CC - Commission Recommendations and Staff Report for 3-12 STAFF REPORT
C�W IDIAN�--
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING March 12, 2024 Legend
DATE:
Project Location
TO: Mayor&City Council ,
FROM: Stacy Hersh,Associate Planner ® �®
208-884-5533
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SUBJECT: Avani Neighborhood AZ,PP
H-2023-0049
........................................
_..
LOCATION: Southeast of Franklin Road and Black
Cat,North of I-84, in the SW 1/4 of the
NW 1/4 of Section 15,T.3N., R.1 W.
(Parcel#S1215233650) o 0
I. PROJECT DESCRIPTION
Annexation of 35.086 acres of land to the R-15 (Medium-high-density residential)zoning district; and
Preliminary Plat consisting of 256 building lots and 25 common lots on 33.71-acres of land in the R-15
zoning district for Avani Neighborhood Subdivision.
NOTE: Staff is recommending denial of the project because the applicant's design(plat and
elevations)is inconsistent with the design elements outlined in the TMISAP.The applicant has been
made aware of Staffs concerns and has elected to forego some of Staffs recommended changes to gain
a favorable recommendation.Below provides the basis for Staffs recommendation; however,the
Commission and Council should rely on all relevant information when determining if this project is
consistent with the Plan and open to allowing deviations from the design elements as desired by the
Applicant.
Page 1
IL SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 33.71acres(35.086 acres-annexation area)
Future Land Use Designation Medium-High Density Residential(MHDR)in the Ten Mile Interchange
Specific Area Plan(TMISAP)
Existing Land Use agricultural
Proposed Land Uses) SFR detached and attached dwellings
Current Zoning F Rural-Urban Transition(RUT)in Ada County
Proposed Zoning R-15
Lots(#and type;bldg/common) 256 building/8 common lots
Phasing plan(#of phases) 3 Phases
Number of Residential Units(type 256 residential lots(95 attached units, 161 detached units)
of units)
Density(gross&net) 7.60 units/acre(gross)
Open Space(acres,total [%]/ 6.68(or 19.8%)qualified
buffer/qualified)
Amenities Large central park,community pool with changing rooms,fenced play
structure,swing set,seating benches,climbing dome,climbing rocks,fenced
dog park and 2 ickleball sports courts.
Physical Features(waterways, The Rosenlof Drain bisects the northwest corner of the site.
hazards,flood plain,hillside)
Neighborhood meeting date 7/26/2023
History(previous approvals) None
B. Community Metric
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access(Arterial/Collectors/State A portion of the collector street(Vantage Point Way)is required to be extended
Hwy/Local)(Existing and Proposed) from the west boundary to the east boundary of the site per the Master Street
Map.
Page 2
Proposed Road Improvements Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP):
• Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to
Black Cat Road with the design year in 2026 and the construction date has not been
determined.
The intersection of Franklin Road and McDermott Road is scheduled in the IFYWP to be
reconstructed as a single-lane expandable roundabout. There is no design year or
construction year,and this project requires coordination with the Nampa Highway District.
2 DRAFT Avani Subdivision/MPP23-00101
H-2023-0049
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Overland
Road between 2036 and 2040. Funding for ITD's portion is not included with this project.
Fire Service
• Distance to Fire Station 2.8 miles from Station#2
• Fire Response Time Falls just outside of the 5-minute response time goal
• Resource Reliability 82%(above the targeted goal of 80%)
• Accessibility This project meets all required access,road widths,and turnarounds as presented
in the preliminary plat. The shared drives shall have an address sign at each
entrance,the roadways,common driveways,and alleys shall be maintained 365
days a year for fire,EMS,and police responses.
• Additional See Fire Staff Report in the link provided below under Section IX(C).
Comments/Concerns
Police Service No comments received
• Distance to Fire Station
• Fire Response Time
• Accessibility
West Ada School District No Comments received
Distance(elem,ms,Its)
Capacity of Schools
#of Students Enrolled
#of students estimated for this
development
Wastewater
• Wastewater Modeling •Must provide to and through to S 1215325450
•End of the line requires 0.6%slope
•Flow is committed
•Sewer/water easement varies depending on sewer depth. Sewer 0-20 ft deep
require a 30 ft easement,20-25 ft a 40 ft easement,and 25-30 ft a 45 ft easement.
