Windrow Neighborhood AZ, PP, RZ, MDA H-2023-0031 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI
DIAN:-~'
AND DECISION&ORDER
In the Matter of the Request for Annexation,Rezone,Preliminary Plat,and Modification of the
existing Development Agreement(H-2015-0019—Inst.#2016-007443) consisting of 252 single-family
residential building lots and 40 common lots on 65.10 acres in the proposed R-8 zoning district,by
Conger Group.
Case No(s).H-2023-0031
For the City Council Hearing Date of: September 26,2023 (Findings on October 17, 2023)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of September 26, 2023, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of September 26,2023,incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of September 26,
2023, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of September 26,2023, 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(I.C. §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
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(WINDROW NEIGHBORHOOD AZ,PP,RZ,MDA-FILE H-2023-0031)
- 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of September 26,2023,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 Annexation,Rezone,Preliminary Plat, and Development
Agreement Modification is hereby approved per the conditions of approval in the Staff Report
for the hearing date of September 26,2023,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
Please take notice that the conditional use permit,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 that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(WINDROW NEIGHBORHOOD AZ,PP,RZ,MDA-FILE H-2023-0031)
-2-
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 11(UDC 11-513-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(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 September 26,2023
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(WINDROW NEIGHBORHOOD AZ,PP,RZ,MDA-FILE H-2023-0031)
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By action of the City Council at its regular meeting held on the 17th day of October
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 10-17-2023
Attest:
Chris Johnson 10-17-2023
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 10-17-2023
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(WINDROW NEIGHBORHOOD AZ,PP,RZ,MDA-FILE H-2023-0031)
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EXHIBIT A
STAFF REPORT C: E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 9/26/2023 Legend
DATE:
OProject Location 0
TO: Mayor&City Council '� -, `
FROM: Stacy Hersh,Associate Planner
208-884-5533 --�
SUBJECT: Windrow Neighborhood
H-2023-0031
LOCATION: Located at the NEC of S.Linder Road
and W. Amity Road in the SW I/ of
- -----
Section 25, Township 3N,Range 1 W
(Parcels#S 1225347078,#S 1225325700, ;, ®®�
#S1225336520,#S1225336505). ---
I. PROJECT DESCRIPTION
Request for Annexation of approximately 46.133 acres of land from RUT in Ada County to the R-8
zoning district;
• Rezone of 19.62 acres from the R-4 zoning district to the R-8 zoning district;
• Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on
65.10 acres in the proposed R-8 zoning district; and
• Modification of the existing Development Agreement(DA) (H-2015-0019 -Inst. #2016-007443) for
the purpose of creating a new DA to develop the proposed residential subdivision(Note: The MDA
application requires Council action only).
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ—46.133 acres;RZ— 19.62;PP—65.10 acres;
Future Land Use Designation Medium Density Residential(MDR,3-8 du/ac)
Existing Land Use(s) County and City residences and several outbuildings
Proposed Land Use(s) Detached Single-family Residential
Lots(#and type;bldg./common) 292 total lots—251 residential building lots, 1 existing
home,and 40 common lots
Phasing Plan(#of phases) Proposed as five(5)phases
Page 1
Description Details Page
Number of Residential Units 252 single-family units
Density Gross—3.87 du/ac.
Open Space(acres,total Approximately 10.39 acres of open space proposed
/buffer/ ualified) ((approximately 16
Amenities Four(4)qualifying amenities are proposed,totaling 15.5
amenity points—Large Dog Park,Neighborhood Park with
a play structure,climbing dome,seating areas w/shelter,
other open green space with picnic areas,and multi-use
athway segments.
Physical Features(waterways, The Calkins Lateral and Carlson Lateral bisect the site
hazards,flood plain,hillside
Neighborhood meeting date March 30,2023
History(previous approvals) South Meridian Annexation H-2015-0019,Development
Agreement Inst.2016-007443
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access Access is proposed via S.Linder Road,an existing arterial along the entire west boundary
(Arterial/Collectors/State and via W.Amity Road,an existing arterial street along the entire southern boundary of
Hwy/Local)(Existing and the property.
Proposed)
Stub No existing stub streets.Applicant is proposing five stub streets with this project;two to
Street/Interconnectivity/Cross the east/west for Street B,one to the east for Street K,one to the east for Street O,and
Access one to the north for Street P.
Existing Road Network No
Capital Improvements Capital Improvements Plan(CIP)!Integrated Five Year Work Plan(IFYWP):
Plan/Integrated Five Year Linder Road is listed in the CIP to be widened to 3-lanes from Victory Road to Amity Road
Work Plan between 2036 and 2040.
• The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a
dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg.
4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and
2040.
• Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Linder Road to
Meridian Road with the design year in 2026 and the construction date has not been
determined
• The intersection of Linder Road and Victory Road is listed in the CIP to be reconstructed as a
single-lane roundabout between 2036 and 2040.
• The intersection of Amity Road/SH-69 is listed in the CIP to be widened to 6-lanes on the
north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg and signalized
between 2031 and 2035.
Fire Service
• Distance to Fire 2.2 miles from Fire Station#6
Station
• Fire Response Time The project currently lies outside of the Meridian Fire response time goal of 5 minutes.
This project currently falls in an area where we don't have total response times that
meet NFPA 1710 standards or the current city of Meridian adopted standards.
— Page 2
Description Details Page
• Accessibility Proposed project meets all required road widths and turnaround dimensions as presented
in the preliminary plat. Any changes shall require Fire Department approval if any
roadways or accesses are changed. The shared drives shall have an address sign at each
entrance and the roadways shall be maintained 365 days a year for Fire,EMS,and Police
responses. The ends of the common driveways shall be signed"No Parking Fire Lane"
per Appendix D of the 2018 IFC and ACHD sign standards. A phasing plan was
submitted and approved by the Fire Department. Any changes to this plan shall be
approved by the Fire Code Official or his designee.
Water&Wastewater
• Impacts/Concerns See Public Works Site Specific Conditions in Section HIT
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend
ZProject Location �W si rA Project Location
Residential
9
MedsH gh D �nsitY "r/.
sid Reential c� /�/
c ur r u
Metlium M1
Density
Residential \`
Zoning Map Planned Development Map
Ru
Legend � � Legend
Project Location R 8 R-8 a Project Location f
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R-4 Y City Limits
R�T�
Planned Parcels
R-40 R-15
R-8
I!I
RUT
RUT
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R=4
R-12 RUT
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RI6 RUT
Page 3
III. APPLICANT INFORMATION
A. Applicant:
Laren Bailey, Conger Group—4824 W. Fairview Avenue,Boise,ID 83706
B. Property Owner:
Open Door Rentals, LLC- 1977 E. Overland Road,Meridian, ID 83642
C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 8/16/2023 9/10/2023
Radius notification mailed to
properties within 500 feet 8/11/2023 9/8/2023
Site Posting 8/25/2023 9/12/2023
Nextdoor posting 8/07/2023 9/11/2023
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land
Use Map(FLUM) contained in the Comprehensive Plan. This designation allows for dwelling units
at gross densities of 3 to 8 dwelling units per acre.
