PZ - Staff Report
Page 1
HEARING
DATE:
March 7, 2024
TO: Planning & Zoning Commission
FROM: Stacy Hersh, Associate Planner
208-884-5533
SUBJECT: Rosalyn Subdivision
H-2023-0056
LOCATION: 200 E. Rosalyn Drive (Parcel #'s
R7699020020 and R2114050060)
I. PROJECT DESCRIPTION
Annexation of 0.014 acre of land with an R-8 zoning district, including the remaining portion of the E.
Rosalyn Street cul-de-sac right of way; combined Preliminary/Final Plat consisting of 6 residential building
lots and one (1) common lot on 0.733 acres in the R-8 zoning district for Rosalyn Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 0.014 Annexation including the remaining portion of the cul-
de-sac right of way; 0.733 acres combined PFP
Future Land Use Designation Low Density Residential (LDR)
Existing Land Use Single-family residential (SFR)
Proposed Land Use(s) Single-family detached residential
Current Zoning R-8 (Medium Density Residential)
Proposed Zoning R-8 (Medium Density Residential)
Lots (# and type; bldg/common) 6 building lots; 1 common lot
Phasing plan (# of phases) 1
Number of Residential Units (type
of units)
6 single-family detached units
Density (gross & net) 6.87 units/acre (gross)
Open Space (acres, total [%] /
buffer / qualified)
0%, not required for developments under 5 acres
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B. Community Metrics
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
E. Rosalyn Drive is classified as a local street. Access is existing and
improvements were constructed previously as required with Larkspur
Subdivision No. 2.
Proposed Road Improvements None
Fire Service No comments received
Police Service No comments received.
West Ada School District No comments received.
Distance (elem, ms, hs)
Capacity of Schools
# of Students Enrolled
Wastewater
• Distance to Sewer Services Water available at the site
• Sewer Shed
• Estimated Project Sewer
ERU’s
See application – Additional 900 gpd committed to model.
• WRRF Declining Balance WRRF decline balance is 14.62 MGD
• Project Consistent with WW
Master Plan/Facility Plan
Yes
• Impacts/Concerns See Public Works’ Site-Specific Conditions in Section B.
Water
• Distance to Services Water available at the site.
• Pressure Zone 3
Amenities None
Physical Features (waterways,
hazards, flood plain, hillside)
None
Neighborhood meeting date 12/12/2023
History (previous approvals) San Gorgonio Subdivision SHP H-2023-0092 (4-Lots); ROW
vacation of the E. Rosalyn Street cul-de-sac Instrument
#2023-034331.
Description Details Page
Ada County Highway
District
• Staff report
(yes/no)
Yes
• Requires
ACHD
Commission
Action
(yes/no)
No
• Existing
Conditions
E. Rosalyn Drive is classified as a local street already improved with curb,
gutter, and sidewalk.
• CIP/IFYWP
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• Estimated Project Water
ERU’s
See application
• Water Quality Concerns None
• Project Consistent with
Water Master Plan
Yes
• Impacts/Concerns See Public Works’ Site-Specific Conditions in Section B.
C. Project Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Brett & Julie Bingham, B-B Rosalyn LLC – P.O. Box 266, Meridian, ID 83680
B. Owner:
Brett & Julie Bingham, B-B Rosalyn LLC – P.O. Box 266, Meridian, ID 83680
C. Representative:
Kristen McNeill, Givens Pursley LLP – 601 W. Bannock Street, Boise, ID 83702
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification
published in newspaper 1/02/2024
Radius notification mailed to
property owners within 300 feet 12/29/2023
Public hearing notice sign posted
on site 1/5/2024
Nextdoor posting 12/29/2023
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Low-Density Residential (LDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. This designation is intended to allow for the development of
single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. This
property was annexed in 2005 with and R-8 zone and granted approval for step-up in density which was
allowed under the previous Comprehensive Plan. This policy was removed from the Comprehensive Plan
with the 2019 update.
The Applicant proposes a 6-lot subdivision for six single-family residential detached homes at a gross
density of 6.87 units per acre, which exceeds the density range intended in the LDR designation. Since a
majority of the property is already annexed and zoned with the R-8 district staff must analyze the project
based on the merits of the governing zoning district regardless of the proposed density. Below is staff’s
analysis on how the project meets other pertinent Comp Plan policies.