Adjust easements accordingly.
•Sewer easement varies depending on sewer depth. Sewer 0-15 ft deep require a
20 ft easement, 16-20 ft a 30 ft easement,and 21-30 ft a 40 ft easement.Adjust
easements accordingly.
•Ensure no permanent structures(trees,bushes,buildings,carports,trash
receptacle walls,fences,infiltration trenches,light poles,etc.)are built within the
utility easement.
•Ensure no sewer services pass through infiltration trenches.
• Project Consistent with WW 9T "wirw
Master Plan/Facility Plan
• Impacts/Concerns See Public Works Site Specific Conditions under Section IX(B)
Water
Page 3
• Distance to Services Water available at site
• Pressure Zone 2
• Estimated Project Water See Application
ERU's
Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns See Public Works' Site-Specific Conditions under Section IX(B)
•If a well is located on the site it must be abandoned per regulatory requirements
and proof of abandonment must be provided to the City.
•Each phase of the development will need to be modeled to verify minimum fire
flow pressure is maintained.
•Development requires two connections for looping. There are two options
Option 1:Provide a second connection in zone 2 from either the north or the east
Option 2:A second connection to Black Cat Rd.However,this requires a
connection from Franklin road through parcel S1216120735 to parcel
S1216131200.Additionally,the main in Black Cat Rd along the western
boundary mast be connected to the rest of the water system in two different
places.In other words,the development cannot have two ties to Black Cat Rd if
that run of main is a dead end.
•There are multiple spots where fittings are located within the gutter.Don't have
fittings in the gutter.
Page 4
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C. Representative:
Laren Bailey, Conger Group—4824 W. Fairview Avenue,Boise,ID 83706
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 1/16/2024 2/25/2024
Radius notification mailed to
property owners within 500 feet 1/12/2024 2/24/2024
Public hearing notice sign posted
1/18/2024 2/23/2024
on site
Nextdoor posting 1/10/2024 2/26/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated Medium High-Density Residential(MHDR)on the Future Land Use
Map(FLUM)and is located within the area known as the Ten Mile Specific Area Plan(TMISAP). MHDR
areas are recommended to develop primarily with relatively dense multi-family housing types, such as row
houses,townhouses, condominiums, and apartments,not all single-family attached and detached homes as
proposed by the applicant. These areas should have a mix of housing types that achieve an overall average
density target of 12 dwelling units per acre with densities ranging from 8-15 units per acre.MHDR areas
typically are relatively compact areas within a larger neighborhood and generally should be located around
and near more intensely developed areas, such as Mixed Use Commercial or Employment areas,in order to
provide convenient access to these commercial activity and employment centers for the greatest number of
residents.
As noted above,the proposed development incorporates a mix of single-family attached(95)and single-
family detached(161)homes,resulting in an overall gross density of 7.59 units per acre inconsistent with the
target density desired in the MHDR FLUM designation in the TMISAP. Townhomes should be included in
this development to be more consistent with the plan;however,the property to the east has approval to
construct a 552-unit multi-family development to offset the need for additional multi-family in the area.
Mixed—Employment areas are also entitled or in the development process to the west, south, and southeast
so it is conceivable that this development may provide additional housing options for these employment
areas.
TRANSPORTATION: ACHD's Master Street Map(MSM)depicts a new town center collector street across
the southern portion of this property from the west to the east boundary eventually connecting to S. Ten Mile
Road. The Transportation System Map in the TMISAP lists the functional classification for this street as a
collector street and the Street Section Map lists the design classification as a major collector street,which is
intended to be constructed consistent with Street Section C as follows:
Page 6
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This street is planned to eventually provide a connection from S. Black Cat Road to S. Ten Mile Road. The
applicant is currently collaborating with the property owners directly to the south and east to complete the
Collector Street(Vanguard Way)connection to Black Cat. It is the City's desire to have this street
dedicated and constructed before residents occupy the homes in this development.
Local streets,alleys, and common drives are proposed internally for access to the proposed residential units.
Staff believes the plat should incorporate more alley-loaded lots however,the Applicant believes there
isn't a market for this type of housing and has elected to limit the number of alley-loaded homes to ten
(10)which is inconsistent with the Plan.