The subject property spans a total of 65.10 acres,with 19.967 acres already annexed as Medium-
Density Residential(R-4)containing an existing home. The remaining 46.133 is proposed to be
annexed with R-8 zoning. Currently,the subject site abuts an R-4 zoning district to the north,while
the east,west, and part of the south are occupied by county residential not yet annexed into the City
of Meridian. To the south,there is Medium-Density Residential(R-4),which is included as part of
the South Meridian Annexation. The subject property is designated as Medium Density Residential
on the future land use map consistent with the approved Brundage Estates Subdivision to the north.
The Applicant proposes a 251-lot subdivision for single-family residential detached homes and one
(1) existing home to remain at a gross density of 3.87 units per acre,which is within the desired
density range of the MDR designation.
TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this
property. South Linder Road along the western boundary of this site is designated as a residential
arterial street and is listed in the ACHD CIP to be widened from 2-lanes(one in each direction)with
no curb, gutter or sidewalk to 3-lanes between 2036 and 2040.West Amity Road is currently
improved with 2 travel lanes(one in each direction)and has no curb, gutter or sidewalk. The
intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane
roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg,4-lanes on the
south,4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040.
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
Page 4
• "Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks"(3.02.01 G).
City water&sewer are currently available directly adjacent to this site. Public Works has
discussed the requirements and outlined the path to receiving services in the Public Works
specific conditions in Section VIII.B. Fire Station#6 will be within 2.2 miles of the project and
the project will be located in an area where the Fire Department does not have a total of
response times that meet the standards or current City of Meridian adopted standards.
• "Encourage a variety of housing types that meet the needs,preferences, and financial capabilities
of Meridian's present and future residents."(2.01.02D).
The proposed medium-density single-family detached homes will contribute to the variety of
residential categories in the City by adding a diverse range of housing sizes and price points.
• "With new subdivision plats,require the design and construction of pathways connections, easy
pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable
open space with quality amenities."(2.02.01A).
The proposed plat depicts a total of 10.39 acres (or 16.0016) of qualified open space, much of
which is usable, and quality amenities consisting of a large dog park, neighborhood park
(swings,play structure, climbing dome, seating areas, additional pathway), 10'wide regional
pathways, and shade structures with picnic area.A future City park is planned approximately a
half mile northeast of the proposed development. Because this site is located in a rural area,
there are no sidewalks along S. Linder Rd. or W. Amity Road to provide pedestrian and bicycle
access. For this reason, Staff recommends the detached 10 foot wide sidewalk along the project's
entire frontage adjacent to S. Linder Rd. and W.Amity Rd. to be installed with the first phase of
development.
• "Coordinate with developers, irrigation districts,and drainage entities to implement the proposed
pathway network along canals, ditches,creeks,laterals,and sloughs."(3.08.02B).
The Applicant is proposing a segment of pathway along the Calkins Lateral consistent with the
Pathways Master Plan.
• "Provide options for passive recreational opportunities not typically supplied by parks and
facilities such as jogging,walking, and bicycling."(4.04.01B). The applicant is proposing micro-
paths within the large central open space that have efficient access to the proposed regional
pathway network around the perimeter of the project creating ample opportunity for these
passive recreational elements.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal
conforms to the City's vision and the necessary extension of public services and infrastructure are
provided." (3.03.03)
The proposed development plan is consistent with the City's vision in terms that medium-density
residential uses are proposed; however, only one housing type is proposed rather than a mix of
housing types as desired. Public services and infrastructure are proposed to be provided.
• "Provide options for passive recreational opportunities not typically supplied by parks and
facilities, such as jogging, walking, and bicycling." (4.04.01A).
The extensive pathway system proposed within the Windrow Development will provide for
recreational opportunities such as jogging, walking, and bicycling. The Windrow Neighborhood
Page 5
will also provide for passive recreational activities such as nature and wildlife viewing within
attractively landscaped areas that will create a calming and relaxing sense of place.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."
(4.05.03B)
The proposed project is in the City's `fringe"area; therefore, it may not be a priority area for
extension of City services and development, because there are still vacant entitled properties to
the north yet to be developed.
Staff finds the aforementioned analysis and policies in general make the project consistent with the
Comprehensive Plan.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ) :
The Applicant proposes to annex 46.133-acres of land with an R-8 zoning district. A legal
description and exhibit map for the annexation area is included in Section VIII.A. This property is
contiguous to City annexed land to the north and south and within the City's Area of City Impact
boundary. The City may require a development agreement(DA)in conjunction with an
annexation pursuant to Idaho Code section 67-6511A.
B. REZONE (RZ):
When a portion of the property was annexed into the City of Meridian in 2015 it was zoned R-4
to help delineate that this property would be developed as residential. The Development
Agreement that was created as part of this original annexation dictated that the City would have
services available as soon as possible and the first Rezone application would be free of charge.
This stipulation regarding a Rezone application was made because the annexation was City
initiated and the property had no concept plan or specific development planned at the time of
annexation;the City understood future development may not match the existing zoning and gave
future applicants the opportunity to propose a different zone with redevelopment of the property.
A legal description and exhibit map for the rezone area is also included in Section VIII.A.
A preliminary plat and conceptual building elevations were submitted showing how the property
is proposed to be subdivided and developed with 251 single-family detached dwelling units, one
(1)existing residential home is to remain, and 40 common lots at a gross density of 3.87 units per
acre(see Sections VIII.B, H). The proposed use and density of the development is consistent
with the MDR FLUM designation.
C. DEVELOPMENT AGREEMENT MODIFICATION(MDA):
The Applicant proposes a modification to the existing Development Agreement(DA) (Inst.
#2016-007443) for the purpose of creating a new Development Agreement to develop the
proposed residential subdivision.
The DA will be tied to the submitted preliminary plat and be required to develop the property per
the submitted plans and proposed housing types.
Staff finds the proposed project and the requested applications to be generally consistent with the
future land use designations within this project site.
As a provision of the new DA, Staff recommends the property located at 1100 W. Amity
Road no longer be subject to the terms of DA Inst.#2016-007443 (South Meridian H-2015-
0019) and be subject to the terms of the new DA. The Applicant has provided a legal
Page 6
description and exhibit map encompassing the entire project boundary that will be
governed by the new DA included in Section VIII.B.
D. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 251 building lots, one (1) existing home, and 40
common lots on 65.10-acres in the proposed R-8 zoning district. Proposed lots range in size
from 4,725 to 10,000 square feet(s.f.)(or 0.11 to 0.23 acres). The proposed gross density of the
subdivision is 3.87 units per acre. The subdivision is proposed to develop in six phases as shown
in Section VIII.C.
The Applicant is proposing six(6)phases within this development.Phases 1-4 are situated to
the west of the Calkins Lateral, while Phases 5-6 are located to the east of the Calkins Lateral.
Staff recommends that the main entrance from S.Linder Rd. and the main entrance via W.
Amity Rd. be constructed with the firstphase of development. Furthermore, the firstphase of
development should encompass the construction of both the 10'detached sidewalks and the
entire street buffers along the frontage of S. Linder Rd. and W.Amity Road. Staff believes that
the construction of the multi-use pathway along the Calkins Lateral should take place during
Phase four(4)instead of waiting until Phase Six(6). This modification aims to provide an
extra amenity to the neighborhood at an earlier stage. Staff generally supports the phasing
plan;however, the Applicant should provide a revised color phasing plan in addition to the
proposed fire phasing plan in Section VIII.F prior to the City Council Hearing.
Existing Structures/Site Improvements: According to GIS imagery,there are existing homes
and other outbuildings adjacent to Linder Road and Amity Road that will be removed upon
development of Windrow Neighborhood.An existing home on Lot 1,Block 10 is proposed to
remain. No other site improvements are known. All existing structures that do not conform to
the setbacks of the district are required to be removed with the first phase of development,
as proposed.
Dimensional Standards(UDC 11-2): The proposed plat and subsequent development are
required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district. The proposed preliminary plat appears to comply with the dimensional
standards of the district.
Access(UDC 11-3A-31: Two(2)arterial streets(S. Linder Road and W. Amity Road)and one (1)
temporary emergency-only access is proposed via S. Linder Rd. and a secondary emergency
connection is proposed across the northern end of the Calkins Lateral; one (1) stub street is
proposed to the north and west and three (3) stub streets are proposed at the east boundary of the
site for future extension in accord with UDC 11-3A-3. Each phase of development is proposed to
have two (2)accesses for emergency services;the main entrance from S. Linder Rd. and the main
entrance via W. Amity Rd. shall be constructed with the first phase of development. The
proposed emergency access plan was approved by the Fire Department in Section VIII.F.As
noted above,staff recommends the main entrance from S.Linder Rd. be constructed with the
first phase to eliminate the need for the temporary emergency access as proposed by the
applicant.
Currently,Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting
the site and Linder Road is improved with 2-travel lanes and no curb,butter or sidewalk abutting
the site. Linder Road is listed in ACHD's Capital Improvements Plan(CIP)to be widened to 3-
lanes from Victory Road to Amity Road between 2036 and 2040. The intersection of Linder
Road and Amity Road is listed on the CIP to be constructed as a dual lane roundabout with a
westbound right-turn bypass lane with 4-lanes on the north leg,4-lanes on the south,4-lanes on
Page 7
the east, and 4-lanes on the west leg between 2036 and 2040. Based on the ACHD Staff report
findings concerning the traffic impact study(TIS),the Applicant is advised to construct specific
turn lanes at site Access A and site Access B to mitigate traffic concerns. For site Access A on
Linder Road,a southbound center left-turn lane and a northbound temporary right-turn lane are
recommended per ACHD's specification. For site Access B on Amity Road, an eastbound center
left-turn lane and a westbound temporary right-turn lane are recommended per ACHD's
specifications. These measures should be implemented as alternative mitigation until the
roadways are widened. Additionally,ACHD's Staff comments/recommendations regarding the
proposed street sections within this development indicate that Street K and Street O do not
conform to ACHD's District policy. Therefore,the Applicant is required to construct these streets
as 33-foot wide street sections. These streets are to be designed in such a way that they stub to
adjacent parcels and can be extended in the future(see snapshot of ACHD"s recommendations
below).
d. Staff CommentslRecommendations: The applicant's proposal for Street A, Street B, Street
C, Street D, Street E, Street F. Street G, Street H, Street J, Street L, Street M, Street N, and
Street P meets District policy and should be approved, as proposed_
The applicant's proposal for Street K and Street O does not meet District policy_The applicant
should be required to construct Street K and Street O as 33-foot street sections as they stub to
adjacent parcels and will be extended in the future.
The applicant's proposal to construct the entrances of Street A and Street H as 52-foot street
sections with a 10-foot wide landscape median and two 21-foot lanes meets District policy and
should be approved, as proposed. The applicant should be required to plat the landscape
medians as right-of-way owned by ACHD. The applicant or future home-owners association
should enter into a license agreement with ACHD if landscaping is desired within the island_
Parking is allowed on one side of a reduced width street(Streets C, D, E, F,G, M, N, O). The
applicant should be required to install "NO PARKING' signs on one side of all reduced width
streets and an both sides of Street H. The applicant should be required to coordinate a signage
program with District Development Review staff.
The applicant's proposal for four cul-de-sac turnarounds meets District policy and should be
approved, as proposed. The cul-de-sac turnarounds should be constructed with a minimum
radius of 50-feet_
The Applicant should re-design Street A, Street B, Street C, Street J, Street L, Street M, and Street
O to be less than 750-feet in length or provide traffic calming design elements approved by ACHD
Traffic Services. Staff recommends that the Applicant submit a revised preliminary plat showing
the redesigned roadways for review and approval prior to plan approval and ACHD's signature
on the first final plat. Furthermore,ACHD is requiring the Applicant to have approved plans for
the crossing of Calkins Lateral(Street A)prior to the pre-construction meeting and final plat
approval. Staff recommends that the Applicant comply with ACHD's conditions of approval.
Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the
subdivision is required to comply with the subdivision design and improvement standards listed
in UDC 11-6C-3,including but not limited to streets, common driveways and block face.
There are three(3)common driveways proposed; such driveways should be constructed in accord
with the standards listed in UDC 11-6C-3D.A perpetual ingress/egress easement shall be filed
with the Ada County Recorder or a note added to the final plat that contains a common
driveway, which shall include a requirement for maintenance of a paved surface capable of
Page 8
supporting fire vehicles and equipment.An exhibit was submitted with the application that
depicts the setbacks,fencing, building envelope, and orientation of the lots and structures
accessed via the common driveway(See Section VIII.G). If a property abuts a common
driveway but has the required minimum street frontage and is taking access via the public
street, the driveway should be depicted on the opposite side of the shared property line from the
common driveway.Address signage should be provided at the public street for homes accessed
via common driveways for emergency wayfinding purposes. Staff concludes that the common
driveway exhibit submitted appears to satisfy the UDC code requirements.
Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should
not exceed 750' in length without an intersecting street or alley unless a pedestrian connection is
provided,then the block face may be extended up to 1,000' in length. In accordance with UDC
11-6C-3F.4, a block face should not exceed 1,200 feet,unless a waiver is granted by the City
Council. In certain cases, as specified in section(F)(3)of this regulation,traffic calming measures
may be necessary for blocks that surpass 1,000 feet in length. Staff finds that Street A,Street B,
Street C, and Street M each include a pedestrian connection that meets the conditions outlined
in UDC 11-6C-3F as stated above. Staff has determined that Street L should incorporate a
pedestrian connection located within Block 11 that connects to the east to break up the block
length. The Applicant has initially proposed a block length of 1,229 feet for Street "J"in
Section VIII.H;however, upon verifying the measurement,Staff found that Street "J"actually
exceeds a length of 1,800 feet. The Applicant is seeking a Council Waiver for the block length.
However,Staff believes in order for the Council to grant the waiver, the Applicant should
extend a public street across the northern edge of the Calkins Lateral in the location where the
emergency access is proposed. This topic was discussed during the pre-application meeting.
The applicant has indicated that the irrigation district wants to limit the number of crossings
over the lateral however,staff doesn't have any written documentation of such a request. Staff
recommends that the applicant provide written documentation from the irrigation provider
stating that another public street connection is not desired prior to the City Council hearing.
Moreover, to help reduce traffic speeds, the design of Street "J"incorporates curves, however,
the applicant should still incorporate traffic calming measures as required by ACHD and
UDCll-6C-3F. Further,Staff recommends that the Applicant incorporate an additional
pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of this
road through Lot 46 or Lot 47,Block 7 to align with the cul-de-sac. Incorporating an
additional pedestrian bridge in the center of the development enhances accessibility to the open
space and amenities within the area. If the applicant doesn't want to extend the road and
install the additional open space and pedestrian bridge as recommended, the block length for
street "J"should not exceed 750 feet as required by the UDC.
Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards
listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per
unit. Staff will confirm compliance for single-family dwellings based on the number of bedrooms
per unit. Staff will confirm compliance with these standards at the time of building permit
submittal for each residence.
According to the submitted elevations, each home is proposed with a two-car garage or a three-
car garage which presumes a 3 to 5-bedroom home and would require a minimum 20 foot to 3-
foot wide driveway for each building lot. In addition, as discussed above, some of the streets
within this development are proposed as 27 foot wide street sections which only allow parking on
one side of the street instead of both sides as allowed on the standard 33 foot section. The
Applicant has submitted a "Parking Plan"that illustrates an additional 428 on-street parking
Page 9
spaces (over 1.7 additional parking spaces per home) available for use by the residents (See
Section VIII.I).
Sidewalks&Pathways (UDC 11-3A-17& UDC 11-3A-8): 5-foot wide attached and detached
sidewalks are proposed along the internal local streets consistent with UDC requirements. The
Applicant is also proposing other pedestrian walkways throughout the entire site. According to
the Meridian Master Pathways Plan, a 10-foot wide detached multi-use pathway is required along
S. Linder Road(a residential arterial), a detached 10-foot wide pathway along W. Amity Road(a
residential arterial),and a 10-foot pathway is required along the Calkins Lateral. The Applicant
has included the pathways on the plans; however, the pathway widths are not indicated on the
plans to determine if they are consistent with the UDC The Applicant is required to place the
multi-use pathways within public access easements adjacent to the public streets unless they are
within ACHD right-of-way. Additionally, the common driveways located at the northwest corner
and southwest corner of the development should incorporate micro paths adjacent to the 5-foot
landscape buffers to enhance walkability within the neighborhood.
Staff recommends the Applicant revise the plat and landscape plans to include the dimensions
of the pathways and micro paths on the plans. The landscape plan does not depict landscaping
on each side of the 10 foot multi-use pathway along the Calkins Lateral. Landscaping is
required along all pathways in accordance with the standards listed in UDC 11-313-12C; a
landscape strip a minimum of five (5)feet wide shall be provided along each side of the
pathway with a mix of trees, shrubs, lawn, andlor other vegetative ground covers.
Landscaping(UDC 11-3B): A 25-foot wide street buffer along S. Linder Road, an arterial
street,and a 25-foot wide street buffer along W.Amity Street,an arterial street, are required and
should be landscaped per the standards in UDC Table 11-313-7C.All landscape areas should be
landscaped per UDC 11-3B-5, general landscaping standards. Lastly,according to the submitted
plans,the Applicant is proposing pathways and micro-paths which should be landscaped in
accord with UDC 11-313-12 standards.
The Applicant is showing a 25 foot wide common lot along S. Linder Road and a 25 foot wide
common lot along W. Amity Road consistent with UDC code requirements. The landscape buffers
are depicted with trees in excess of code and include landscape beds with shrubs and other
vegetative ground cover, consistent with UDC 11-3B-7. Therefore, Staff finds the proposed street
buffers comply with all UDC requirements. In addition, all open space areas are shown with
trees, sod, and other landscaping in excess of minimum code requirements.
Fencing(UDC 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-
3A-7.According to the submitted landscape plans, the Applicant is proposing 6-foot vinyl privacy
fencing along the perimeter of the property and the rear lot lines and a 4-foot or 5-foot tall
wrought iron open vision fencing adjacent to any common open space areas. Both fencing types
and their proposed locations comply with UDC standards.
Qualified Open Space(UDC 11-3 : The proposed project is approximately 65.10 acres in size
requiring a minimum amount of open space based on the requested zoning. Per UDC Table 11-
3G-3,the R-8 area requires a minimum of 15%qualified open space. Per the calculations,the
minimum amount of qualified open space required is 9.77 acres. According to the submitted
plans,the Applicant is proposing 10.39 acres of qualified open space, exceeding the minimum
amount required. The proposed 10.39 acres equates to approximately 16%qualified open space.
The qualified open space proposed consists of% of the arterial street buffer to S. Linder Road,
of the arterial street buffer to W.Amity Road, there are several large central open space areas,
and several smaller common open space areas located throughout the development. The
Page 10
landscape buffers to the adjacent a. Enhanced landscaping asset forth in Article 11-313,Landscaping Requirements;
arterial/public streets meet the b. Multi-use pathways;
enhanced buffer requirements outlined C. Enhanced amenities with social interaction characteristics;
in UDC 11-3G-3B.3 to count towards d. Enhanced context with the surroundings.
the open space. Previously, these
areas automatically qualified towards the minimum open space but this is no longer the case with
the latest open space code updates that desires for more than the minimum to be included within
the required buffers in order to count towards the overall qualified open space for a project. The
Applicant appears to comply with all four(4)points outlined in code (See Section VIII. D&E).
