Sagarra PUD PP H-2022-0027 Findings CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW C�fIENt AND DECISION&ORDER
In the Matter of the Request for Preliminary plat Consisting of 113 Building Lots and 19 Common
Lots(Including 3 Private Street Lots) on 17.49 Acres in the R-8 and C-C Zoning Districts for
Sagarra Subdivision; and a Planned Unit Development(PUD)for a Residential Community
Containing a Mix of Single-family Detached(32 Units), Single-family Attached(40 Units),
Townhome(38 Units) and Multi-family(29 Units)Units with a Reduction to the Minimum Setback
and Lot Size Standards for the R-8 Zoning District Listed in UDC Table 11-2A-6,by Accomplice.
Case No(s). H-2022-0027
For the City Council Hearing Dates of: February 14 and March 21,2023 (Findings on April 4,
2023)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of March 21,2023,incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of March 21, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 21,2023,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 21,2023,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by
ordinance,established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR SAGARRA PUD PP H-2022-0027 -1-
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 21,2023,incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for a planned unit development and preliminary plat is hereby approved
per the conditions of approval in the Staff Report for the hearing date of March 21,2023,
attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner,and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted.With all
extensions,the Director or City Council may require the preliminary plat,combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Conditional Use Permit Duration/Planned Unit Development
Please take notice that the conditional use permit/planned unit development,when granted,
shall be valid for a maximum period of two(2)years unless otherwise approved by the City.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits/planned unit developments that also require platting,
the final plat must be signed by the City Engineer within this two(2)year period.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR SAGARRA PUD PP H-2022-0027 -2-
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one (1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the City Council may be granted. With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I I(UDC 11-513-61F).
E. Judicial Review
Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a),an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted,including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003,an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of March 21, 2023
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR SAGARRA PUD PP H-2022-0027 -3-
By action of the City Council at its regular meeting held on the 4th day of April
2023.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 4-4-2023
Attest:
Chris Johnson 4-4-2023
City Clerk
Copy served upon Applicant,Community Development Department,Public Works Department and City
Attorney.
By: Dated: 4-4-2023
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR SAGARRA PUD PP H-2022-0027 -4-
EXHIBIT A
STAFF REPORT E IDIAN---
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING March 21,2023 Legend o o
DATE: Continued from:February 14, 2023
DProject Location 0
TO: Mayor&City Council i 1
FROM: Sonya Allen,Associate Planner
208-884-5533 ----
SUBJECT: H-2022-0027
10
Sagarra—PUD, PP
(aka Linder Village)
LOCATION: South side of W. Orchard Park Dr.,west
of N.Fox Run Way,east of N. Linder
Rd. in the NW 1/4 and NE 1/4 of Section
25,TAN.,R.1W. (Parcels
#R5262501800 R5262502100& ��//�.
#R6905540100)
Update:Since the last hearing on February 14`" the Applicant submitted revised plans (i.e.preliminary plat,
landscape plan, open space exhibit, site amenity plan,parking diagram, setback diagram and concept elevations for
the single-family residential units), included in Section VII, to address items of discussion at the hearing. Changes
to the plans include the following: two (2) common lots have been added; nine(9)multi family units have been
removed and two (2)single-family attached units have been added for an overall reduction of seven (7)units
resulting in a decrease in density from 8.35 to 7.95 units/acre; removal of on-street parking where the road curves;
and updated elevations for the single-family homes that represent a better architectural quality. The reduction of
units increased the qualified open space by 0.11-acre. With the reduction of 7 units and reconfiguration of parking,
a total of 25 extra off-street vehicle parking spaces are proposed; and with the removal of on-street spaces on the
curves, a total of 76 on-street spaces are available. The setback diagram depicts the portions of buildings that are
nearest the property line where reductions to setbacks are requested through the PUD application and the standard
R-8 setbacks required by the UDC. Overall, the proposed project exceeds the minimum parking, open space&
amenity standards and is consistent with the density desired in the MDR &MU-C FL UM designations and with the
minimum density required in the DA of 6 units/acre.
In summary, Staff is supportive of the proposed changes to the plan and overall PUD as we believe it provides an
opportunity for exemplary site development that allows for innovative design that meets the purpose and findings
required for a PUD.Note: The exhibits in Section VII have been updated to include the revisedplans but the body
of the staff report has not been updated.
L PROJECT DESCRIPTION
Preliminary plat(PP)consisting of 114 building lots and 16 common lots(including 3 private street lots)on
17.49 acres in the R-8 and C-C zoning districts; and a Planned Unit Development(PUD) for a residential
Pagel
community containing a mix of single-family detached, single-family attached,townhome and multi-family
units with a reduction to the setback requirements in UDC Table 11-2A-6.
IL SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 17.49-acres
Existing Zoning R-8(Medium-Density Residential)&C-C(Community Business)
Future Land Use Designation Mixed Use—Community(MU-C)&Medium Density Residential(MDR)
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Single-family residential(attached&detached units)(SFR)&multi-
family residential(MFR)
Lots(#and type;bldg./common) 114 buildable lots& 16 common lots(including 3 private street lots)
Phasing Plan(#of phases) 2 phases
Number of Residential Units(type 146 units(32 SFR detached units,38 SFR attached,38 townhomes&38
of units) MFR units)
Density(gross/net) 8.35(gross)/16.30(net)
Common Open Space(acres/%) 4.34 acres(24.8%)
Site Amenities 12'wide multi-use pathway along the south&east boundaries of the site,
a swimming pool with changing rooms&restrooms,tool
library/community workshop,dog washing stations,outdoor activity
complex,fire pits,BBQ area with tables and shade structures
Physical Features(waterways, The North Slough crosses this property.
hazards,flood plain,hillside)
Neighborhood meeting date 1/27/22
History(previous approvals) H-2017-0088(AZ,PP,VAR)(Development Agreement Inst.#2019-
02837 ;H-2021-0034(MDA,Inst.#2021-102392);FP-2020-0004
B. Community Metrics
Description Details
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action A Traffic Impact Study(TIS)was prepared by Kittleson&Associates,Inc. in
(yes/no) 2017.
Access Access is proposed via the extension of existing local streets,which connect to
(Arterial/Collectors/State W.Orchard Park Dr.,a collector street;private streets are planned for internal
Hwy/Local)(Existing and access to some of the units.
Proposed)
Page 2
Description Details
Traffic Level of Service Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Chindeenn Boulevard" 0-feet Expressway 1,406 N/A
o
Linder Road 0-feet Principal 924 Better than"E"
Arterial
Fox Run Way 0-feet Collector 105 Better than"D"
Orchard Park Drive 1,935-feet Collector N/A Better than"D"
**Arliss Ave 50-feet Local N/A N/A
**Bergman Ave 960-feet Local N/A N/A
**Director Street 52-feet Local 65 N/A
Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH).
Acceptable level of service for a two-lane collector is"D"(425 VPH).
**ACHD does not set level of service thresholds for State Highways or Local Roadways.
Stub N.Arliss Ave.,W.Director St.and N.Bergman Ave.,existing local streets,stub
Street/Interconnectivity/Cros to this site from the south and east and will be extended with development.
s Access
Existing Road Network W.Orchard Park Dr.,a collector street,exists between N.Linder Rd.,an arterial
street,and N.Fox Run Way,a collector street.
Existing Arterial Sidewalks/ There are no arterial streets that abut this site.
Buffers
Proposed Road Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP):
Improvements • Linder Road is scheduled in the IFYWP to be widened to 5-lanes and enhanced with
pedestrian and bicycle improvements from Chinden Boulevard to State Street in the future.
• Linder Road is scheduled in the CIP to be widened to 7-lanes from Chinden Boulevard to
State Street between 2026 to 2030.
• Linder Road is scheduled in the IFYWP to receive three bridge replacements over the Boise
River,Eureka Canal,and the Phillis Canal in the future.
• Fox Run Way is scheduled in the IFYWP to receive bicycle corridor improvements from Pine
Ave to Temple Drive in the future.
• Cayuse Creek Drive is scheduled in the IFYWP to receive bikeway signage in 2026.
West Ada School District No comments were received from WASD
• Distance(elem,ms,Its)
• Capacity of Schools
• #of Students Enrolled
• Predicted#of students
generated from
proposed development
Police Service
• Distance to Police 5.6 miles
Station
• Police Response Time 4:37 minutes in an emergency(meets the goal of 3-5 minutes)
• Calls for Service 2,465 within a mile of the site between 5/l/20 and 4/30/22
• Accessibility If climate controlled hallways are proposed in multi-family structures,PD
requests further discussions with developer on plans for emergency police access.
• Specialty/resource needs None—MPD can service this development&already serves this area.