BACKGROUND: Ten Mile Interchange Area was intended to look, feel, and function differently than a
typical residential subdivision. It operates as a form-based specific area plan,where the design of the built
environment is the primary review element and intended to work in conjunction with the land use and zoning
designations. These design elements should not be treated as a checklist;but used to implement the overall
vision and support traditional neighborhood design desired by the Plan.
DESIGN ELEMENT: The design element is intended to serve as the basic framework for a project within the
Ten Mile Interchange Area and the basis for the development of future design guidelines. They are
considered the most important elements to"get right,"there is not flexibility allowed in the modification of
design elements. Future development should be consistent with the design elements in the TMISAP for the
MHDR FLUM designation as determined by the Application of the Design Elements table(refer to the table
below). Staff s analysis for how the Applicant's design adheres to the applicable design elements are italized
below.
NOTE:Some of these design elements are not required by the UDC as envisioned by the Plan. Therefore,
the applicant requests the Commission and Council allow some deviations to these design elements.
Page 7
Page . Design Element Residenlrnl Wked Use Employment Spedol Areas
LDR MDR MHDR HDR MUR MUC LC LDE HDE ME I Parks Civic
3-32.Architecture and Heritage ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■
3-33.Street oriented design
Commercial&mixed use bldgs. ■ ■
Residential Buildings ■ ■
3-34.Buildings to Scale ■ ■ ■
3-35.Gateways
3-36.Neighborhood Design ■ ■
3-37.Building Form&Character ■ ■
Commercial Activity Centers ■
Building Facades ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■
Building Heights ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■
General Lim int of 4 stories ■ ■ ■ ■ ■ ■ ■
First Floor Ceiling Heights for Retail ■
Up to 6 Stories ■ ■
Base,Body,and Top ■ ■ ■ ■
Frontage
Commercial Retail Frontage ■ ■
Live/Work Unit Frontage ■ ■ ■ ■ ■
Urban Resid.Frontage in Commercial Districts ■ ■ ■ ■ ■
Neighborhood Residential&Institutional ■ ■
Roofs
Flat ■ ■ ■ ■ ■ ■ ■ ■
Pitched ■ ■ ■ ■ ■ ■ ■ ■ ■
3-41.Building Defails
Materials ■ ■
Screening of Mechanical Units and Service Areas ■ ■
Awnings ■ ■ ■
Canopies ■ ■
3-46.Signs ■ ■ ■ ■ ■ ■ ■
3-47.Public Art 1 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■
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3-33. Street-oriented Design: Useable porches should be a dominant element of residential buildings and
should be located along at least 30%of the front facade of the buildings—a higher percentage is
recommended as is the location of porches on one or more side facades. When possible, garages should be
Page 8
loaded from a rear alleyway. Where garages must be accessed from the front,the garages must be located no
less than 20' behind the primary fagade. Front-loaded 2-car garages that are visible from the primary street
must be designed with two(2) separate garage doors.
Out of the 256 single-family units, only 10 are alley-loaded; the others are all front-loaded with living area
either at the same plane or behind the garages away from the street. A few of the units have usable porches
that might meet the guidelines. No porches are proposed on the side facades. All units have single 2-car
garage doors, not separate doors.
3-34.Buildings to Scale: Everything seen and experienced from the sidewalk—building fronts,lighting,
open space—should be designed for human interaction at a pedestrian's perspective.Key elements to
consider are the continuity of the building sizes,how the street-level and upper-level architectural detailing
is treated, elements that anchor and emphasize pedestrian scale,roof forms,rhythm of windows and doors,
and general relationship of buildings to public spaces such as streets,plazas and other open space. Human-
scale design is critical to the success of built places for pedestrians. Building entrances should be placed
close to the street; ground floor windows,articulated facades, appropriately scaled lighting, awnings and
other weather protection should be provided.
The proposed elevations do not meet the design criteria that encourage building entrances to be situated
close to the street,primarily due to their garage-dominated nature. Elevations for the alley-loaded units
were not submitted with the application, making it difficult for Staff to determine if they comply with these
guidelines. Lighting at a pedestrian scale should be provided on the buildings facing the street and internal
walkways. A different product type should be provided for the detached and attached units with garages
behind the units, and building entrances facing the street with front/side porches.