Additionally, the parkways depicted on the Open Space Exhibit as qualifying open space appears
to meet the three (3)points outlined in code (See Section VIII. D &E).
a. The parkway meets the minimum width standard as set forth in subsection 11-3A-17E of this Chapter.
b. The parkway is planted with street trees in accord with Section 11-3B-7,"Landscape Buffers Along Streets",of this Chapter.
c. Except for alley accessed dwelling units,the area for curb MOD each residential lot or common driveway shall be excluded from the open space calculation.For purposes of this calculation,
the curb cut area shall be twenty-six(26(feet by the width of the parkway.
The centralized open space area on Lot 14, Block 12 depicts playground equipment with shelter, a
climbing dome, seating areas, all connected to the surrounding local streets via 5-foot wide
sidewalks. The centralized open space on Lot 6, Block 5 and Lot 3, Block 9 depict, large open
grass areas,picnic shelter, and internal pathways. Overall,Staff supports the proposed open
space and their locations being centralized within the development for fairly equitable access on
both sides of the Calkins Lateral with the fire access available from the north and the
pedestrian bridge access from the south over the Lateral. As mentioned above,Staff
recommends the Applicant incorporate an additional pedestrian connection and pedestrian
bridge over the Calkins Lateral from the north side of Street "J"through Lot 46 or Lot 47,
Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the
center of the development enhances accessibility to the open space and amenities within the
area.
Amenities (UDC 11-3 : UDC 11-3G-4 dictates the minimum amenity points required for
projects over 5 acres in size. The project size of 65.10 acres requires a minimum of 13 amenity
points (1 point for every 5 acres).According to the submitted plans and narrative,the Applicant is
proposing the following qualifying amenities: playground park(includes play structure, climbing
dome, climbing rocks, swings,passive open spaces, and seating areas) in Phase 6,fenced dog park
(includes seating benches,dog waste facility,micro-pathway)in Phase 1,Picnic shelter on Lot 6,
Block 5 and on Lot 3,Block 9 in Phase 2 and Phase 5,and three segments of 10' wide multi-use
pathways equaling approximately 4,000 linear feet each in length in Phases 1 and 6.According to
UDC Table 11-3G-4,the proposed amenities total 15.5 amenity points and exceed the minimum
amenity point requirements for a project of this size. Staff has concerns regarding the amenities
provided across different phases within the development. As mentioned above,Staff
recommends that the 10'pathway along the Calkins Lateral should be constructed with Phase
Four(4) instead of waiting until Phase Six(6). To address the issue of timing,Staff
recommends that Lot 10,Block 8 in Phase 4 should include another qualifying amenity for the
northern portion of the neighborhood, ensuring that residents are not waiting until Phase 6 for
the proposed playground on the eastern side of the lateral. Additionally,in the interest of
enhancing the enjoyment of open space areas,Staff finds the picnic areas on Lot 6,Block 5,
and Lot 3,Block 9 should be equipped with tables and benches with the proposed shade
structures in accordance with UDC 11-3G-4. Staffs recommendations are aimed at ensuring
Page 11
there are adequate amenities within each phase. A detail of the amenities should be submitted
with the final plat application for the phases in which they are located.
Waterways(UDC 11-3A-6): According to GIS imagery,the Calkins Lateral bisects the site and
continues to northern boundary and the Carlson Lateral bisects the eastern parcel of the proposed
development. The Calkins Lateral runs across the northeast corner of this site within a 51-foot
wide easement. The Applicant proposes to leave the waterway open and improve the area as a
linear open space with a pathway as allowed by UDC 11-3A-6B.2. It is presumed that the Carlson
Lateral is being tiled and relocated as part of the construction of this development. The Applicant
is required to comply with UDC 11-3A-6 and ensure this irrigation facility bisecting the eastern
property is tiled or relocated. Staff recommends that the Applicant graphically depict the
relocation of the easement on the plat prior to the City Council hearing.
Furthermore,irrigation easements wider than ten (10)feet shall be included in a common lot
that is a minimum of twenty(20)feet wide and outside of a fenced area, unless otherwise
waived by City Council in accord with UDC 11-3A-6.
Utilities(UDC 11-3A-21): The Applicant is proposing and is required to extend necessary public
utilities for the proposed project. Public Works has reviewed the subject applications for
compliance with their standards and finds them to be in general compliance, see the specific
conditions outlined in Section VIII.B of this report.
Pressurized Irrigation System (UDC 11-3A-15):Underground pressurized irrigation water is
required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
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 shall follow best management practice as adopted by the City as set forth in
UDC 11-3A-18.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manuan: The Applicant
submitted conceptual building elevations for the proposed homes.Note that detached single-
family homes do not require Design Review approval prior to building permit submittal.
The submitted elevations depict varying roof profiles and colors with the same or similar field
materials of lap siding and stone accents for the detached home. Overall, Staff finds the submitted
elevations to comply with the minimum standards but hopes future elevations depict more
variation in finish materials to help delineate the building facades along public streets.
VII. DECISION
A. Staff:
Staff recommends approval of the requested annexation,rezone,preliminary plat and
development agreement modification applications with the requirement of a new DA per the
conditions of approval in Section IX and the Findings in Section X of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on September 7,2023.At the
public hearing,the Commission moved to recommend approval of the subject Annexation,
Preliminary Plat,Rezone and Development Agreement Modification requests.
1. Summary of Commission public hearing:
a. In favor: Hethe Clark
b. In opposition:None
c. Commenting:
d. Written testimony: None
e. Staff presenting application: Stacy Hersh,Associate Planner
Page 12
f Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issues)of discussion by Commission.
a. Concerns with the Block length of Street"J"and how to mitigate the traffic flow.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on September 26,2023.At the public hearing.the
Council moved to approve the subject Annexation.Preliminary Plat.Rezone. and Development
Agreement Modification requests.
1. Summary of the City Council public hearing:
a. In favor: Hethe Clark,Applicant Representative
b. In opposition: None
c. Commenting: Brooke Green.ACHD
d. Written testimony. Mike&Melissa Bernard: Beck Mckay,Engineering Solutions
e. Staff presenting application: Bill Parsons,Planning Supervisor
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. Concerns regarding the block length for Street J and implementation of traffic calming
measures and possibly installing a raised crosswalk.
b. Frontage improvements along Amity Road&Linder Road with Phase One.
c. Concerns with the property on the corner and pedestrian connections at the intersection
of Linder Road&Amity Road as it relates to this project.
