a 88.77
09 Rt,r-250.00,delta=016.4549,chord=s80.4457e 72.88
10 n11.1116e 112.5
11 Lt,r-200M,delta=010.3741,chord=n05.5226e 37.05
12 n00.3335e 734.36
13 Rt,r-100.00,delta=082.4031,chord=n41,5351a 132,10
Page 20
�J `o LAND SURVEYING PLLG
Client: Kimley Horn
Date:November 29,2021
Job No.:9519
Re:Jackson Ridge Estates
REZONE R2
PROPERTY DESCRIPTION
A parcel of land being a portion of the W 112 NE 1/4 and a portion of the SE 1/4 NE 114 all of Lot 1
and Lot 3 and a portion of Lot 2 of Basslin Ridge Estates as on file in Book 64 of Plats at Page
6469 in the Office of the Recorder of Ada County,Idaho,all located in Section 26,Township 3
North, Range 1 West,Boise Meridian,Ada County Idaho,more particularly described as follows:
BEGINNING at a found Brass Cap marking the NW corner of said NE 1l4,(North 114 corner),from
which a found Aluminum cap stamped"PLS 17665"marking the NE corner of said NE 114,
(Section corner common to Sections 23,24,25 and 26)bears S.891 06'38"E_,a distance of
2655.71 feet;
Thence along the Northerly boundary of said W 112 NE 114,S.89'06'38"E.,a distance of 118.31
feet;
Thence leaving said Northerly boundary,S.00'53'22"W.,a distance of 69.00 feet;
Thence S.23143'26"E.,a distance of 153.41 feet;
Thence S.00'33'35"W.,a distance of 709.53 feet to the beginning of a tangent curve left;
Thence a distance of 256.60 feet along the arc of said curve left, having a radius of 203.00 feet,a
central angle of 72D 25'30",the long chord of which bears S.35139'10"E.,a distance of 239.86
feet;
Thence non tangent to said curve,S.220 27'48"W.,a distance of 232.34 feet;
Thence S.060 45'54"E.,a distance of 284.12 feet to the beginning of a non tangent curve left;
Thence a distance of 144.30 feet along the arc of said curve left, having a radius of 100.00 feet,a
central angle of 82°40'31",the long chord of which bears S.410 53'51"W.,a distance of 132.10
feet;
Thence S.000 33'35"W.,a distance of 734.35 feet to the beginning of a tangent curve right;
Thence a distance of 37.10 feet along the arc of said curve right, having a radius of 200.00 feet,a
central angle of 10°37'41",the long chord of which bears S.05,52'26"W.,a distance of 37.05
feet;
Thence S. 11 1 11' 16"W.,a distance of 112.50 feet;
623 1 Ith Ave.South,Nampa,W 83651 T.(208)442-0115 C.(208)608-2510 rgray.cls@gmaii.com
Page 21
COMPASS LAND SURVEYING,PLLC
Kiinley-Horn-95191SurveylDescriptionslR-2 Rezone.doc
Page 2 of 2
Thence a distance of 73.14 feet along the arc of said curve left,having a radius of 250.00 feet,a
central angle of 160 45'49",the long chord of which bears N.801 44'57"W.,a distance of 72.88
feet to a point;
Thence tangent to said curve,N.89107'51"W.,a distance of 88.77 feet to the Westerly boundary
of said W 112 NE 114;
Thence along the Westerly boundary of said W 112 NE 1/4,N.001 33'35"E.,a distance of
2579.44 feet to the POINT OF BEGINNING.
This parcel contains 11.76 acres more or less.
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Page 22
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Scale: 1 inch=318 feet File: 9519 Zone R-2.ndp
Tract 1:11.7573 Acres,Closure:s72.2943w 0.01 ft.(1F717202),Perimeter-5593 ft.
01 s89.0638e 118.31 11 s11.1116w 112.5
02 s00.5322w 69 12 Lt,r-250.00,delta=016.4549,chord=n80.4457w 72.88
03 s23.4326e 153.41 13 n89.0751w 88.77
04 s00.3335w 709.53 14 n00.3335e 2579.44
05 Lt,r=203.00,delta=072.2530,chord=s35.3910e 239.86
06 s22 2748w 232.34
07 306.4554e 284.12
08 Lt,r=100.00,delta=082.4031,chord=s41.5351w 132.10
09 s00.3335w 734.35
10 Rt,r-200.00,delta=OMV41,chord=05.5226w 37.05
Page 23
B. Preliminary Plat(dated: 2/3/2022) (NOT APPROVED)
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Page 38
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Applicant shall provide revised zoning district legal descriptions and Exhibit Maps to
include the recommended area of R-8 and subsequent reduction in area of R-4 zoning at
least 15 days prior to the City Council hearing.