3-36.Neighborhood Design: All residential neighborhoods in the Ten Mile interchange area should be
developed in consideration of traditional neighborhood design principles and concepts,which pertain to
mixed housing stock, architecture and design, streetscapes and streets.Front porches and garages accessed
from an alley are usually the standard in residential areas;parking for homes is primarily located behind
buildings. Streetscape design relates to the street itself and consists of landscaped parkways with trees
between curbs and sidewalks, adjacent sidewalks and front yard spaces and provides public space for street
trees, street furniture and view corridors. Other aspects of neighborhood design that contribute to a
traditional streetscape are connected network of streets, alleys and sidewalks. Roadways and pedestrian ways
are interconnected so that access for pedestrians, cyclists and automobile drivers is direct and convenient and
allows traffic to be dispersed through a variety of streets and ways.Narrower streets designed with TND
characteristics result in slower moving traffic and provide a safer,more pleasant pedestrian environment and
encourages interaction among residents.
As previously noted, usable porches that meet the minimum guidelines are not provided for the single-family
attached and detached units as desired. Alley-accessed garages and parking are only provided for the 10
detached units; the other 246 single-family units are all accessed from the street with parking in front of the
garages facing the street, which is not desired.
Shorter block lengths and narrower streets help build a greater sense of community. As proposed, these lots
are narrow and garage dominated which creates more driveways and less tree-lined streets along the
primary streets which is contradictory to TND principles. More alley-loaded homes would enchance the
streetscape for this development and ground the front porches to the primary street per the Plan.
3-37.Building Form& Character: Building Facades—Buildings should be designed so that their primary
facades relate to active public spaces and pedestrian areas. The primary fagade of a structure is that frontage
of the building that has been designed and detailed so as to represent the building's most important
elevations. The primary fagade should always include an entry into the building. Entries should be located so
as to provide direct access from adjacent public spaces,primary streets and activity areas. Access from
walkways should be uninterrupted by vehicular traffic. Buildings should be located so as to help frame
Page 9
adjacent public spaces and to provide an architectural backdrop for associated passive and active activities.
The space between a building fagade and the adjacent walkway should be appropriately landscaped with a
combination of lawns, groundcover, shrubs and trees.
Access from walkways to the main living areas is only uninterrupted by vehicular traffic for 10 alley-loaded
units, as these units have garages accessed from the alleys. The other single-family attached and detached
structures are not designed to have the primary fagade relate to active pedestrian areas,public spaces, or
primary streets due to the orientation of the garages and building entries. Building entries are not the focal
point of the homes and the front-loaded garages limit direct pedestrian access from the street because most
of the entries are located behind the garages. As noted above, the 8 foot parkways are also diminished due
to this design.
Building Heights: Low-rise buildings of 2-4 stories over much of the area is recommended.
A mix of one-story single-family and two-story single-family attached and detached structures are proposed
in general conformance to this guideline. This applicant's preference is to have single-story homes along
collector and arterial streets to enhance the streetscape.
• Pitched Roofs: A mix of flat and pitched roofs are anticipated in the Ten Mile area based on a wide
variety of individual buildings. Pitched roofs should be,where possible, symmetrical hips or gables,with
a pitch between 4:12 and 12:12 with an overhang of at least 12 inches and a maximum of 2.5'. Roof
brackets and rafter tail treatments are encouraged.
All of the roofpitches proposed fall within the desired pitch range. Corbels are depicted some of the
concept elevations; rafter tail treatments are encouraged as well as other design elements as noted in
the ASM. Staff cannot verb if there is at least 12 inches of overhang for all of the one-story and two-
story homes proposed.
3-47.Public Art: Public art should be incorporated into the design of streetscapes,public buildings,parks,
transit,infrastructure,and other public projects in the Ten Mile area. Public art should be meaningful and
encourage the free flow of ideas and cultural ideologies. Public art should be integrated into either the
architectural design or the design of plazas and public spaces associated with a building and should be easily
visible to the public (e.g.visible from the street or publicly accessible open spaces rather than interior
courtyards).
Public art is not proposed but could be provided in accord with this guideline. If the applicant desires to
include public art as part of the development it would qualify as another amenity(I point).