4. City Council change(s)to Commission recommendation:
a. Removal of condition 3.g and a Council Waiver granted for the block length of Street J.
Page 13
VIII. EXHIBITS
A. Annexation and Rezone Legal Descriptions and Exhibit Maps
awtooth Land 5urvep.nej. LL
P (c08) 398.8104 `"- (ZO8) 398-$,05
2030 5. Wa5hin*on Ave., Emmett, ;D 83 17
Windrow Annex4adon Description
BASIS OF BEARINGS is N. V3128" E. between a found brass cap LS 737, marking the southwest
Comer of 5"an 25 and a found aluminum cap PLS 13934 marking the 1/4 corner common to Sections
25 and 26,T- 3 N„ R, 1 W,, B.M., Ada County, Idaho.
A parcel of land located in the SW114 of 5D on 25,Township 3 North, Range 1 blest, Boise Meridian,
Ada County, Idaho, more particularly described as follows:
COMMENDING at a brass cap marking the southwest canner of said Section 25;
Thence N. 0"31'28" E., coincident with the west line of sald SWI/4 and the Centerline of S, Under
Road, a distarrte of 364-11 feet to a 518"rebar with an Illegible cap and the POINT OF BEGINNING;
Thence continuing, N. 0113126"E., colncidentwith said west line and said centerline, 962.17 feet to a
5/8"rebartcap PLS 11574 marking the 51116 corner common to Sections 25 and 26,
Thence continuing, N. 0131'28"E., coinaidentwith said west line and said centerline, 760.50 feet to the
Centerline of the Calkins Drain;
Thence leaving Bald west Ilne and said centerline and coincident with said centerline of the Calkins
Drain tt►e followlag Ave(5)courses and distances:
Thence$-82°51'07"E„95,25 feet;
Thence S. 7V2842"E., 5100 feet;
Thence S. 591116A1"E,,42.DO feet;
Thence 5. 4304442"E.,45.00 feet;
Thence S. 411124'42° E., 913.66 feet to the north line of the SW114 of the S 114;
Thence 5, 89129'27"E., coincident with the north line of said SW114 of the SWI/4,a distance of
504.44 feet to a 1/2"rebar{cap PLS 6552 marking the 5W1116 corner of said Section 25;
Thence S. 0529%"W„coincident with the east line of said SWI/4 of the 5YV114, a distance of 1325.09
feet to a 5/8"rebar{cap PLS 5617 marking the W1/16 corner common to Sectlons 25 and 36 and the
centerline-of W. Amity Road;
Thence N. 8903233"W, coincident with the south Ilne of said SW1/4 4f the SWI14 and said centerline
of W. Amity Road, 1025.52 feet to a 5/8'rebar{cap PLS 5617,
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Thence im4ng said south line and Said centerline, N. 0131'28"E-, parallel with Said west line 3154-11
feet to a 5/8"rebar)cap PL5 5617,
Thence N. 64133233"W., parallel with Sald South I11e, 300.04 feet to the POINT OF BEGINNING.
Said paroei oontai-ns 46.L33 mare or less,
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Milk 5awtooth Land 5vrvf Fyn j, LLC
�71 .-'.s�� F: (2081 368-8 0 04 f! (208) 3oa-8 1 o5
2 Wan*srigton Ave-, Emmett, rD 33G 1 7
Windrow ndraw East Rezone Descri ptton
BASIS OF BEARINGS i5 N. 4031'2S" E. betwaen a round bass cap LS 737, marking the southwest
corner of Section 25 and a found aluminum cap PLS 13934 marklrrg the 1/4 corner common to Sections
25 and 26.T, 3 N., R. 1 Val., B.M.,Ada County, Idaho.
A parcel of land Intated in the SEI/4 of the 5W114 of Section 25r Township 3 North, Range 1 West,
Boise Meridian, Ada County, Idaho, more particularly described as follows;
i
COMMENCING at a brass cap marking the southwest corner of said Section 25;
Terence S. 89°32'33"E.r coincident with the south iine of said SWI/4 and the centerline of W. Amity
Road, 1325.56 feet to a 5/8"rebar}cap PLS 5617 marking the W1/16 carver common to Sectlom 25
and �6and the POINT OF BEGINNING;
Thence leaving Bald south lane and said centerline, N. O°29'06"E.r wrcident with the west line of said
SE1/4 of the SWI/4, a distance of 1325-69 feet to a 1 f2"rebar{cap PLS 6552 marking the SW1116
Comer of said Section 25;
Thence S. 59112927"E.,coincident wlth the north line of said SEL/4 of the SW1/4, a distance of 644.28
feet to a 1/2"rebarJno cap;
Thenoe leaving said north liner 5- V26'12"W, 1324.51 feet to a 5/8"rebar/no cap on said south lure
and said centerline;
Thence N. 89°3233"W,coincident with said south line and said centerline, 645.45 feet to the POINT
OF BEGINNING.
Said parcel contains 19.611 acres more or less.
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B. Windrow DA Boundary Legal Description and Exhibit Map
51wtooth Land SurVeyfflq, LLC
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2030 S. WpsHimc3 oi+Ave , tmMett, iQ,831�17
Windrow Boundary Description
CIS OF BEARINGS i5 N- 0631'28" E. between a found brass Cap LS 737, marking the southwest
corner of Section 25 and a found alurninurn tap PLS 13934 marking the 114 corner common to Sections
25 and 26,T.3 N., R. 1 W_ &M., Ada County, Idaho,
i A parcel of land Yocated in the SW1/4 of Section 25, Township 3 North, Range 1 West, Boise Merldian,
i Ada County, Idaho, more particularly dexribed as follows:
i
CDMMENC3NG at a brass Cap marking the southwest corner of Bald Section 25;
Thence N. 091'28" E., coincident with the west line of said SW 1/4, a distance of 364,11 feet to a 518"
rebar with an illegible cap and the POINT OF BEGINNING;
Thence continuing, N. 01131'28"E., eolnddent with said west line and said centerline,962.17 feet to a
518"rebar/cap PLS 11574 marking the S1/16 comer common to Sections 25 and 26;
Thence contlnuing, N. 003128"E., coinddent with said west line and said centerline, 760.50 feet to the
centerline of the Calkins Drain;
Thence leaving said west line and said centerline and coincident with said centerline of the Calkins
Drain the Following five(5)courses and distances:
Thence S. 82051'07"E„95.25 feet;
Thence S. 7002842"E., 50.00 feet;
Thence 5. 5901641"E., 42.00 Feet;
Thence S, 4304442"E,, 45,00 feet;
Thence S. 41"2442"E., A3.66 feet to the north line of the S1/2 of said SWI/4;
Thence S- 89,12927"E,r coincident with the north line of said 51{2 of the 5W1/4, a dlstanee of 5DC44
feet to a 112"rebar/cap PLS 6552 marking the S 1116 corner of said Section 25;
Thence continuing, S. 89D2927" E., coincident with said north line, 644-28 feet to a 112" rebar with no
cap;
Thence leaving said north line, S. 0"26'12"W, 1324.51 feet to a 5/8"rebar vaith no cap on the South
line of said SW114;
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Thence N. 8913233"W.,coincident with said south line, 645.40 feet to a 5/8"rebar/cap PLS 5517
marking the W1116 corner common to Sections 25 aid 36;
Thence continuing, N. 89°32`33"W., coincident with said south line, 1025.52 feet to a 5/8"rebar/cap
PLS 5617;
Thence leaving said south line, N. 0°31"28" E., parallel with said west line, 364.11 feet to a 518"
rebarfcap PLS 5617;
Thence N. 891132'33"W.,parallel with said south line,300.04 feet to the POINT OF BEGINNING.