• Crimes 330 within a mile of the site between 5/l/20 and 4/30/22
Page 3
Description Details
• Crashes 128 within a mile of the site between 5/l/20 and 5/30/22
• Other For more info,see Section VIILD
Wastewater
• Distance to Sewer
Services
• Sewer Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/concerns
Water
• Distance to Water
Services
• Pressure Zone
• Estimated Project Water See application
ERU's
• Water Quality Concerns
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns
Page 4
II 1
�. � 'Iiiiiii_ ,'1,,: __ •. :s ,«< _
um�
,���.•� a uunuw_ � ——`- -
���i■■���■I�IIIIIIn11�,■�� 1i-►yt ...4 ..... _ - _
CHIN DEN— — C I:: DEN
♦O►i��111 ��==='rnln uuuu - t7T-'`V
• p♦♦�•• �` �=== =--'•♦nr lure � 'r--i:
pI.M --
uuuu';1 Z -----------•---.. .��■- �-�i ail - - -
IUIIu111 . n1OOIn nano Iu��♦\�j�11j1�Iff1■■�■ J
�Uuu111■ J -onunum I Ip ► �■ J ggJJi- '... -
it
•111■u■O • - IIIIIn■ - • D - -^- �� b
►umu m °
!lNl11111 � � ram♦ - p • • p II��JJJJI/ - y,� 1`
!•lUII
!�pn1 �•�111111111�:3� p p p�♦•♦��QJ�1�IJ1 - .,.:� '� }:r
■nu ,♦11111111111�
WH�i♦♦♦i♦♦♦♦i�♦�♦♦i�♦�♦�♦�♦♦�•�frlf•1: Tj
�•iiiu► a �}�, •p��0��%����♦♦,,i♦�,,,,�,.; =�-_ �t,j E. - �,. � ' �x
nII■\.�I __ �i♦1♦I♦I ,�i ripipiirOj-___ -
II � ■I :� \IIIIIIII II-- 1I • \IIIIIII■
111>/�,�;,���IIIIIa���♦ IIr1/�•���,17��Ii1�1�a\�•��,p„
1 � r �� ilI/111111 ,■•__� �� IIp lHIIII ■-
_ UIIIIIIIi�, ,'•■�- • -• •• �� -IIIIIIIIIr�,•■,1•
• ■ �` IIIIIIII� ■�� •illll 11 �� ,��
1 °_11111111111_ ■ _ �� e_IIIIIIIIIII_ ■ _
PIIIIIIIIIIIa\ �. „� ■ ■���■IIIIIITIIIII�� ■��NOR
CHINHill
.I����i�� ■ ,� .I�■■`r�I���:� _i�uu �11111i11111
{/III\.�■�+� i��� -i�+IIf-- � 11 jj11f�I�Z7� ../\■it■■w
Ilnuu i1•�Z�� .��\■ �n�•♦i 11�i�� unuuu ~���miunn�uinm a•��♦\•j�1
Iuunml:' ��onnnm ounu u•♦♦ • • ♦1 J U! • J ■ =onlunnll unnn rep►♦♦ ♦
1-1� ♦ J ♦ fJJ qumo■■- p IIIUnm_nJ �♦
•Ioumnp-+� � p nnun11111 uJ11p■qp►_♦♦, ���i� fJ•Inure uuC �� - p111u1{a� ♦♦♦♦
OII ►Jlip-plllllnu■_gylllll I, %♦�i �i ►umu rev = _��—�
!! J/ -� �: ♦ ♦ ' ♦♦♦♦♦♦♦♦� qj lRnnunm=�Ili _D��=I�♦ ••Io/Ji p♦♦♦♦♦i :!
llunnnu■- ����_•�•�♦ ♦.♦♦♦♦♦1♦1♦1i��JII 1/II /unulul C Iu1 % I �:: ♦i♦♦i'♦i♦i♦i♦ !�!s rJL
ninnuo■�� ♦ �fllllllll'��=.ii♦♦�i♦♦•♦ ♦ � �I/Nn�wm►♦ fllllllll� r♦.i.�♦�..0��.♦�h�
��1/111111111►i�i♦ ♦ ♦i�♦ice♦i'♦♦•♦�i♦i\1 1•�a -- �IIIIIIIIIII�i ♦ ♦ ♦ ♦. , ♦i♦i• � ��
UIUI 11►i � ♦♦♦♦ ♦♦p0.♦♦♦♦.♦♦♦�fa{•f. •��■ ►� ♦i♦♦i'ii ♦ii'♦♦'ii♦i♦i♦i
♦iiiiii,�n •►�.�%4♦♦♦i♦♦♦•♦♦�i�♦♦i�•j♦i���=♦•nIn►��� ,♦,♦♦G,♦ipQ♦♦ ,'♦♦♦♦♦%♦���7-_�
■uw uE cl ��♦ii�♦i�♦♦♦ ♦ii♦♦p,---�■Ina■_f �� 'ii�♦.♦i♦ ♦♦���,�_e
Iiiiiii Kcal = ,♦♦����♦,,�i� q'''0�•. c= Ilogin : Ij l �',,��i,,��. •''•;"''�q,'''i
' 11
' 11
III. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
11/16/2022 1/29/2023
newspaper
Notification mailed to property
owners within 300 feet 11/10/2022 1/26/2023
Applicant posted public hearing
11/2/2022 1/19/2023
notice on site
Nextdoor posting 11/10/2022 1/30/2023
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
Land Use: The Future Land Use Map (FLUM)contained in the Comprehensive Plan designates the majority of
this site as Medium Density Residential(MDR)with some Mixed Use—Community(MU-C)on the west end.
The MDR 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 purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,including residential,and
to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a
tendency to be larger than in Mixed Use Neighborhood(MU-N)areas,but not as large as in Mixed Use
Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly
travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living
in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C.
Transportation: ACHD's Master Street Map doesn't depict any collector streets planned across this site.
Valley Connect 2.0 identifies a future express bus route on Chinden Blvd. and secondary bus route on Linder
Rd. The higher density is supportive of future transit service. A Traffic Impact Study(TIS)was prepared by
Kittleson&Associates,Inc. in 2017.
Proposed Development: The Applicant proposes to develop the site with a mix of residential uses consisting of
single-family detached and attached homes,townhomes,and multi-family apartments/condos at a gross density
of 8.35 units per acre consistent with the density desired in MDR and MU-C designated areas and in the
development agreement.
Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this development:
• "Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval,and in accord with any adopted levels of service for public
facilities and services." (3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21. Urban services are available to be provided upon development.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."(3.07.00)
The proposed residential development should be compatible with existing adjacent residential uses. The
proposed site design, which provides a transition in density and single-family detached homes with a
35 foot wide linear common area between the proposed development and the existing development with
single-family detached homes, should minimize conflicts.
Page 6
• "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,dine,play,
and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and
sustainability." (3.06.0213)
The proposed development will provide housing in close proximity to the MU-C designated area to the
north where a mix of uses are planned, which will reduce vehicle trips and enhance overall livability
and sustainability.
• "Require pedestrian circulation plans to ensure safety and convenient access across large commercial
and mixed-use developments." (3.07.02A)
The proposed site plan depicts a linear common area with a pedestrian pathway along the south and
east perimeter boundaries of the site, which will connect with pedestrian facilities to the north in the
mixed-use development.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development." (3.03.03A)
The proposed development will connect to City water and sewer systems;services are required to be
provided to and though this development in accord with current City plans.
• "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 services are available to this site and can be extended by the developer with
development in accord with UDC 11-3A-21. The emergency response times for Police and Fire Dept.
fall within established response time goals.
• "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)
Safe pathway connections should be provided from the proposed development to the mixed-use
development to the north. Usable open space and quality amenities are proposed.
• "Encourage the development of high quality,dense residential and mixed-use areas near in and around
Downtown,near employment,large shopping centers,public open spaces and parks,and along major
transportation corridors,as shown on the Future Land Use Map." (2.02.01E)
The proposed residential development is located in close proximity to employment, shopping,
restaurant and civic uses to the north and near US 20-26/Chinden Blvd., a major transportation
corridor.
• "Require urban infrastructure be provided for all new developments,including curb and gutter,
sidewalks,water and sewer utilities." (3.03.03G)
Urban infrastructure as noted is required to be provided with development in accord with UDC
standards.
In summary, Staff believes the proposed development plan is generally consistent with the vision of the
Comprehensive Plan for this area per the analysis above and with the existing development agreement for
this site.
Page 7
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Preliminary Plat:
The proposed preliminary plat is a re-subdivision of Lot 2,Block 2 and Lot 1,Block 3,Linder Village
Subdivision and Lot 1,Block 2,Paramount Point Subdivision. The plat consists of 114 building lots and 16
common lots(including 3 lots for private streets)on 17.49 acres of land in the R-8 and C-C zoning districts.
Note:ACHD has provided written consent for the right-of-way for N. Bergman Ave. to be included in the
proposed plat.
The Applicant proposes to develop the project in two (2)phases with the western portion of the site first,
followed by the eastern portion of the site,as shown on the phasing plan in Section VILA.
Existing Structures/Site Improvements:
There is an existing street buffer along W. Orchard Park Dr. on this site consisting of an 8-foot wide
parkway and 5-foot wide detached sidewalk with grass on the back side of the sidewalk; street trees are
provided within the buffer. The C-C zoned lot(Lot 8,Block 4)was fully landscaped with Paramount Point
Subdivision(SHP-2020-0082),the commercial development to the north.North Bergman Ave. has been
extended through this site. There are no existing structures on the site.Note: The Applicant's narrative
incorrectly states a 10 foot wide multi-use pathway exists along W. Orchard Park Dr.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 district. A reduction to the setback requirements in UDC Table 11-2A-6 is
requested with the PUD request(see below).
The final plat should graphically depict zero(0)lot lines on internal lot lines where single-family attached
and townhome structures are proposed(i.e.where structures will span across lot lines).
Subdivision Design and Improvement Standards (UDC 11-6C-3
Development of the subdivision is required to comply with the subdivision design and improvement
standards listed in UDC 11-6C-3 unless otherwise modified through the proposed PUD.