1. A Development Agreement(DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer. A final plat will not be accepted until the DA is executed and the Annexation
and Zoning ordinance is approved by City Council.
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,phasing plan, landscape plan, open space exhibit, conceptual
building elevations, and amenity examples included in Section VII and the
provisions contained herein.
b. Future development shall be substantially consistent with the proposed phasing
plan with the modification to include the clubhouse and pool and the entirely of
Lot 1, Block 12 with the first phase of development.
c. Applicant shall work with Valley Regional Transit(VRT)to include a bus stop
along the Linder Road frontage prior to the final phase of development.
d. The required landscape street buffer, detached pedestrian facilities, and road
improvements along W. Victory Road and S. Linder Road shall be constructed
and vegetated with the first phase of development.
e. The existing home at 3801 S. Linder Road shall connect to City services within
60 days of the City Council approving the Annexation ordinance per UDC 9-1-
4 &UDC 9-4-8,unless City Council grants a different timeline of service
connection—the home's existing access to Linder may remain until phase 3
when the property will have access to Linder through internal local streets and
the first leg of E. Holstein,as shown on the approved phasing plan.
f. The rear and/or sides of homes abutting all arterial and collector roadways shall
incorporate articulation through changes in two or more of the following:
modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,
porches,balconies,material types, or other integrated architectural elements to
break up monotonous wall planes and roof lines that are visible from the
subject public street. Single-story structures are exempt from this requirement.
Preliminary Plat Conditions:
2. The preliminary plat included in Section VII.B, dated February 3, 2022, shall be revised as
follows at least fifteen(15)days prior to the City Council hearing:
a. Revise Blocks 2 & 3 to include R-8 compliant lots and add additional building lots to
comply with the minimum gross density requirements west of S. Farmyard Avenue
(at least 2.5 du/ac).
Page 39
b. Shift E. Holstein at least 12 feet to the north to allow for the standard requirement of
constructing half of the street section plus 12 additional feet of pavement for safe
vehicular access—the stub location of this collector street along the west project
boundary should also be shifted this distance to mitigate future connectivity issues
with the adjacent county residence to the west.
c. Add an additional stub street to the north boundary near Lot 11 or Lot 12,Block 5 for
future connectivity and to break up the block length of E. Pivot Drive.
d. Add an additional cross street from S. Red Angus Way heading northeast to S.
International Way across the Calkins Lateral in alignment with E. Drawbar Street to
create a compliant block length,provide better interconnectivity, and provide an
additional access to the multi-use pathway along the Calkins Lateral.
e. Attach the sidewalk and include a minimum 10-foot wide common lot measured
from the back of sidewalk to the rear property line adjacent to one of the local streets
abutting Lots 1-4,Block 8 to remove the double frontage on these lots.
f. Add the following additional micro-path lots at least 15 feet in width with a 5-foot
wide pathway: 1) south side of E. Pivot in line with the recommended stub street
location to head south between pivot and E. Drawbar and; 2) along the west boundary
from S. Agronomy Avenue to the west property line near the shared property line of
Lots 10& 11,Block 6.
g. Depict the correct width of the Calkins Lateral easement and depict whether any
buildable lots are encumbered by said easement.
3. The landscape plan included in Section VII.D, dated January 31,2022, shall be revised as
follows at least fifteen(15)days prior to the City Council hearing:
a. Revise the landscape plans to match the revised preliminary plat as detailed above;
b. Per UDC 11-313-7C, depict the correct number of trees(1 per 35 linear feet)within
the proposed parkways and list the linear feet of parkway within the landscape
calculations table.
c. Include the required number of trees for the common open space areas within the
landscape calculations table at the ratio of 1 tree per 8,000 square feet.
d. Replace a lot in each of the two southern quadrants (southwest third and southeast
third)with an additional open space lot—Staff recommends Lot 21 or 22,Block 13 in
the southeast third and Lot 7 or 8,Block 7 in the southwest third.
e. Per UDC 11-3A-6C, depict 6-foot tall open vision fencing along both sides of the
Calkins Lateral.
f. Remove the micro-path common lots of Lot 7, Block 12 &Lot 10, Block 11 in lieu
of the recommended new cross street noted in VIII.A.2d.
g. Depict the proposed type of fencing on a sheet within the landscape plans to ensure
compliance with development code.