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):
• “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 single-family detached dwellings with a mix of lot sizes will contribute to the variety of
housing options in this area and within the City as desired. All existing housing in this area are
comprised of single-family detached dwellings on similar sized lots.
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• “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.
• “Avoid the concentration of any one housing type or lot size in any geographical area; provide for
diverse housing types throughout the City.” (2.01.01G)
This area consists primarily of single-family detached dwellings surrounding the subject property,
six single-family detached dwellings are proposed within this development. The proposed
development offers lot sizes ranging from 4,060 to 5,219 square feet (s.f.) consistent with lot sizes in
the area.
• “Require all new development to create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices.” (3.07.01A)
The single-family detached dwellings contribute to the variety of residential categories within the
surrounding area as desired.
• “Encourage compatible uses and site design to minimize conflicts and maximize use of land.”
(3.07.00)
The proposed site design provides maximum use of the land with the proposed residential dwelling
types. Staff considers the proposed development to be compatible with the existing developments on
adjacent properties. The additional lots proposed for this site integrate well with the
existing/surrounding residential dwellings. The proposed common drive exhibit appears to comply
with the common drive standards outlined in UDC 11-6C-3D in Section VIII.E.
• “Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development.” (2.02.02C)
The proposed development would not likely have a detrimental impact on the existing abutting
developments to the east, west, and south.
• “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 with development of the
subdivision; services are required to be provided to and through this development in accord with
current City plans.
• “Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.” (2.02.01D)
A 5-foot-wide existing pedestrian sidewalk connection is located along E. Rosalyn Drive. The
existing sidewalk provides a link between all subdivisions east of this site.
• “Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks, water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure and curb, gutter, and sidewalks are already provided with the
proposed development of the subdivision.
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• “Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe.” (2.02.02)
Development of the subject infill parcel will maximize public services.
Based on the analysis above, staff finds the proposed development is consistent with the Comprehensive
Plan.
VI. STAFF ANALYSIS
A. ANNEXATION (AZ)
The Applicant proposes to annex 0.014 of an acre of land with an R-8 zoning district, including the
remaining portion of the E. Rosalyn Street cul-de-sac right of way. A legal description and exhibit map
for the annexation area is included in Section VIII.A. This property is within the City’s Area of City
Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be developed with six (6) single-family detached dwelling units and 1 common lot. The
proposed use of the development is consistent with the MDR zoning designation.
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table
11-2A-6 for the R-8 zoning district.
There is an existing home on this site directly adjacent to E. Rosalyn Drive. The property owner intends
to remove the existing home upon development commencing on the site.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. Since the AZ request only includes remnant and existing right-of
way, staff is not recommending a DA.
B. PRELIMINARY/FINAL PLAT (PFP):
The proposed preliminary plat consists of 6 building lots and 1 common lot on a 0.733-acre property in
the existing R-8 zoning district. Proposed lots range in size from 4,060 to 5,219 square feet (s.f.) (or
0.093 to 0.12 acres). The subdivision is proposed to develop in one phase as shown in Section VIII.C.
Existing Structures/Site Improvements: An existing home on the property is proposed to be removed
from this site. Any outbuildings located on this site should be removed with development of this
property. Prior to the City Engineer’s signature on the final plat, all existing structures that do not
conform to the setbacks of the district are required to be removed.
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 plat appears to comply with the dimensional standards of the district. Per UDC 11-2A-
3B.3, lots taking access from a common drive do not require street frontage.
Access: Access is proposed from E. Rosalyn Drive and a common driveway on Lot 6, Block 1. The
interior Lots 3, 4, 5, and 7 Block 1 are proposed to take access via a common drive to E. Rosalyn Drive,
meeting the street access requirements of UDC 11-3A-3A.
Common Driveways (UDC 11-6C-3D): Common driveways shall serve a maximum of four (4)
dwelling units. In no case shall more than three (3) dwelling units be located on one (1) side of the
driveway. The Applicant is proposing six (6) dwelling units with four (4) taking access off the
common driveway, three (3) dwelling units are also located on one (1) side of the driveway in
accordance with the UDC requirements.
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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 with these standards at the time of building permit submittal for each residence.
Staff has concerns with overflow parking due to the number of units proposed within this
subdivision.