Access (UDC 11-3A-3 :
Access is proposed via the extension of two existing local public streets,N. Arliss Ave. and W. Director St.,
and N. Bergman Ave. Two(2)local public street accesses(i.e.N. Bergman Ave. and N. Arctic Fox Way)
are proposed via W. Orchard Park,a collector street. Private streets are planned for internal access off the
public streets; an application for such will be submitted with the final plat application. All private streets
shall comply with the standards listed in UDC 11-3F-4.
The Applicant should work with ACHD and the Fire Dept. on traffic calming measures to slow traffic
on Bergman Ave. and W.Bacall St. as noted in the Development Agreement.Details of such should
be included with and depicted on the final plat.
Pathways(UDC 11-3A-8 :
The Pathways Master Plan doesn't depict any pathways across this site. A 12-foot wide asphalt access
road/pathway is proposed within the linear common area along the south and east boundaries of the site in
accord with the development agreement.
Several micro-paths are proposed for internal connectivity and access to the sidewalk along Orchard Park
Dr. and to the pathway along the south and east boundaries of the site; micro-paths on private building
lots should be depicted in public use easements on the plat.Internal pedestrian pathways are also
proposed within the multi-family portion of the development.
The Applicant plans to propose two(2)crossings across Orchard Park Dr. for connectivity between the
proposed residential development and the mixed-use development to the north with one or both being
Page 8
smartwalks. The first is proposed just south of the library and the second just west of Bergman with the
intention of connecting the residential development to a pathway to the east of The Barn and to the west of
the live/work units to create an animated north/south pathway bringing life to the live/work units as well as
a connection to the promenade connecting The Collection Library plaza,north promenade of The Barn and
continuing through the east 13.7 acre proposed mixed use site (see pedestrian connectivity exhibit in
Section VILG). The Applicant should work with ACHD on the location and design of these crossings.
Sidewalks (UDC 11-3A-1 :
A detached 5-foot wide sidewalk exists along W. Orchard Park Dr.,a collector street,along the northern
boundary of the site.Attached sidewalks are proposed along local streets.
Landscaping(UDC 11-3B
A street buffer exists along W. Orchard Park Dr.,a collector street,that includes an 8-foot wide parkway,
detached 5-foot wide sidewalk and landscaping on the back side of the sidewalk with street trees.
Enhanced landscaping should be provided within the buffer in accord with the updated standards
listed in UDC 11-3B-7C and additional area added if needed to provide a minimum 20-foot wide
buffer. Street buffers are required to be maintained by the property owner or business owners' association.
Landscaping is required to be installed along all pathways in accord with the standards listed in UDC I I-
3B-12C.
Landscaping is required in common open space areas in accord with the updated standards listed in UDC
11-3G-5B.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area
with a variety of trees, shrubs,lawn or other vegetative groundcover. The Landscape Requirements table
on the landscape plan and the Site Amenity Plan should be updated to reflect compliance with the
updated standard.
There are no existing trees on the site to be removed or that require mitigation.
Common Open Space(UDC 11-3G-3B :
A minimum of 15%qualified open space is required in the R-8 district to be provided within the
development per UDC Table 11-3G-3 that meets the quality standards listed in UDC 11-3G-3A.2.Based on
16.79 acres,which excludes the 0.70-acre C-C zoned common lot(Lot 8,Block 4),a minimum of 2.52-
acres of qualified open space is required. A total of 4.34 acres of open space is depicted on the open space
exhibit included in Section VILC; however, some of these areas (lots-blocks)do not qualify toward the
minimum standards as follows:
• 1-1, 1-3 and 2-4(multi-use pathways 11-3G-3B.3b): The referenced code section pertains to buffers
along collector and arterial streets—these common area lots are along the south&east perimeter
boundaries and are not street buffers. The correct code section is 11-3G-3B.Ic (linear open space),
which requires the area to be landscaped per the standards in UDC 11-3B in order to qualify.No trees
are allowed within this area due to the irrigation easement that encompasses the area. In order for this
area to qualify,an additional 5-feet would need to be provided outside of the easement area for trees
and shrubs would also need to be provided in accord with the standards listed in UDC 11-3B-12C.
This isn't feasible due to an IPCO easement that runs alongside the irrigation easement,which also
presumably doesn't allow trees. This area cannot be counted unless otherwise approved through
alternative compliance.
• 9-1, 39-5,26-2,28-2, 10-5, 11-5, 18-5 and 19-5 (micro-pathway&landscaping): 26-2 doesn't have a
minimum width of 20-feet,therefore,it doesn't qualify; 10-5, 11-5,28-2, 18-5 and 19-5 are all private
building lots,which don't qualify—the pathways should be placed in public pedestrian easements and
should be a minimum width of 20-feet in order to qualify. (only 0.071-acre qualifies: 9-1 &39-5)
• 1-2,2-5 and 1-4(landscape buffer along collector road): the collector street buffer can only be
counted if it meets all of the enhanced buffer requirements listed in UDC 11-3G-3B.3; otherwise it
Page 9
does not qualify. A 5-foot wide detached sidewalk was constructed in the buffer—unless this is
replaced with a 10-foot wide pathway and enhanced landscaping and amenities are provided per the
aforementioned standards,this area cannot be counted.
• 8-4 (landscape common lot greater than 50' x 100' in area): This area is not integrated into the
development,therefore,it doesn't qualify.
• 7-2 (micro-path connection): this 0.04-acre area qualifies.
• 3-5 (parking): the parking area does not qualify but the tool share/bike station/dog wash does qualify.
• 24-5 (clubhouse/pool/grass play area/parking): this 0.48-acre area qualifies.
The common open space exhibit is not approved as submitted and should be revised to comply
with the common open space standards prior to the City Council hearing; or an application for
alternative compliance to these standards may be submitted if the proposed design includes
innovative design features based on"new urbanism", "neotraditional design", or other
architectural and/or site designs that promote walkable and mixed use neighborhoods(see UDC
11-5B-5 for more information).
Site Amenities(UDC 11-3G-
A minimum of three (3)points of site amenities are required based on 17.49-acres of development area
from the Site Amenities and Point Value Table 11-3G-4. A linear open space area is proposed along the
south and east boundaries of the site with a 2,309-foot long multi-use pathway(4 points),which meets the
minimum standards. Other site amenities are proposed within the multi family development(see analysis in
Section V.B below).
Storm Drainage(UDC 11-3A-18
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction is required to follow Best Management
Practices as adopted by the City. The Applicant submitted a Geotechnical En in�gRReport for the
subdivision. Stormwater integration is required in accord with the standards listed in UDC 11-3B-I I C.
Pressure Irrigation(UDC 11-3A-1 :
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15. This property lies within the Settler's Irrigation District
boundary.
Utilities(UDC 11-3A-21
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Street lights shall be
installed in accord with the City's adopted standards, specifications and ordinances/
Waterways(UDC 11-3A- :
The North Slough crosses this site and was relocated and piped along the south and east boundaries of the
site;the easement for such is depicted on the plat. All waterways on this site shall be piped as set forth in
UDC 11-3A-6B.3,unless otherwise waived by City Council. This project is not within the floodplain.
Fencing(UDC 11-3A-6 and 11-3A-
All fencing is required to comply with the standards listed in UDC 11-3A-7. There is an existing wood
fence around the perimeter of the development that is proposed to remain; this fence should be protected
during construction.
B. Planned Unit Development(PUD):
A Planned Unit Development(PUD)is proposed for a residential community consisting of a total of 146
dwelling units on 17.5 acres of land in the R-8 zoning district.
Page 10
A request for a reduction to the setback requirements for the R-8 zoning district in UDC Table 11-2A-6 is
included with the PUD application(see table below and full exhibit in Section VII.E). Dimensions listed as
minimum;however,the typical dimension will be greater. Deviations to the setbacks may be approved with
the exception that along the periphery of the development,the applicable setbacks as established by the
district shall not be reduced per UDC 11-7-4A.1.Because common lots are proposed around the periphery
of the development, deviations from setbacks are allowed for adjacent building lots.
SETBACK INFORMATION(P-67FUD REQUEST)
F ROHT GARAGE SIDE STREET SIDE REAR
DLAGRAM COLOR UNIT TYPE PROPOSED PROPOSED PROPOSED PROPOSED PROPOSED NOTES:
RIBBON TOWNHOMES T MIN 0'MIN 5 .1 O'MIN O'IS TO BACK OF CCMMON LOT WHICH IS 20'FROM BACK OF CURB
TWO PACK TOWNHOMES 10' O MIN 6' IT MIN O'MIN STREET SIDE SETOACK FROM PARALLEL POATKI OF STREET IS TYPICALLY>10'
- MIDDLE THREE TOWNHOMES B'V A MIN NIA -0'MIN A'MIN
_ BOULDFR FLAT*- aY"MIN NIA 6'MIN IV 6'MIN
_ COURTYAROIIEADWATER CONDOS- 2' NIA 6' r TO' THERE ARE 5 GARAGE SPACES AT THE HFAOWATEA CONDO LOCATION W/S'SETBACK
- SINGLE FAMILY UNITS 10' 20, 5 '0' 10'
The uses within the PUD are proposed to be interconnected through a system of local and private streets
and pedestrian pathways as desired in UDC 11-7-4A.3 (see preliminary plat in Section VILA and pedestrian
connectivity exhibit in Section VILG).