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;however,the TMISAP takes precedence over the
Comprehensive plan(staff analysis in italics):
• "With new subdivision plat,require the design and construction of pathways connections,easy pedestrian
and bicycle access to parks, safe routes to schools, and incorporation of usable open space with quality
amenities."(2.02.01A)
The Applicant is proposing to construct 10 foot wide multi-use pathways along S. Black Cat Road and
Vanguard Way(new collector)in accordance with the Meridian Pathways Master Plan Map.Additionally,
a 5-foot wide micro path is proposed on the east side of the site, extending in a north-south direction. The
following amenities are proposed.• community pool and changing rooms,fenced play structure, swing set,
seating benches, climbing dome, climbing rocks,fenced dog park, and two(2)pickleball courts, exceeding
the requirements outlined in UDC 11-3G-4.
Page 10
• "Require all new residential neighborhoods to provide complete streets,consistent with the
Transportation and Land Use Integration Plan."(2.02.01C)
The plat illustrates that all internal local streets within this development are depicted as 27 foot wide
street sections with curbs and gutters, allowing parking on only one side. "No Parking"signs shall be
installed on that designated side of the street. The smaller street sections are encouraged in the TMISAP
to promote pedestrian movement and access by enhancing connectivity and promoting walking.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
The proposed 10 foot wide pathways and 5-foot wide micro path provide connectivity to the Mixed
Employment developments proposed to the south, the proposed multi family development(Vanguard
Village) to the east, and the future medium-high density development to the north.
• "Continue to develop and implement the desired vision in special areas, areas with specific plans, and
along key transportation corridors."(3.03.01A)
The TMISAP is a form-based specific area plan where the design of the built environment is the primary
review element. The City's vision for this area is for all residential to have a Traditional Neighborhood
Design.Front porches and alley-loaded garages are the standard and help to create a pedestrian friendly
environment. Streetscapes should relate to the street itself and landscaping with trees between curbs and
sidewalks, the adjacent,front yard spaces, and the building frontages. Staff finds that the proposed plat,
landscape, and elevations do not align with the City's vision for this area.
• "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 is provided."(3.03.03)
The Applicant's design does not align with the Plan; therefore, stafffinds it is not in the City's best
interest to annex this property.
• "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.
• "Ensure that new development and subdivisions connect to the pathway system." (4.04.01A)
The proposed subdivision proposes a 10 foot wide pathway along S. Black Cat Road and Vantage Point
Way(new collector) in accordance with the Meridian Pathways Master Plan Map, thereby enhancing
connectivity to future developments.
• "Assess and compare response times to adopted standards for identification of additional needed
resources."(4.11.0113)
This project currently falls in an area where emergency personnel don't have response times that meet
NFPA 1710 standards or the current City of Meridian adopted standards. The first due station is Fire
Station 2. This fire station is approximately 2.8 miles from the project.
• "Foster a walkable and bikeable community through good site and street design."(5.01.01A)
The pathways and sidewalks within the development contribute to creating a walkable community.
However; the proposed narrower street sections should coincide with shorter block lengths or traffic
calming to provide a more compact, diverse, and walkable neighborhood as envisioned by the plan.
Page 11
ACHD is also requiring shorter block lengths or passive traffic calming.
• `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 accordance with
current City plans.
• "Encourage the integration of public art as an integrated component with new development". (5.03.01B)
Public art is not proposed with this development as emphasized by the TMISAP. Public Art should be
included as a fundamental element in new development projects within the TMISAP. This policy
suggests a commitment to fostering a visually enriched and culturally vibrant environment by actively
encouraging the inclusion of artistic elements as an integral part of the overall development strategy.
Public art could be displayed either at the entrance to the subdivision and/or within the large central
park proposed in the development.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 35.214 acres of land with an R-15 (Medium-High Density Residential)
zoning district which is listed in the Zoning District Compatibility Matrix in the TMISAP as one of the
best choices for zoning in the MHDR designation.
A preliminary plat and conceptual building elevations were submitted, included in Section VIII, showing
how the property is proposed to be subdivided into 256 building lots and 25 common lots for the
development of 10 single-family detached alley-loaded dwellings, 95 single-family attached dwellings&
151 single-family detached dwellings.
The proposed residential use and mix of housing types may be consistent with the MHDR FLUM
designation; however,the proposed density of 7.59 is below the target density of 12 dwelling units
per acre. The proposed architectural design does not comply with the TND guidelines in the
TMISAP, as discussed above.Development in this area should conform to these guidelines in order
to be deemed consistent with the Plan and determine if it is in the City's best interest to annex this
property.