Said parcel contains 65.744 more or less.
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C. Revised Preliminary Plat&Phasing Plan(dated: 9/13/2023)
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Page 25
C. Landscape Plans(date: 5/25/2023)
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Page 27
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Page 29
D. Revised Open Space Exhibit:
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OPEN SPACE IXHIBIT
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Page 30
E. Fire Phasing Plan:
PPELIMINARY PLAT FOR WINDROW SUBDIVISION
—7M
L
+
Secondary Emergency
X
Connection
---Tphase 5 Temp.
Emergency
Access
Phase 2
Main Access
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Phase 1 Temp.
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--- ----- Phase 1
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Page 31
F. Revised Common Drive Exhibits:
---- � I
I I �
LOT 12 TAKES DIRECT STREET F
ACCESS. DRIVEWAY LOCATED
ON NORTH SIDE OF LOT. o
12 0 �—
12.00' REAR
r� SETBACK TYP
STREET E
11
OW
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I a 5 00' SIDE I LOT 7 TAKES DIRECT STREET
I w' SE BACK TYP ACCESS. DRIVEWAY LOCATED
BLOCK 3 I I o ON EAST SIDE OF LOT.
---I — ---- L— ---L
—`_ _ NON-BUILDABLE LOT
cv�Y,V/ BLANKET UTILITY EASEMENT
CIV1�=51�TE
.. .. ... WINDROW SUBDIVISION 7. o a
on���oa�s«ze�a COMMON DRIVEWAY EXHIBIT-LOTS 7-12 BLOCK 3 SCALE: 1'-30'
Page 32
r ( {. 25
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-—— ———
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2fl,00' COMMON —I
19 DRIVE LOT 21 TAKES DIRECT STREET
ACCESS. DRIVEWAY LOCATED
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I ——— SETBACK TYP. I
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LOT 16 TAKES DIRECT STREET LL
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90-IDs7387 COMMON DRIVE EXHIBIT-LOTS 16-21 BLOCK 3 SCALE ��' �
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Page 33
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17
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PCBDx6CE9 WINDROW SUBDIVISION ease,ID 83707 COMMON DRIVE EXHIBIT-LOTS 1 8-21 BLOCK 7 SCALE 1_
an:(zoe)W6-3e7a
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Page 34
G. Block Length Exhibit
1228'a LENGTH ` 1
475'
Page 35
H. Parking Plan
% 40
Exhibit J —Parking Plan
The Windrow Neighbofhaod will meet or exceed all the requirements of the City of Meridiau's Cade for
off-street parking.All homes within the neighborhDod will have a minimum of a two(2)car garage and a
driveway that will a€commodate an additional two(2)parkingspaces,faratotal offaur(4)off-street
parking spaces. As illustrated below,an addatianal US (over 1.7 additional per home)on-street parking
spaces will he available far use by the residen€e_
4
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L—.——t «------ — ------
Wi ndraw Neighborhood—Narratlue
5.18.262 3
Page 15
Page 36
1. Conceptual Building Elevations&Floorplans
-46
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PLAN I ems.
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Page 37
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Page 38
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Page 39
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of annexation and rezone of this
property. Prior to approval of the annexation and rezone ordinance,a DA shall be entered into
between the City of Meridian and the property owner(s)/developer at the time of ordinance
adoption. A final plat will not be accepted until the DA is executed and the AZ and RZ
ordinance is approved by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation and
rezone. The DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be substantially consistent with the
approved plat, landscape plan,phasing plan, common drive exhibits,and
conceptual building elevations included in Section VIII and the provisions
contained herein.
b. The property located at 1100 W. Amity Road shall no longer be subject to the terms of
DA Inst. #2016-007443 (South Meridian H-2015-0019).
c. The 10' detaehed sidewalks and the street buffer-s aleng S. Linder-Rd. shall be eens#tw4ed
with the seeend phase ef develei)men4i a-ad W. Amity Rd. sha4l be eenstrueted with the
first phase of develepmefA;the 10' multiuse pathway a-ad asseei4ed 6ndseaping aloft
the Ga4kins Later-a!shall be shall be eenstmeted with the fetwffi phase.
d. The existing home and outbuildings on the property being annexed shall be removed with
the first phase of development, as proposed.
f. The existing home on Lot 1,Block 10 shall be required to connect to City water and
sewer service within 60 days of it becoming available and disconnect from private
service, as set forth in MCC 9-1-4 and 9-4-8.
g. The rear and/or sides of homes visible from S. Linder Road and W.Amity road(Lots
12-19,Block 3; Lots 5-6,Block 7; Lots 8-18,Block 7; Lots 2-22,Block 2; Lots 2-10,
Block 1) shall incorporate articulation through changes in two or more of the following:
modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,
balconies,material types,or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
Preliminary Plat Conditions:
2. The preliminary plat included in Section VII.B,dated May 23,2023, shall be revised
as follows:
a. Revise the plat to include 10-foot sidewalks along the Linder and Amity frontages.
b. Add a plat note stating that direct lot access to S. Linder Road and W.Amity Road is
prohibited.
c. Revise the plat to illustrate Street K and Street O as 33-foot wide street sections in
accordance with ACHD's District policy.
Page 40 —
d. Consistent with ACHD conditions of approval and UDC 11-6C-3F,provide traffic
calming measures along Street A, Street B, Street C, Street J, Street L, Street M, and
Street O to help mitigate its long and straight design or revise the plat to redesign the
roadways. The Applicant is seeking a Council Waiver for Street J due its block length
exceeding 750-feet-a Council Waiver was anted.
e. • inelude the eonstr-uetion of both 10 foot detnehed sidewalks and the entire street
buffer-s along the f0ontage of S.Under-Rd. and IN.Amity Rd with the first p]6---
third phase.