Buildings are clustered to consolidate small open spaces into larger,more usable areas for common use and
enjoyment in accord with UDC 11-7-4A.4.
Private Open Space(UDC 11-7-4B : In addition to the common open space and site amenity standards in
UDC 11-3G-3, a minimum of eighty(80) square feet of private,usable open space shall be provided
for each residential unit.This requirement can be satisfied through porches,patios,decks,and enclosed
yards. Landscaping,entryway and other accessways do not count toward this requirement.
Residential Use Standards (UDC 11-7-4 : Typically,the UDC does not allow multi-family
developments in the R-8 zoning district;however,multi-family dwellings may be allowed in the R-8 district
when included in a PUD per UDC Table 11-2A-2,note 92 and UDC 11-74C.1.Single-family
detached/attached and townhomes are listed as principal permitted uses in the R-8 district.
A variety of housing types are proposed,including single-family detached(32 units),single-family attached
(38 units),townhome (38 units)and multi-family(38 units)units. The gross density of the proposed
development is 8.35 units per acre;the net density is 16.3 units per acre. A density bonus is not requested or
approved; dedication of land for public use is not proposed.
If some of the multi-family units are proposed to be condominiumized,a short plat shall be submitted where
all buildings are constructed or have received building permits for construction as set forth in UDC 11-6B-5
Specific Use Standards (UDC 11-4-3-27):
The proposed use is subject to the following standards: (Staffs analysis/comments in italic text)
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
Site Design:
1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise
required by this title and/or title 10 of this Code. Building setbacks shall take into account windows,
entrances,porches and patios,and how they impact adjacent properties.Lesser setbacks are
proposed with the PUD(see Section VII.E for more information).
2. All on-site service areas,outdoor storage areas,waste storage,disposal facilities,and transformer
and utility vaults shall be located in an area not visible from a public street,or shall be fully
Page 11
screened from view from a public street. The plans submitted with the Certificate of Zoning
Compliance application should demonstrate compliance with this standard.
3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit.
This requirement can be satisfied through porches,patios,decks,and/or enclosed yards.
Landscaping,entryway and other access ways shall not count toward this requirement. In
circumstances where strict adherence to such standard would create inconsistency with the purpose
statements of this section,the Director may consider an alternative design proposal through the
alternative compliance provisions as set forth in section 11-513-5 of this title. Compliance with this
standard is required.
4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open
space shall not be considered common open space.Some of the parking areas in the multi family
development were included in the common open space calculations and should be removed from
the calculations and not be counted.
5. No recreational vehicles,snowmobiles,boats or other personal recreation vehicles shall be stored
on the site unless provided for in a separate,designated and screened area. The Applicant should
comply with this requirement.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All
Districts",of this title. Off-street parking is required to be provided in accord with the standards
listed in UDC Table 11-3G6 shown below. r*qffiree >7,.m e 4 ''e >a ;,g exhibit;; C0-P40 m Tr"VL;Q
use And Form Number of Bedrooms(Per Unit) Required Parking Spaces
Dwelling.duplex and dwelling,single-family(detached,attached,townhouse) 1/2 2 per dwelling unit at least 1 in an enclosed garage,other space may be enclosed or a minimum 10-foot by 20-foot parking pad 2
/4 4 per dwelling unit at least 2 in an enclosed garage.other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad
per dwelling unit at least 3 in an enclosed garage,other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad
Studio 1 per dwelling unit
Dwelling multifamily 3(triplex,fourplex,apartments,etc.) 1 1.5 per dwelling unit;at least 1 in a covered carport or garage
/3 2 per dwelling unit at least 1 in a covered carport or garage
per dwelling unit at least 2 in a covered carport or garage
uest spaces 11 per 10 dwelling units
Notes:
r The size ofthe garage or carport required for dwelling units shall be measured by exterior dimensions and shall be at least ten It 0)feet by twenty(20)feet for a one-space garage or carport and 20 feet by 20 feet for a two-space garage or carport.
2 The parking pad shall be measured from edge of sidewalk or edge of payed travel lane(public street private street.or alley)where no sidewalk exists.For alley accessed properties the parking pad is not required In front of the garage if the garage is located at the Flue-foot setback to the rear
property line.the required parking pad must be provided along the side of the garage unless equivalent off-street parking as determined by the Director,Is provided In accord with Section 11-3C-5 Table 11-3C-5 of this Article.
3 For condominium projects,the required number of parking spaces shall be determined by the Director based on the proposed development.if the proposed development is similar to a single-family development such standards shall apply.if the proposed development is similar to
multifamily apartment complex,such standards shal I apply.
x The required number of parking spaces for the residential portion of a vertically integrated project shall be in addition to that required for nonresidential uses as listed in subsection B of this section.
The proposed off-street parking complies with and exceeds the minimum standards by
16 spaces; an additional 122 on-street parking spaces are also available (see Section V11Y).
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location,including provisions for parcel mail,that provide safe pedestrian
and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those
entering the development. (Ord. 18-1773,4-24-2018)
The site amenity plan included in Section VUD does not depict these items;a revised plan
should be submitted with the Certificate of Zoning Compliance application that includes these
items.
Page 12
Common Open Space Design Requirements (UDC 11-4-3-27C):
The total baseline land area of all qualified common open space shall equal or exceed 10%of the
gross land area for multi-family developments of 5 acres of more. The proposed development is
exempt from this standard because a single-family development is concurrently proposed, which
requires compliance with the minimum open space standards in UDC 11-3G-3 (see above analysis in
Section VA).
Common open space areas are also required to comply with the standards listed in UDC 11-4-3-
27C.2,which state that open space areas must be integrated into the development as a priority and not
for the use of land after all other elements of the development have been designed. These areas should
have direct pedestrian access,be highly visible,comply with CPTED standards and support a range of
leisure and play activities and uses—irregular shaped,disconnected or isolated open spaces do not
meet the standard. Open space areas should be accessible and well connected throughout the
development(i.e. centrally located,accessible by pathway and visually accessible along collector
streets or as a terminal view from a street). Open space areas should promote the health and well-
being of its residents and support active and passive uses for recreation, social gathering and
relaxation to serve the development. The proposed common open space meets these standards.
All multi-family projects over 20 units are required to provide at least one (1)common grassy area of
at least 5,000 s.f. in area that's integrated into the site design allowing for general activities by all
ages,which may be included in the minimum required open space. The area shall increase
proportionately as the number of units increase and shall be commensurate to the size of the
development as determined by the decision-making body. The Applicant proposes one (1) common
open space area (Lot 8, Block 4) at the northeast corner of the development consisting of 30,384 sf
that meets the size requirement but is not integrated into the site design.Although the area is included
in the proposed plat, it was developed with and appears to be part of the adjacent commercial
development(Paramount Point subdivision). Therefore,Staff recommends a minimum 5,000 square
foot common area is proposed that complies with this standard
In addition to the baseline open space requirement, a minimum area of outdoor common open space
shall be provided as follows:
a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square
feet of living area.All multi family units contain more than 500 square feet(sf.) of living area.
b. Two hundred fifty(250)square feet for each unit containing more than five hundred(500)
square feet and up to one thousand two hundred(1,200) square feet of living area.A total of 38
units contain between 500 and 1,200 sf. of living area; therefore, a minimum of 9,500 sf. (or
0.22-acre) of common open space is required.
c. Three hundred fifty(350) square feet for each unit containing more than one thousand two
hundred(1,200) square feet of living area.None of the units contain more than 1,200 sf. of
living area.
At a minimum, a total of 9,500 sf. (or 0.22-acre)of qualified outdoor common open space is
required to be provided per this standard. This is in addition to the requirements in UDC 11-3G-
3C. Overall, a minimum of 2.74-acres of qualified open space is required that complies with the
standards in UDC 11-3G-3B and 11-4-3-27C.A total of 4.34-acres of qualified open space is
depicted on the qualified open space exhibit;however, some of these areas do not qualify as
noted in Section V.A above. The open space exhibit should be revised prior to the City Council
hearing to only include qualified open space that complies with the aforementioned standards.
Common open space shall be not less than four hundred(400) square feet in area,and shall have a
minimum length and width dimension of twenty feet(20'). The open space exhibit should be revised
Page 13
to exclude areas that are not a minimum of 400 s f. and that don't meet the dimensional width and
length standard.
In phased developments,common open space shall be provided in each phase of the development
consistent with the requirements for the size and number of dwelling units. An exhibit shall be
submitted demonstrating compliance with this standard for each phase of development prior to
the City Council hearing.If changes are necessary to the phasing plan to comply with this
standard, a revised phasing plan should be submitted.
Unless otherwise approved through the conditional use process,common open space areas shall not
be adjacent to collector or arterial streets unless separated from the street by a berm or constructed
barrier at least four feet(T) in height,with breaks in the berm or barrier to allow for pedestrian
access. (Ord. 09-1394, 3-3-2009,ef£retroactive to 2-4-2009) The street buffer along W. Orchard
Park Dr., a collector street, was constructed with the previous subdivision (Linder Village)and does
not include a berm; the buffer is included in the common open space calculations. Staff recommends
the buffer is allowed to count toward the minimum standards if enhanced landscaping is provided per
the standards listed in UDC 11-3G-3B.3 as recommended.
Site Development Amenities:
1. All multi-family developments shall provide for quality of life,open space and recreation amenities
to meet the particular needs of the residents as follows:
a. Quality of life:
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
(5) Dog park with waste station.