This property, is surrounded by an existing light industrial development to the west(Black Cat Industrial
future residential uses to the north, future multi-family development to the east(Vanguard Village), a
future R-15 development to the north(extension of Baraya), and mixed employment(M-E)proposed to
the south.
A legal description and exhibit map for the boundary of the property proposed to be annexed is included
in Section VIII.A. This property is within the City's Area of City Impact boundary and within the area
governed by the Ten Mile Interchange Specific Area Plan(TMISAP), as discussed above in Section V.
The City may require a development agreement(DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. A DA is not necessary based on staff s recommendation of denial.
B. PRELIMINARY PLAT(PP):
A preliminary plat is proposed consisting of 256 [95 single-family attached, 10 alley-loaded, and 151
single-family detached units] building lots and 25 landscape, six(6) common driveways,two (2)alleys,
and one(1)non-buildable lot on 33.707-acres of land in the R-15 district. Proposed lots range in size
Page 12
from 2,436 to 5,357 square feet(s.f.)with an average lot size of 3,584(sf.)The subdivision is proposed
to develop in three(3)phases as shown on the preliminary plat in Section VIII.C.
Single-family attached and detached dwellings are listed as a principal permitted use in the R-15 zoning
district per UDC Table 11-2D-2. The proposed plat appears to comply with the R-1 S zoning standards.
Existing Structures/Site Improvements: There are no existing structures on the property that are
proposed to be removed upon development.
Dimensional Standards(UDC Table 11-2D-6): The proposed plat and subsequent development is
required to comply with the dimensional standards listed in UDC Table 11-2D-6 for the R-15 zoning
district. There is a 2,000 minimum lot size in the R-15 district; each building site is required to be of
sufficient size to meet the minimum setbacks for the district.
Access: Access is proposed via the extension of Vantage Point Way, a new collector street, along the
southern boundary of the subdivision. Vantage Point Way will extend to the west boundary across Black
Cat Road to be extended with the Black Cat Industrial Development(H-2021-0064).
Vantage Point Way should be constructed in accordance with Street Section C(major collector street)in
the TMISAP,which requires(2) 11-foot travel lanes, 6-foot bike lanes, 8-foot parkways with streetlights
at a pedestrian scale, and minimum 6-foot wide detached sidewalks (see pg. 3-20, 3-22, 3-23). The
Applicant proposes a modification of the street section to include 10-foot wide detached
sidewalks/pathways in lieu of on-street bike lanes,which is required by ACHD and as set forth in the
Meridian Master Pathways Plan.
All streets should be constructed as complete streets as defined in the TMISAP (see pg.3-19 &3-
20). Prior to submitting the final plat,the Applicant shall coordinate with the property owner to
the south and east to construct Vantage Point Way and deed the right-of-way to ACHD. The
Applicant should ensure that the intersection of Vantage Point Way and S.Black Road aligns with
the entrance of the Black Cat Industrial projects on the west side of S.Black Cat Road.
The Applicant is proposing one(1) curb cut-off of Vantage Point Way, a planned collector street in the
TMISAP. In accordance with UDC 11-3A-3 (Access to streets),multiple accesses off an arterial and/or
collector roadway shall be restricted The Applicant has proposed an emergency access only off of
Black Cat Road and has included a stub street to the north(Street H)for potential future access. Staff
recommends that the Applicant collaborates with the property owner to the east to consider
incorporating a potential stub street on the east side of this site for connectivity to the future
Medium-High Density Residential Development,subject to approval by ACHD.
Common Driveway(UDC 11-6C-3D): Six(6)common driveways are proposed within the
development of the site on Lot 42,Block 1, Lot 16,Block 1,Lot 41,Block 2,Lot 33,Block 2,Lot 16,
Block,2,and Lot 23,Block 5. Common driveways are allowed to 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. A
total of four(4) dwelling units are proposed on the south side of driveway for Lot 23,Block 5; the
final plat and common driveway exhibit shall be revised to depict a maximum of three(3)units on
one(1) side of the driveway as required; or, alternative compliance may be requested as set forth
in UDC 11-5B-5.