4. The Applicant shall revise the open space exhibit to match the revised plat and landscape
plans and include the eligible parkway area per the provisions in UDC 11-3G-3B.4.
5. If required landscaping along the regional pathway adjacent to the Calkins Lateral is not
allowed in the irrigation easement,the Applicant shall submit Alternative Compliance per
UDC 11-3B-12C to propose an alternative that meets or exceeds code requirements OR
Page 40
propose a wider common lot that allows the regional pathway and landscaping to meet UDC
standards.
6. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-4,UDC Table 11-2A-5, and UDC Table 11-2A-6 for the R-2, R-4, and R-
8 zoning districts,respectively.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. The Applicant shall comply with all ACHD conditions of approval.
9. Prior to City Engineers signature on a final plat,the applicant shall submit a public access
easement for the multi-use pathway segment along the north-south collector street(shown as
S. Farmyard Avenue),the east-west collector street(shown as E. Holstein Drive),and along
the Calkins Lateral to the Planning Division for approval by City Council and subsequent
recordation. The easement shall be a minimum of 14' in width(10' pathway and 2' shoulder
on each side).
10. Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12.
11. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-313-6 and MCC 9-1-28.
12. 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.
13. 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.
14. The proposed clubhouse and swimming pool on Lot 1,Block 12 shall obtain Certificate of
Zoning Compliance and Administrative Design Review approval prior to building permit
submittal.
15. Prior to building permit submittal for any structure in each phase,the Applicant shall record
the associated final plat for that phase.
16. Applicant shall tile all irrigation facilities within the development area per UDC 11-3A6,
unless waived by City Council. The applicant is seeking a waiver to leave the Calkins Lateral
open as linear open space.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. There is an existing 8-inch sewer stub to the property. It must either be utilized, or abandoned
per City of Meridian requirements. If it is utilized, end the line in a manhole.
2. Any sewer main outside of right-of-way must have a City of Meridian utility easement
provided.
3. Ensure no sewer services pass through infiltration trenches.
4. Use pipe fittings to provide water main bends instead of deflecting the pipe.
General Conditions of Approval
Page 41
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 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.
Page 42
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 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.meridianci ty.orglpublic_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
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Community Development Department website. Please contact Land Development Service
for more information at 887-2211.
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C. FIRE DEPARTMENT(MFD)
https://weblink.meridiancity.org/WebLink/DocView.gyp x?id=254441&dbid=0&repo=MeridianC
iv
D. POLICE DEPARTMENT(MPD)
https:llweblink.meridiancity.oLvlWebLink/DocView.aspx?id=254500&dbid=0&repo=MeridianC
hty
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancity.oLvlWebLink/DocView.aspx?id=256164&dbid=0&repo=MeridianC
i &cr=1
F. BOISE PROJECT BOARD OF CONTROL(BPBC)
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=255027&dbid=0&repo=MeridianC
hty
G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=255751&dbid=0&repo=MeridianC
ia
H. WEST ADA SCHOOL DISTRICT(WASD)
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=259251&dbid=0&repo=MeridianC
hty
1. MERIDIAN PARKS DEPARTMENT—PATHWAYS
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=254505&dbid=0&repo=MeridianC
hty
J. ADA COUNTY HIGHWAY DISTRICT(ACHD)
No staff report at this time.
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;
Staff finds the proposed zoning map amendment to annex the property into the City of
Meridian with the requested R-2&R-4 zoning districts and recommended R-8 zoning district
is consistent with the Comprehensive Plan, 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 site design will contribute to the range
of housing opportunities available within the City and within this area. Staff finds the
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proposed development is generally consistent with the purpose statement of the residential
districts 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 estate lots, adequate open space, and the general site
design, Stafffinds the annexation is in the best interest of the City, if all conditions of
approval are met.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Stafffinds that the proposed plat, with Staff's recommendations, is in substantial compliance
with the adopted Comprehensive 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.
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 VII 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. So, Staff finds, if all recommended conditions of approval are met, the
proposed development meets this finding.
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6. The development preserves significant natural, scenic or historic features.
The Applicant is proposing to keep the Calkins Lateral open and preserved for added open
space and aesthetics therefore preserving a significant natural feature of the project area.
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