(6) Commercial outdoor kitchen.
(7) Fitness course.
(8) Enclosed storage.
b. Open space:
(1) Community garden.
(2) Ponds or water features.
(3) Plaza.
(4) Picnic area including tables,benches,landscaping and a structure for shade.
c. Recreation:
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
d. Multi-modal amenity standards:
(1) Bicycle repair station.
Page 14
(2) Park and ride lot.
(3) Sheltered transit stop
(4) Charging stations for electric vehicles
2. The number of amenities shall depend on the size of multi-family development as follows:
a. For multi-family developments with less than twenty(20)units, two(2)amenities shall be
provided from two(2) separate categories.
b. For multi-family development between twenty(20)and seventy-five (75)units,three(3)
amenities shall be provided,with one from each category.
c. For multi-family development with seventy-five (75)units or more, four(4)amenities shall be
provided,with at least one from each category.
d. For multi-family developments with more than one hundred(100)units,the decision-making
body shall require additional amenities commensurate to the size of the proposed development.
3. The decision-making body shall be authorized to consider other improvements in addition to those
provided under this subsection D,provided that these improvements provide a similar level of
amenity. (Ord. 05-1170, 8-30-2005,ef£ 9-15-2005)
A total of 38 multi family units are proposed; therefore, a minimum of three (3)site amenities are
required, one from each category. Proposed site amenities consist of a swimming pool with
changing rooms and restrooms;walking trails/pathways; a community workshop building that will
allow for bicycle repair, woodworking, etc.; a dog wash station and related amenities for pet care;
a BBQ area with tables and a shade structure; a dedicated open space area around the pool area
for fire pits; and another dedicated open space area for bike parking, bench seating, tables,
moveable planters and string lights, which exceeds the minimum standards.
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying to All Districts",of this title.
2. All street facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet(Y)wide.
b. For every three(3)linear feet of foundation,an evergreen shrub having a minimum mature
height of twenty-four inches(24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The landscape plan submitted with the Certificate of Zoning Compliance application should
depict landscaping in accord with these standards.
F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally
binding documents that state the maintenance and ownership responsibilities for the management of the
development,including,but not limited to, structures,parking,common areas,and other development
features. The Applicant shall comply with this requirement.
Landscaping(UDC 11-3B
Street buffer landscaping is required to be installed with the subdivision plat as noted above in Section V.A.
Landscaping is required to be installed along all pathways in accord with the standards listed in UDC 11-
3B-12C. The common area lot along the south and east boundaries of the site where a 12-foot wide access
Page 15
road/multi-use pathway is proposed is encompassed by an irrigation easement that prohibits trees within the
easement. Prior to the City Council hearing,an Alternative Compliance application should be
submitted to relocate the trees required in this area to along micro-paths within the development, as
proposed; shrubs and other plantings should be provided within this area if allowed by the easement
holder in accord with UDC 11-3B-12C.2.
Landscaping is required in common open space areas in accord with the updated standards listed in UDC
11-3G-5B.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area
with a variety of trees, shrubs,lawn or other vegetative groundcover. The Landscape Requirements table
on the landscape plan and the Site Amenity Plan should be updated to reflect compliance with the
updated standard.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 5-foot tall fence is
proposed around the swimming pool; the fence is required to comply with the building code
requirements for such.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed residential structures,included in Section
VILH. A mix of 1-,2-and 3-story structures are proposed in a variety of construction materials and styles.
To ensure quality of design for an exemplary development, Staff recommends final design of all
structures comply with the design standards in the Architectural Standards Manual,unless otherwise
approved through a design standard exception.The Applicant's narrative includes a request for
exceptions to design standards#R3.IE and#R3.1F in the Architectural Standards Manual;these exceptions
should be included with the Design Review application and are not approved with this application.
A Design Review application is required to be submitted for approval of all structures.A Certificate
of Zoning Compliance(CZC) application is required to be submitted for the multi-family structures
along with the Design Review application; one(1) CZC may be submitted for the overall multi-family
development if desired.
In approving the planned development,the Council may prescribe appropriate conditions,additional
conditions,bonds,and safeguards in conformity with this title that:
L Minimize adverse impact of the use on other property.
2. Control the sequence and timing of the use.
3. Control the duration of the use.
4. Assure that the use and the property in which the use is located is maintained properly.
5. Designate the exact location and nature of the use and the property development.
6. Require the provision for on site or off-site public facilities or services.
7. Require more restrictive standards than those generally required in this title.
8. Require mitigation of adverse impacts of the proposed development upon service delivery by any
political subdivision,including school districts,which provides services within the city.
Because like uses (i.e. single-family detached homes) are proposed to existing abutting single-family
detached homes in Paramount Subdivision and a transition in housing types and density is proposed
along with a 35 foot wide linear common open space area as a separation and buffer; Staff is not
recommending any additional conditions to minimize any adverse impacts of the use on adjacent
properties.
Page 16
VI. DECISION
A. Staff:
Staff recommends approval of the requested preliminary plat and planned unit development with the
conditions noted in Section VIII,per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard these items on December 1,2022 and
January 5,2023. At the public hearing on January 5t'',the Commission moved to recommend
approval of the subject PP and PUD requests.
1. SgMMM of Commission public hearing_
a. In favor: Michael Slavin,Tony Tseng
b. In opposition:None
C. Commenting Doug Jones,Chris Eastman, Sally Reynolds,Julie Duran, Shane Nye and
Jennifer Card,Lisa Metcalf,Kelly Carpenter,Justin Carpenter
d. Written testimony: Michael&Linda Arnold,Leah Balecha,Daniel Briggs,Julie Duran.
Matt Mueller, Scott Fuller,and Shane&Julia Dutv
e. Staff presenting application: Bill Parsons
f Other Staff commenting on application:None
2. Ke, ids)of public testimony
a. Request for denial of the project as currently submitted due to the following reasons: 1)
project isn't consistent with the MDR FLUM designation and would be more
appropriate in the MHDR designation, 2)the proposed parking isn't sufficient for the
proposed development and will result in substantial on-street parking that will
contribute to congestion and make travelingthrough hrough the community difficult, 3)the
proposed contemporary modern design of the single-family homes are not harmonious
with the design of existing single-family homes in the adjacent Paramount subdivision,
4)on-street parking along Bergman should not be allowed due to the curvature of the
street which will not allow two vehicles traveling in opposite directions to easily pass
one another if there are cars parked on either side if the road on the curve: and 5)belief
that too many residential units are proposed in this area,which will not complement the
existing neighborhood and will negatively impact the community's livability.
b. Increase traffic,density and on-street parking on N. Berman Ave.
3. Ke, ids)of discussion by Commission:
A. Update the parking plan to ensure the project is adequate parked per UDC standards.
IL Update open space exhibit to ensure the project meets the open space standards.
C. Code complaint fencing along the south and east boundary of the proposed
development.
4. Commission change(s)to Staff recommendation:
a. The Commission required pedestrian lighting to be installed alongthe pathway along the
south and east perimeter boundaries of the subdivision:
b. The Commission directed the Applicant to coordinate with ACHD on installing `no
parking'signs on the public streets where the"s"or 90-degree curves are located(i.e.
N. Bergman Ave.,N. Arctic Fox Way&N. Arliss Ave.),
C. The Commission directed the Applicant to continue working with abutting neighbors on
repairing the existingfencing encing that was damaged duringtiling iling of the North Slough.
5. Outstandingissue(s) for City Council:
a. None
C. The Meridian City Council heard these items on 2/14/23 and 3/21/23.At the public hearing on
3/21/23_the Council moved to approve the subiect PUD and PP requests.
1. Sutmnary of the City Council public hearing:
Page 17
a. In favor: Michael Slavin,Tonv Tseng
b. In opposition: None
C. Commenting: Sally Reynolds, Kelly Carpenter,Justin Carpenter,Kris Eastman. Shane
Nye.Tony Brownlee, Kelly Carpenter
d. Written testimony: Lorraine Howe,Jennifer Card,Jennifer Lytle, Sally Reynolds
C. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. Preference for a lower density of residential units,reduction in the number of residential
lots.reduction in the number of stories of residential units from 3-to 2-stories not in
favor of the proposed reduced setbacks:
b. Concern pertaining to the on-street parking on"s"curves,traffic generated from the
proposed development and impacts on the abutting Paramount neighborhood and on
area school enrollment:
C. Proposed buildings don't fit with the character of the existing homes in the Paramount
neighborhood,not in favor of the proposed design;
d. Request for on-street parking to be prohibited along Arliss.Bergman and Director:
e. Request for development to meeting R-8 standards with no deviations.
3. key issue(s)of discussion by City Council:
a. Opinion that the proposed development doesn't meet the bar of for approval of a PUD
for the allowance of reductions to development standards—preference for development
that meets the R-8 standards-
b. Not in favor of the proposed building designs, on-street parking on the curves,proposed
density—opinion that it's too high for this area.not in favor of the proposed open space:
c. Like the uniqueness of the proposed development, including provision of
condominiums: concerns about the height of some of the structures and the proximity of
the buildings to each other:would like to see ad
iustments to on-street parking and the
development so that it's not so compact.Would like to see more connected open spaces
spread out through the development:
d. In favor of removal of the on-street parking on the curves as presented on the revised
parking exhibit:
e. In favor of the proposed transition in uses and lot sizes
£ Recognition of the constraints associated with development of this site (configuration
irrigation easements, etc.l
g= Opinion that the proposed development, as revised,meets the requirements for approval
of a PUD.