A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the
common driveway,which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment. This may be accomplished through the depiction of the
easement on the face of the final plat and an accompanying note.If a separate easement is
recorded,a copy should be submitted to the Planning Division with the final plat for City Engineer
signature.
Page 13
Alleys (UDC 11-6C-3B.5): Two(2)40-foot wide alleys are proposed for access to the single-family
detached dwelling units on lots in Block 3 and Block 4. The Alley should be constructed in accord with
the standards listed in UDC 11-6C-3B.5.A detail of the alley should be submitted with the final plat
that demonstrates compliance with these standards.
Parking: All single-family attached and detached dwelling units are proposed to have a 2-car garage
with a 2-space parking pad consistent with UDC Table 11-3C-6 for 1-to 4-bedroom units; if any units
contain more than 4 bedrooms, an additional two (2) spaces are required with at least one(1)of those
being an enclosed space. An additional 150 on-street parking spaces (0.5+per home) are available for
residents and guests as shown on the parking exhibit in Section VIII.I. These spaces are located adjacent
to common areas and in front of the detached dwelling units and attached dwelling units. Staff finds
that there is not adequate room in front of the attached units for on-street parking with the width
of the lots vs.the driveways.With the narrow 27-foot wide streets proposed internally,which are
desired with the TMISAP,parking is only allowed on one side of the street.
Landscaping(UDC 11-3B): A 25-foot wide street buffer is required is required along all arterial streets
(i.e. S. Black Cat Road)in residential districts. A 20-foot wide street buffer is required along all
collector streets(i.e. Vantage Point Way) a collector street,per UDC Table 11-2D-7, landscaped per the
updated standards listed in UDC 11-3B-7C. The proposed buffer along the southern half of Black
Cat Road appears to be 20-feet in width and should be 25-feet in width. The 20-foot wide buffer
along the new collector street(Vanguard Way) appears to meet the requirements of the UDC code;
however,there is a lack of a combination of planters (shrubs and rock mulch)within both of the
buffers(refer to the figures below).
FIGURE 1
i
An 8-foot wide parkway with Class 11 trees is required along all local streets per UDC Table 11-2D-6,
landscaped per the standards listed in UDC 11-3B-7C.
Page 14
All common open space areas are required to be landscaped with one deciduous shade tree for every
5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per
UDC 11-3G-5B.3. The landscape plan appears to comply with this requirement.
There are several existing trees on the south side of this this site that will be removed with development.
An existing tree inventory and mitigation plan is not included in Section VIII.H. Mitigation is required
to be provided per the standards listed in UDC 11-3B-10C.S; calculations demonstrating
compliance should be included on the landscape plan submitted with the final plat application.
Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C.
Common Open Space(UDC 11-3G-3): A minimum of 15%qualified open space is required to be
provided within the single-family development per Table 11-3G-3 for the R-15 zoning district. Based on
33.707-acres of land,a minimum of 5.06 acres is required to be provided that complies with the
standards listed in UDC 11-3G-3B.
The exhibit included in Section VIII.F depicts 19.8%(or 6.68 acres) of common open space for the
single-family(detached and attached dwelling units)development consisting of one(1)large common
area over 5,000 square feet(s.£) at 60,785 (s.£),a micro-path that runs along the entire east side of the
site; 8-foot wide landscaped parkways along the residential lots; and 10-foot wide pathways running
along S. Black Cat Road and the new collector(vantage Point Way). The collector street buffers do
not count toward qualified open space unless they meet the enhanced buffer requirements noted in
UDC 11-3G-3B.3,which is interpreted to mean buffer landscape materials consistent with
entryway corridors listed in UDC 11-3B-7C.3f. Additionally,per UDC 11-3G-3B.3, one hundred
(100) percent of the landscape buffer along collector streets and fifty(50) percent of the
landscape buffer along arterial streets that meet the enhanced buffer requirements that follow
may count toward the required common open space.
In order to qualify,common areas should be landscaped per the updated standards listed in UDC
11-3G-4B.3; parkways and street buffers should be landscaped per the standards listed in UDC H-
3A-17E and 11-3B-7C[collector buffers must meet the enhanced buffer requirements(i.e.
entryway corridor standards)in order to qualify]; stormwater swales that are incorporated into
required landscaped areas should comply with the standards listed in UDC 11-3B-11C, and linear
open space should be landscaped per the requirements in UDC 11-3B.