Landscaping (UDC 11-3B): There are no street buffers required along local streets per UDC Table 11-
2A-6. The applicant has provided a landscape plan in Section VIII.D. Landscaping is not required per
the UDC.
Sidewalks (11-3A-17): E. Rosalyn Drive is improved with an existing 5-foot wide attached concrete
sidewalk abutting the site in accord with UDC standards.
Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21.
Street lighting is required to be installed in accord with the City’s adopted standards, specifications and
ordinances, if required
Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC
11-3A-7. According to the submitted plans, the Applicant is not proposing fencing with this
project.
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: Two (2) conceptual building elevations were submitted that demonstrate what
future homes in this development will look like (see Section VIII.F). Variations of that appear to be
single-story and two-story detached homes with a two-car garage are proposed. The submitted
elevations depict several different architectural and design styles with field materials of lap siding,
differing color accents, roof profiles, stone and front porches.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation, and combined preliminary plat/final plat per the
provisions in Section IX in accord with the Findings in Section X.
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VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
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Page 10
B. Preliminary Plat Legal Description and Exhibit Map
Page 11
Page 12
C. Preliminary Plat/Final Plat (dated: 2/19/2024 & 2/19/2024)
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D. Landscape Plan (dated: 2/21/2024)
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E. Common Driveway Exhibit (dated: 2/19/2024)
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F. Conceptual Building Elevations
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Future development of this site shall be generally consistent with the preliminary plat, landscape
plan, and conceptual building elevations included in Section VIII and the provisions contained
herein.
2. The final plat prepared and signed by Darin Holzhey with Mason and Associates on 2/19/2024 is
approved as submitted.
3. The landscape plan prepared by Joshua R. Rennaker with Rodney Evans + Partners on 2/22/2024 is
approved as submitted.
4. 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.
5. Prior to the City Engineer’s signature on the final plat, all existing structures that do not conform to
the setbacks of the R-8 zoning district shall be removed.
6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. All fencing is required to comply with the standards listed in UDC 11-3A-7. If fencing is proposed
for the development, the applicant should include it on the site plan submitted with the building
permit. Additionally, solid fencing adjacent to common driveways shall be prohibited, unless
separated by a minimum five (5) foot wide landscaped buffer planted with shrubs, lawn or other
vegetative groundcover in accordance with UDC 11-6C-3D.5.
9. The Applicant shall comply with all ACHD conditions of approval.
10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in
UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
12. The preliminary/final plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer’s signature on a final plat within two years of the date of the approved
findings; or 20 obtain approval of a time extension as set forth in UDC 11-6B-7.
B. PUBLIC WORKS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=312023&dbid=0&repo=MeridianCity
C. FIRE DEPARTMENT
No comments at this time.
D. POLICE DEPARTMENT
No comments at this time.
E. PARK’S DEPARTMENT
No comments at this time.
F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=315578&dbid=0&repo=MeridianCity
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G. ADA COUNTY DEVELOPMENT SERVICES (ACDS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=315717&dbid=0&repo=MeridianCity
H. WEST ADA SCHOOL DISTRICT (WASD)
No comments were received from WASD.
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=313137&dbid=0&repo=MeridianCity
J. IDAHO TRANSPORTATION DEPARTMENT (ITD)
https://weblink.meridiancity.org/WebLink/DocVie w.aspx?id=315718&dbid=0&repo=MeridianCity
K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=314790&dbid=0&repo=MeridianCity
X. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the Applicant’s request to annex 0.14 of an acre, including the remaining portion of the E.
Rosalyn Street cul-de-sac right-of-way with R-8 zoning and develop single-family detached dwellings
on the site are consistent with the R-8 zone and policies in the Plan in Section V. above, if all conditions
of approval are met.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment for the R-8 zoning for the 0.14 of an acre that encompasses
the remaining portion of the E. Rosalyn Street cul-de-sac right-of-way, should not be detrimental to
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to,
school districts; and
Staff finds City services are available to be provided to this development. Comments were not
received from WASD on this application so Staff is unable to determine impacts to the school
district.
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5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the city if all conditions of approval are
met.
B. Combined Preliminary Plat/Final Plat (UDC 11-6B-4)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is generally in conformance with the UDC and the Comprehensive
Plan.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Staff finds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds the proposed plat is in conformance with scheduled public improvements in accord with
the City’s capital improvement program.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development should not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.