• The S.Linder-Rd. entr-anee shall be eonstr-ueted with the first phase in fieu of the
temporary emer-geney aeeess.Update the proposed fire phasing pla to fig V-114"
• Extend a publie street aer-oss the northern edge of the Calkins LateFal in the
loeation where the emer-g N pFoposed AND add an additional-
.- Vath and pedestrian bridge over-the CaWns Later-a!fFom the north side o
road i through Lot 46 or-Lot 47,Bloek 7 to align with the eul de sae.A detail o
the pedestrian bridge shall be submitted with phase 3 of the final plat.if th
. ig 4ion distFiet doesn't want another-publie street and/or-pedestrian bridge
over-the later-M,the appReant shall provide written doeumentation stating s
if the appReant doesn't want to extend the road and install the additional open
spnee and pedestrian bridge,the bloek length for-road i shall not exeeed 750 feet
in aeeer-d with 7�T1-6E-M.
f. The existing home shall obtain a new address upon development of this project
consistent with the development of the new local street.
g. If the Carlson Lateral easement is wider than ten(10)feet, it shall be included in a
common lot that is a minimum of twenty(20) feet wide and outside of a fenced area,
unless otherwise waived by City Council in accord with UDC 11-3A-6.
3. The landscape plan included in Section VII.C, dated July 29,2022, shall be revised 15 days
to the City Gets ei Hear-in.as follows:
a. A detail for each of the amenities shall be depicted on the plan or submitted separately.
b. Landscaping shall be depicted on either side of pathways. Landscaping is required along
all pathways in accordance with the standards listed in UDC 11-3B-12C; a landscape
strip a minimum of five (5) feet wide shall be provided along each side of the pathway
with a mix of trees, shrubs,lawn, and/or other vegetative ground covers.
c. The common driveways abutting Lot 11,Block 3 and Lot 19,Block 7 located at the
northwest corner and southwest corner of the development shall incorporate micro paths
adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood.
d. Include mitigation calculations on the plan for existing trees that are proposed to be
removed in accord with the standards listed in UDC 11-3B-IOC.S. The Applicant shall
coordinate with the City Arborist(Kyle Yorita kyorita@meridiancity.org)to determine
mitigation requirements prior to removal of existing trees from the site.
Page 41
f. The picnic areas on Lot 6,Block 5, and Lot 3,Block 9 shall be equipped with tables and
benches with the proposed shade structures in accordance with UDC 11-3G-4.
g. That Lot 10,Bleek 9 iftfhg�e 4 shall ineltide another-Eitialifying amenity serAn*fhe
h. Street"L" shall incorporate a pedestrian connection located within Block 11 due to the
block length.
i. Make the necessary revisions to the landscape plans to match the plat revisions noted
above in IX.2.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
6. The Applicant shall comply with all ACHD conditions of approval.
7. The Applieai#shall ensure the iffigat4en diteh(Car-lsea Later-a!)biseeting the property is tiled
elee-ated eensist&4 with UPC 11 3A 6 s!a dafds. The Calkins Lateral can remain
open if granted approval by City Council.
8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
9. Address signage shall be provided at the public street for homes accessed via common
driveways for emergency wayfinding purposes.
10. A perpetual ingress/egress easement shall be filed with the Ada County Recorder or a note
added to the final plat that contains the common driveways,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment.
11. Prior to the City Engineer's signature on each final plat, a 14-foot wide public pedestrian
easement shall be submitted to the Planning Division and recorded for the multi-use pathway
along Calkins Lateral.
12. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
13. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer signature on a final plat within two years of the date of the approved
findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7.
B. PUBLIC WORKS
https:llweblink.meridianciU.or lWebLink/DocView.aspx?id=303089&dbid=0&repo=MeridianC
i &cr--1
C. FIRE DEPARTMENT
https://weblink.meridianciU.or,g/WebLink/Doc View.aspx?id=300782&dbid=0&r0o=MeridianC
iv
Page 42
D. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=301758&dbid=0&r0o=MeridianC
hty
E. BOISE PROJECT BOARD OF CONTROL(BPBC)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=301690&dbid=0&repo=MeridianC
Ry
F. MERIDIAN PATHWAYS—CONDITIONS
https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=303090&dbid=0&r0o=MeridianC
ity
G. BOISE KUNA IRRIGATION DISTRICT
https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=300883&dbid=0&r0o=MeridianC
i &cr=1
H. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancily.org/WebLink/DocView.aspx?id=301382&dbid=0&r0o=MeridianC
iv
I. VALLEY REGIONAL TRANSIT(VRT)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=301026&dbid=0&repo=Meridian C
Ry
J. COMPASS
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=301760&dbid=0&repo=MeridianC
i &cr-1
K. NAMPA&MERIDIAN IRRIGATION DISTRICT(MNID)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=302018&dbid=0&repo=MeridianC
iv
L. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=303608&dbid=0&r0o=MeridianC
i &cr=1
M. NEW YORK IRRIGATION DISTRICT
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=303544&dbid=0&repo=MeridianC
ity
N. SCHOOL IMPACT TABLE
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=305128&dbid=0&repo=MeridianC
hty
O. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=305825&dbid=0&r0o=MeridianC
Ry
X. FINDINGS
A. Annexation and Rezone(UDC 11-5B-3E)
Page 43
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall, at the public hearing,review the application. In order to grant an
annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Commission finds the proposed zoning map amendment to annex the property into the City of
Meridian and rezone apportion of the property with the R-8 zoning district with the proposed
preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions
of approval are met.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Commission finds the proposed zoning map amendment and the request for the development
complies with the regulations outlined in the requested R-8 zoning district and is consistent
with the purpose statement of the requested zone.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare should all conditions of approval be met.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to, school districts; and
Commission finds the proposed zoning map amendment will not result in an adverse impact
on the delivery of services by any political subdivision providing public services within the
City.
5. The annexation(as applicable)is in the best interest of city.
Commission finds the annexation and rezone is in the best interest of the City.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Commission finds that the proposed plat is in general compliance with the adopted
Comprehensive Plan in regard to land use, density, transportation, and pedestrian
connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Commission 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;
Page 44
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Commission finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section IXfor more information)
5. The development will not be detrimental to the public health,safety or general welfare;
and,
Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property.
6. The development preserves significant natural,scenic or historic features.
Commission is unaware of any significant natural, scenic or historic features that exist on this
site that require preserving.
Page 45