4. City Council change(s)to Commission recommendation:
a. Council included Director St. in condition 48 in Section VIII that requires"no parking"
signage to be installed.
Page 18
VIL EXHIBITS
A. Preliminary Plat(dated: ni�2 3/7/23)&Phasing Plan
a rse�u�r or PRELIMINARY PLAT FOR SAGARRA SU 601 VISIONS 9uaoma.oN
artuaTao Ir+rHe ww l ao.ae ali wlol� ou N�v..osHo err•.ruwoe.wear. ;+
Lesend Nates saga �...eW _ - jkm
--a -- _ _ ••Y•_•'•- 7L/78ts11WN Local She!m••4• - �� (^'/�^"'�•'ert n
-_ .. - VY Map
21r Private street(PhaN
28'Privets Street(Phase2)
-- ia- - -- _ppp- r_—. _.•�--1-
A
I
Comte
7- r
7.
10-1
I —• I I I I I � ��_
• � I ��V PRWMINARY PLAT.FliAss 1 � � PPA
C [
rl..J mow.. _ _ ,a _ —' •��_ � �!� �
Phasing Plan
Parcels Included e I `�-- "" "y% •ky„�., -
f�L.._r '`• — -- __-- ...... a�w,..-qua.. AI�4� �� � 9
—--
��,=c
1
G
PRELIMINARY PLAT-PHASE 2 PP.2
e ii r9
Page 19
P '
PARCEL#6
PARCEL#5
PARCEL#4
PARCEL#2
------- - - -- -------
PARCEL#3
PARCEL#1
(INCLUDES EXISTING
N. BERGMAN AVE. ROW)
DEVELOPER RESERVES THE RIGHT TO MODIFY THE PHASING PLAN BASED ON MARKET CONDITIONS
Page 20
B. Landscape Plan(dated: 2''' 3/6/23
WID�EA01� a w
f T--- _T --_
I I =
LAND$CAPEPIAN �: NAND GAP PL LANL>9CAPE PLAN p
I I I
I • p I •— I
I I I I I
I i I
A
I A �i .� � II - yioelL�f7 y e —1
� F-Fi AN�} LANDSCA PLAN •'� ( F F..:"'1 p 4,1
ilr ANDSCAPE PLAN 1 DSCAP PLAN ;
'QU (t 9�
L------------1------------J------1------L—————------- ------------J _
00
I
Win
I
I I
— I I
I
• I I y
1
• --- I � ' I «c333
• I
• t-'- '�D471"YAZ3.�rsz3e-3�1r'�.w��:3e�ac9r� "'
• -� 1 " i I LANDSCAPE
1 I
m®emr.mL� 1 —L101
Page 21
[7�a■■■m
C07�a■■■3ii
f IN
Co7�v■■■
a na �z.er��=.Q a-r ��•.;
ova::�� �f�.,-�.;-_ - - � �►�:�';�, ..,�.•1����z.
moo�''®v■■■�r�.� _.
�J®�■■■ii� =M1 X�: - ram.�-,.. �::� �-.� ``�r�-
o'er--'-���■a�
®�■■oxes
EOt7�■■■■� �. G �_ .��
Caw■■■� ���� �► �' � °'' f aka f��I' � �
®tea■■■� �' �`
o®�■■a® -ram �:�:- -.� '- _ -
r --------------------------- T v'
I
I I
— I I
— I I
I I
_ I I
I
I I
I
I
I I
I 1
_ I
• _..—..—_—.. _ ,....... I -- --- _.. ,' tea.: —.
i
.__ �, UNoscnPe
—� -- •. ._.. I r✓ / '. ..� PUN-aNPna
'—T---------------------- --------------T—
I I
.o.«moo
o 2
I
• — I
— M1 I i PUN-AREA5
0 mew 0 O O L105
Page 23
■dim
ILL
�[7�'�■■Ott I�"� � �„ �r � .�.
°�I�[7■®�� of I rc ,•- ` u1 ����-^ 'k.K� ��:__:: ., .
07■■Ct3C7 �A h _ 1110rr�.�l�a�, ,��
sollm
per....„-��■■�'i a' � �11s Is �IEl�rb al �tard • a Isfr a1��F +��
pig■■v".!� _ Rib. Y �� �r,,,-c -�ar�� _ s : :
o ■■■ate - - — -
o-,...,^,..—■■■ate
p�■■■asp _ ���
pi'�■■v"� P � z.- r�; y- :.ce} o o ^_r;�$t7 s,.r p
o�■■■ate . _
Uw■■S� '1 I
MA®v■■■�
Cx7�Ml �■■�� s' -■
"* mMl
o�ai®M® -
o ,
D�a■■a® --
®v■■��
ECE
o��■■ase■
��■■tea .. .:r...r-;?'�'�j�,. :r.P!r�, i.�- .r::.._.._".]= _ 1
_T____________________________________________________�
I I
0
I I
I 1
• I I
e _ I
® I I
e I
I
• _ _ 1 I
• — s I I m
• I
• � I
s I
• I I < �
• I 7T e 1 I
• — I I
• I I
• I I s..
PIAN-AREA8
----------------------------------------------------
L108
v v
/�B.ALL&BURIAP TREE RANTINGZ�SHRUB RANTING 3 PLNITER ISLPND DETAIL 41 STEEL LANDSG PEEMW
7TIL . u� I LANDSCAPE
/5LLIDNRONTAL ALUMINUM FENCE ,�
L150
Page 25
C. Common Open Space Exhibit(dated: 2''' z ' "' 3/6/23)
.Z......®� - We
P-LEGEND
iF
m
- - OPEN 9PACE
Ewean
..l.�lrrI J'Ak. o�rriL
"99 ...i. .a.
NARY I sYA<.wo<.
PATHWAY LEGEND ••.fie-•
I
IA
_ I
F I
I ]
II i
I ! I ! I
f%NNIBR-
-
T !
f717.1—L�1 EX-1.1 8
e
Page 26
NSA S Y
PA"AY LEGEND.
o
+EX-1.2
Page 27
D. Site Amenity Exhibit-Revised(dated: 3/6/23
-s-REWIR-5 rrr OPEN SPACE SUMMARY PHASE I
STACK,�PCK
4)
0
OPEN SPACE SUMMARY PHASE 2
G
co
co
7M7
Af I_Yly I Ily I Yly I Ily
PUD
SITE AMENITY
PLAN
--- -------
L160
Page 28
E. Proposed Reductions to R-8 Setbacks-REVISED
SETBACK DIAGRAM
.HAM. r
o � _
--------------------- a ,i
_ o I
Comparison Table(Required vs.Proposed/Abnroved):
R-8 Minimum Ribbon 2-pk Townhomes Middle Three Boulder Courtyard Single-
Dimensional Townhomes (SFR attached) Townhomes Flats Condos family
Standards (green) (blue) (purple) (MFR) (pink) homes
(per UDC (red) (detached)
Table 11-2A-6) (orange)
Front 10, 0' min. 10, 8'6" 5' min. 2 10,
(local street
setback to
living area
Garage 20' 0' min. 0' min. 4' min. NA NA 20'
(local street
setback
Side 5' 5' 5' NA 5' 5' 5'
interior
Street 10, 10, 0' min. 10' min. 5' min. 7' 10'
Side
(local street
setback to
livmg area
Rear 12' 0' min. 0' min. 4' min. 5' min. 10, 10'
Lot Size 4,000 s.f. 1,070 min. 1,690 min. 1,532 min. 51,453 11,796 4,661
- Page 29
F. Parking Diagram-Revised(date: 3/6/231
r
/IMS� 1 PMSE 11 (<
L]
—_--- _ 4TTUtv
T 'UTU-T0 'T4 o TruTTT,j
..........
MCD
DE� 1� � [PLP E�]E i�, C� , ; }4�. I_� E� E�C' CAL .
Sagarra Parking Analysis
Taal Req'd Tetal Provided
Req'd G.— Cwend Canned in Coaxed in
P.ddrrg Parking Padtlng Phapl Phaaa 11 OU xFacea twat Toftl Provided C.Portor Carp-t Extra
Unh Deflgnetbn eed Count Factor Factor FectorCount Factor Factor I...) (Court) Totd DUaTotd DUa R.qulred Required Tobl Regolred On-Sift Gang. Wnge 1patp
Two Pack Townhoaes 1 2 0.0 1.0 16 24 40 80 1.0 N 80 40 N aRibbon Townhoaes 2 2 0.0 1.0 16 19 35 ]0 0.0 ]0 TO 35 TO 35
Middle Three Townhoaes _ 2 2 0.0 1.0 3 0 3 6 0.0 6 6 3 6 3
MPltifarmly-H.adwata 1 L5 0.1 LO 3 0 3 5 0.3 ! ! ! ! 0
Witifa -Headwater 2 2 0.1 1.0 2 0 2 4 0.2 4 4 2 2 0 F
0
0
SM(M Sp..njlpa. 2/3/4 4 0.0 LO ]3 19 32 129 0.0 121 3L 92 fi0 32
Total 35 43 139 338 2.9 940 966 139 249 110
Total Provided-On Site 365
Total Rp ind 940 OA
ORECgaI i
Total Available Parking "1
Page 30
G. Vehicular&Pedestrian Circulation Plan
A HIGH DESERT DEVELOPMENT 1 28 NOVEMBER,2022
CHINDEN IMPROVEMENTS PER STARS AGREEMENT
�i lnm m n�u m nun m moon uu m m nun m uu m m nun num mn muu nun m m uu nuum m m nunuum nuu nunm uunuunumnnunuummmnummmmnmummnuunmun m muumnun m nu�
----- -- ---------- --- -------- ---
FUTURE OFFICE RETAIL,
3 MULTI-FAMILY
0 o a
uuunNlllll
¢P lol'll rl:.
.�111111_
U CCC- ammmuuuuuP \nllf�,
Z Z o o a_
W W
LU
- y
0 U - `J _ r d UuuuuIRIIJJ NIIII II\U`````;
i
D_ �ROAOWAV
_ I�ll }' ` - - _ CONNECTION POINT TO
EIIIIIIIIIi
c p
U II M _ _ ADJACENT PARCEL
LU
Z W _' I >�rIDT
`,11`I,\\p\illl uunm u I .................
unu nnn o =
( IIIII I FUTURE RESIDENTIAL lu
FUTURE RESIDENTIAL _ S -
- EXISTINGROADWAY
DEVELOPMENT DEVELOPMENT EXTENSION
CONNECTION POINT TO
� —� _ mT,nB\\1 ��� IIIII nw II(IIIIIIII IIIII II TIw III IIIIIIII nw IIIIIIII III -11 IIIIIIII Illllllwnnlll llllllllll IIIIIIII IIIIIIIIIIIIIII\`` ADJACENT
- IHNIHH111111y nlunplNM �` - .. _ _ IIIIL. SUBDIVISION
if
�cd = - �� 711101111 —=� .11lllllllllllllllllll llllllllllllllllllllll llllll llllllllli ._
-IS
NEW TREETPER EXISTING ROADWAY EXTENSION CONNECTION � L LEGEND
16UI ACHD STANDARDS POINT TO ADJACENT SUBDIVISION
/Y�PJWI 111111111111 NEW VEHICULAR ROADS
111111111111 PEDE RIANPATHJSIDEWAUIS
�11111 EXISTING VEHICULAR ROADS
Scale:1:100 CIRCULATION PLAN
MDA I pg.2
Page 31
H. Conceptual Building Elevations
APPROXIMATELY 40'EAS T/LAHUSC
BUFFER WITH PERIMETFIt
Existing Single Family Residential SC ..TS.
v
La
_ o
(M)HEW SINGLE FAMILY S r
a
LL .
W
J Y
e Z
New Single Family Residential scAL —. N
03
Page 32
MO
y
Concept Elevations . . • Family Homes
Building"A"Concept:
■ I ' 1 I
• MM�
Building"B"Concept:
EM ---------
FRONT LEFr
------------
nAR RIGHT
Building"C"Concept:
F EM EZM
OODO L I I I
Page 34
Building
JL
ED DEB 1
Building
El
� I-I
LEI . , ■ ■ ■
Building"F" Concept:
ALA
lit
�I Km� IN N
Building"G"Concept:
1 107
Page 36
==___=
IPW
ZL
** ••. �_ III►?= >
<UZI
F
�V KID II W
_ C
IrI � �I I Min,I 1 III 1
a
�L
_.ids O C
4 �„ICI ,, %!' �� ?� .. •�.
I■ momT ■I MrM ■I . IMI . I■1 1MI
■IImIM,Jlmll Mimi, °
ILA
rw
0
�L
L
O �
C! `` 0
oi—
/ice t
v
V
�L
y
O
Gam: /�./a/ii� � �"%",�� ��; � •�-
q e ii
' � I ! � ' 111 ■! I ■I
:. ... ..: . . .:.. . ... ... .
•L
i
/ is �• ry. �3
�. ■ ■ � :�i �� �� 1. ■
+M
. I� �N�- _ ■rW1�IQ, �� �,
� �. !!III :�I�I�IIII� � ����� � �III■I10�1�'����
OAF 16 A Is
Q 13
CBP
A-fty B,Kdilg
Community Workshop rsic x.s C,,,,,ity CWbh....
p FMII I
C,
81 Dl B2 I D2---.,...
Community Workshop-Concept Elevations Community Clubhouse Concept Elevations 09
Page 40
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Preliminary Plat:
1. The final plat shall include the following revisions:
a. Graphically depict zero(0)lot lines on internal lot lines where single-family attached and
townhome structures are proposed(i.e. where structures will span across lot lines).
b. Depict traffic calming measures to slow traffic on Bergman Ave. and W. Bacall St. as allowed by
ACHD and the Fire Dept. in accord with the Development Agreement.
c. Graphically depict public use easements for the micro-paths that cross private/townhome building
lots.
2. The landscape plan submitted with the final plat shall be revised as follows:
a. Depict landscaping along all pathways as set forth in UDC 11-3B-12C.A mix of trees, shrubs, lawn
and/or other vegetative groundcover is required.
b. Depict additional/enhanced landscaping within the 20-foot wide street buffer along W. Orchard
Park Dr. in accord with the updated standards in UDC 11-3B-7C.3 and 11-3G-3B.3.
c. Update the Landscape Requirements table to reflect compliance with the updated common open
space standards in 11-3G-5B.3,which requires a minimum of one deciduous shade tree for every
5,000 square feet of area with a variety of trees, shrubs,lawn or other vegetative groundcover;
shrubs and other plantings shall be depicted on the plan as required.
3. Future development shall comply with the minimum dimensional standards for the R-8 zoning district
listed in UDC Table 11-2A-6 except as approved with the Planned Unit Development see table in
Section VII.E for reduced standards approved with the PUDI.
4. All waterways on this site shall be piped as set forth in UDC 11-3A-6B,unless otherwise waived by
City Council.
5. A private street application shall be submitted with the final plat application for the proposed private
streets within the development. All private streets shall comply with the standards listed in UDC 11-3F-
4.
6. Approval of a preliminary plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two(2)years of the approval of the preliminary plat. hi the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner,and conforms substantially to the approved preliminary plat, such segments,if
signed by the city engineer within successive intervals of two (2)years,may be considered for final
approval without resubmission for preliminary plat approval. Upon written request and filing by the
applicant prior to the termination of the period in accord with subsections(A)and(B)of this section,
the director may authorize a single extension of time to obtain the city engineer's signature on the final
plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and
approved by the City Council may be granted.With all extensions,the director or City Council may
require the preliminary plat,combined preliminary and final plat or short plat to comply with the
current provisions of this title. If the above timetable is not met and the applicant does not receive a
time extension,the property shall be required to go through the platting procedure again(UDC 11-6B-
Z)-
7. Pedestrian lighting shall be installed along the pathway along the south and east perimeter boundaries
of the subdivision.
Page 41
8. The Applicant shall coordinate with ACHD on installing no parking signs on the public streets where
the"s"or 90-degree curves are located(i.e.N. Bergman Ave.,N. Arctic Fox Way&N. Arliss Ave.)as
well as on Director St.
9. The Applicant shall continue working with abutting neighbors on repairing the existingfencing encing that was
damaged duringtiling iling of the North Slough.
Conditional Use Permit/Planned Unit Development:
10. Compliance with the specific use standards listed in UDC 11-4-3-27: Multi-Family Development and
the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district is required,unless
otherwise approved through the Planned Unit Development (see deviations to setbacks approved in the
comparison table in Section VII.E).
11. The site/landscape plans included in Section VII shall be revised as follows:
a. All on-site service areas,outdoor storage areas,waste storage,disposal facilities,and transformer
and utility vaults shall be located in an area not visible from a public street,or shall be fully
screened from view from a public street in accord with UDC 11-4-3-2 7B.2.
b. Depict the location of the property management office;maintenance storage area; central mailbox
location,including provisions for parcel mail,that provide safe pedestrian and/or vehicular access;
and a directory and map of the development at an entrance or convenient location for those entering
the development in accord with UDC 11-4-3-27B.7.
c. Depict landscaping along all the foundation of all street facing elevations in accord with the
standards listed in UDC 11-4-3-27E.
d. Depict shrubs and other plantings adjacent to the pathway along the south and east boundaries of
the site in accord with UDC 11-3B-12C as allowed by the Irrigation District within their easement.
e. Update the Landscape Requirements table to reflect compliance with the updated common open
space standards in 11-3G-5B.3,which requires a minimum of one deciduous shade tree for every
5,000 square feet of area with a variety of trees, shrubs,lawn or other vegetative groundcover;
shrubs and other plantings shall be depicted on the plan as required.
f. Depict a minimum 5,000 square foot common grassy area integrated into the site design that allows
for general activities by all ages that complies with the standard listed in UDC 11-4-3-27C.3.
g. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C.A mix of trees,
shrubs, lawn and/or other vegetative ground cover with a minimum of one (1) tree per 100 linear
feet of pathway.
h. Provide bicycle parking spaces per the standards listed in UDC 11-3C-6G; bicycle parking facilities
shall comply with the standards listed in UDC 11-3C-5C.Bike racks should be provided in central
locations for each multi-family building and the amenity buildings.
i. Provide off-street parking spaces for the development in accord with the standards listed in UDC
Table 11-3C-6 and 11-3C-6B.1 per the analysis in Section VI.
j. At a minimum,depict site amenities consistent with those proposed with the subject application.
k. Minimum 7-foot wide sidewalks shall be provided where parking abuts sidewalks if wheel stops
aren't proposed to prevent vehicle overhang in accord with UDC 11-3C-5B4; if 7-foot sidewalks
are proposed,the length of the stall may be reduced to 17 feet.
1. A detail shall be included of the fencing proposed around the swimming pool that complies with
building code requirements for such.
Page 42
12. No recreational vehicles,snowmobiles,boats or other personal recreation vehicles shall be stored on the
site unless provided for in a separate,designated and screened area as set forth in UDC 11-4-3-27B.5.
13. All multi-family developments shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development,including,but not limited to,
structures,parking,common areas,and other development features as set forth in UDC 11-4-3-27F. A
recorded copy of the document shall be submitted prior to issuance of the first Certificate of
Occupancy for the development.
14. In phased developments,common open space shall be provided in each phase of the development
consistent with the requirements for the size and number of dwelling units in accord with UDC 11-4-3-
27C.6.
15. A minimum of eighty(80) square feet of private,usable open space shall be provided for each
residential unit per UDC 11-7-4B. This requirement can be satisfied through porches,patios,decks,
and enclosed yards. Landscaping,entryway and other accessways do not count toward this
requirement.
16. The Applicant shall coordinate with ACHD on the location and design of the proposed crosswalks
across W. Orchard Park Dr.
17. If some of the multi-family units are proposed to be condominiumized,a short plat shall be submitted
where all buildings are constructed or have received building permits for construction as set forth in
UDC 11-6B-5.
18. Future development shall comply with the vehicular and pedestrian circulation plan in Section VILG.
19. A Design Review application shall be submitted for all structures within the development to ensure
quality of design for an exemplary development. All structures shall comply with the design standards
in the Architectural Standards Manual unless otherwise approved through a design standard exception.
20. A Certificate of Zoning Compliance (CZC)application shall be submitted for the multi-family
structures concurrent with the Design Review application; one(1)CZC may be submitted for the
overall multi-family development if desired.
21. A conditional use permit/planned unit development,when granted, shall be valid for a maximum period
of two(2)years unless otherwise approved by the city. During this time,the applicant shall commence
the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the
conditions of approval,and acquire building permits and commence construction of permanent footings
or structures on or in the ground. For conditional use permits/planned unit developments that also
require platting,the final plat must be signed by the city engineer within this two-year period. Upon
written request and filing by the applicant prior to the termination of the period in accord with
subsection(F)(1)of this section,the director may authorize a single extension of time to commence the
use not to exceed one (1)two-year period. Additional time extensions up to two(2)years as determined
and approved by the commission may be granted. With all extensions,the director or commission may
require the conditional use comply with the current provisions of this chapter(UDC 11-5B-6F).
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 No permanent structures(trees,bushes,buildings,carports,trash receptacle walls,fences,infiltration
trenches,light poles,etc.)are to be built within the utility easement. See "WW Comments - Sagarra" for
details.
1.2 Must provide access path per City requirements to existing manhole located on western end of site
(Sheet CE.1)and existing sewer just south of Orchard Park Dr. (left side of Sheet CE.2).
Page 43
1.3 SSMH-4E is outside the easement. Easement needs to by 20'and extend 10'beyond the manhole. Also
need access path up to manhole per City requirements.
1.4 Do not have sewer services pass through infiltration trenches. This comment was made during the
preapplication meeting also. There are a few areas that this is occurring. Ensure that this is corrected in
future submittals. See "WW Comments - Sagarra" for details.
1.5 Sewer services must be installed at 90 degrees to a sewer main or connected to a manhole. See "WW
Comments - Sagarra" for details.
1.6 Provide 10' separation between sewer main and infiltration trench.
1.7 To and through required to parcel R5262501200.
1.8 Flow is committed.
1.9 There is a gap in the water line along road 4. This needs to connect.
1.10 Have callout to remove blow-off valves.
1.11 Add valve on existing water line in Bergman Ave for a total of 3 valves on the crossing.
1.12 Add valve on existing water line in Road-1 for a total of 2 valves at the tee.
1.13 See Change Marks on"Public Utility Plan"pdf for additional details.
1.14 Streetlight plan will be required at time of development.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of a
public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-
grade is less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC),the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,
or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside
the plat process using the City of Meridian's standard forms. The easement shall be graphically
depicted on the plat for reference purposes. Submit an executed easement(on the form available from
Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which
must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and
distances(marked EXHIBIT B) for review.Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
All easements must be submitted,reviewed,and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water(UDC 11-3B-6). 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.
Page 44
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the
City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting,crossing
or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In
performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable
law or regulation.
2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in the
development,and if so,how they will continue to be used,or provide record of their abandonment.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall be
recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,
landscaping,amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life,safety and health shall be completed prior to occupancy of the
structures.Where approved by the City Engineer,an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review,and construction inspection
fees,as determined during the plan review process,prior to the issuance of a plan approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill,where footing would sit atop fill material.
2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum
of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.19 At the completion of the project,the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
Page 45
2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements
are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final
plat signature. This surety will be verified by a line item cost estimate provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.
Applicant must file an application for surety,which can be found on the Community Development
Department website. Please contact Land Development Service for more information at 887-2211.
2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of
the total construction cost for all completed sewer,water and reuse infrastructure for duration of two
years. This surety will be verified by a line item cost estimate provided by the owner to the City. The
surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must
file an application for surety,which can be found on the Community Development Department website.
Please contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancity.oLg/WebLinkIDocView.aspx?id 277043&dbid O&rfpo MeridianCity
D. POLICE DEPARTMENT
https:llweblink.meridianciU.org/WebLink/DocView.aspxTid 277044&dbid 0&repo Meridian City
E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspxTid 278542&dbid 0&repo Meridian City
F. SETTLER'S IRRIGATION DISTRICT(SID)
https:llweblink.meridianciC.oEg/UebLinkIDocView.aspxTid 277091&dbid O&repo MeridianCity
G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https://weblink.meridiancity.oEgj ebLink/DocView.aspxTid 278840&dbid 0&repo Meridian City
H. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancity.oEgj ebLinkIDocView.aspxTid 282445&dbid O&repo MeridianCity
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciV.org/WebLink/DocView.aspxTid 276873&dbid 0&repo MeridianCiu
IX. FINDINGS
A. 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;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive Plan
Policies in, Section IV of this report for more information)
Page 46
2. Public services are available or can be made available and are adequate to accommodate the proposed
development;
The City Council finds 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, the City Council finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Police,Fire,ACHD, etc).
(See Section VIII for more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
The City Council is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving.
B. Planned Unit Development(UDC 11-7-5)
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 a planned development request,the council shall
make the following findings:
A. The planned unit development demonstrates exceptional high quality in site design through the
provision of cohesive,continuous,visually related and functionally linked patterns of development,
street and pathway layout,and building design.
The City Council finds the proposed development demonstrates an exceptional high quality in site
design through the provision of cohesive development linked together by common open space areas
with pedestrian pathways and quality site amenities. Vehicular andpedestrian connectivity is provided
to adjacent neighborhoods to the south and east and to the commercial development to the north.A
high quality of building design will be ensured through the design review process consistent with the
conceptual elevations provided.
B. The planned unit development preserves the significant natural,scenic and/or historic features.
The City Council is unaware of any significant natural, scenic and/or historic features that exist on this
site.If any such features do exist, they should be preserved.
C. The arrangement of uses and/or structures in the development does not cause damage,hazard,or
nuisance to persons or property in the vicinity.
The City Council finds the proposed arrangement of uses and structures within the development
provides a good transition (i.e. `feathering"of uses and density) between existing single-family
detached homes along the southern and eastern property boundaries and existing and future
commercial uses to the north and does not cause damage, hazard or nuisance to persons or property in
Page 47
the vicinity. The linear common open space along the south and east property boundaries also assists in
providing a separation and buffer between existing residential and proposed residential uses.
D. The internal street,bike and pedestrian circulation system is designed for the efficient and safe flow of
vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and
functions contained within the development,nor place an undue burden upon existing transportation
and other public services in the surrounding area.
The City Council finds the proposed internal vehicular and pedestrian circulation system will provide a
safe and efficient flow of vehicles, bicyclists and pedestrians without an undue burden on existing
transportation in the surrounding area and provides good connectivity between the existing and
proposed developments.
E. Community facilities,such as a park,recreational,and dedicated open space areas are functionally
related and accessible to all dwelling units via pedestrian and/or bicycle pathways.
The City Council finds the proposed open space areas and site amenities are accessible to all residents
via proposed pathways for pedestrians and bicyclists.
F. The proposal complies with the density and use standards requirements in accord with chapter 2,
"district regulations",of this title.
The City Council finds the proposal complies with the desired density in the Comprehensive Plan for
MDR&MU-C designated developments and with the use standards for the R-8 zoning district listed in
Chapter 2 of the UDC.
G. The amenities provided are appropriate in number and scale to the proposed development.
The City Council finds the proposed amenities exceed the minimum UDC standards and are
appropriate for the number of units and scale of the proposed development.
H. The planned unit development is in conformance with the comprehensive plan.
The City Council finds the proposed PUD is in conformance with the Comprehensive Plan per the
analysis in Section IV and is consistent with the purpose statement for Planned Unit Developments in
UDC 11-7-1 and the standards for such in UDC 11-7-4.
Page 48