Site Amenities(UDC 11-3G-4): A minimum of seven(7)points of site amenities are required based on
the area of the single-family residential development. Qualified amenities should include features listed
in UDC Table 11-3G-4. A 5,000+ s.£ children's playground with a play structure, swings, climbing
rocks, a climbing dome, seating benches,within a safe fenced area,two pickle ball courts,and fenced
dog park(9 points) is proposed which meets the minimum standard. The provision of public art, as
recommended,will also qualify as an amenity(1 point). The 10-foot wide regional pathways along
Black Cat Road and Vanguard Way consist of approximately 2,500 linear feet. Additionally,the
5-foot micro-pathway running north and south on the east side of the property spans
approximately 1,000 linear feet. Combined,the proposed pathways total(4 points). Required
sidewalks adjacent to public right-of-way do not qualify. Overall,the proposed amenities exceed the
minimum standards.
Pathways: The Pathways Master Plan depicts multi-use pathways on this site along S. Black Cat Road
and Vantage Point Way. The pathways shall be constructed in accordance with UDC 33-3A-8 and 1I-
3B-12. A 14-foot wide public use easement for all multi-use pathways shall be submitted to the
Planning Division prior to submittal for City Engineer's signature on the final plat(s).
Sidewalks (11-3A-17): A 5-foot wide detached sidewalks are required along local streets within the
development along with 8-foot parkways consistent with ACHD and the TMISAP. The plans appear
Page 15
to comply with this requirement. Additionally,the common driveway located at the southwest
corner of the development should incorporate a sidewalk adjacent to the 5-foot landscape buffer
connecting to the 10-foot wide pathway along S.Black Cat Road to enhance walkability within the
neighborhood.
Fencing 11( 3A-D: Fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid
vinyl fencing is proposed around the west,north, east, and south perimeter boundaries of the subdivision
and on shared lot lines between building and common lots that are visible from the public street,as
shown on the landscape plan. A 5' tall open vision iron fence is proposed around the children's
playground area,pool,and dog park. A black chain link fence is proposed around the pickleball courts as
shown on the picture in the narrative. All proposed fencing on the landscape plan appears to comply
with the UDC.
Lighting(UDC 11-3A-11): All proposed lighting shall meet the standards set forth in this title.
Waterways: The Marvin Lateral courses along the north and east boundaries of this site. Nampa
Meridian Irrigations District's easement for the Marvin Lateral at this location is a minimum of thirty-
five feet(35')total,ten feet(10)left and twenty-five feet(25')right facing downs stream. The
Applicant is working with the irrigation district to obtain a license agreement. Per UDC 11-3A-6,the
irrigation lateral intersecting, crossing or lying within the area being developed, shall be piped,
or otherwise covered.
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.
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. A geotechnical
report was submitted with this subdivision.
Building Elevations: Conceptual building elevations were submitted for the proposed structures within
the development as shown in Section VIII.J. Six(6) elevations were submitted for the 1-story and 2-
story attached and detached dwelling units. Building materials consist of mix of board&batten siding,
horizontal lap siding with fiber cement panel accents,limited shake, and some stone. An elevation was
not submitted for the pool changing rooms/bathrooms.
The proposed elevations are not approved and should be revised to incorporate traditional
neighborhood design elements as set forth in the TMISAP,as noted above in Section V,and in the
Architectural Standards Manual(ASM).
Certificate of Zoning Compliance Review: A CZC application(s)is required to be submitted for the for
the pool changing rooms/bathrooms building within the development.
Design Review: A design review application(s)is required to be submitted for all single-family attached
structures within the development. Final design of all structures should comply with the standards
for single-family residential design listed in the Architectural Standards Manual(ASM) and the
traditional neighborhood design guidelines in the Ten Mile Interchange Specific Area Plan
(TMISAP)for the MHDR FLUM designation(see the Application of Design Elements table on pg.
3-49).
Page 16
VII. DECISION
A. Staff:
Staff recommends denial of the proposed annexation and preliminary plat as the proposed project does
not align the purpose and intent of the TMISAP, as outlined in the analysis in Section V in accordance
with the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard these items on February 1,2024.At the
public hearing,the Commission moved to recommend denial of the subject Annexation and
Preliminary Plat requests.
1. Summary of Commission public hearing_
a. In favor: Hethe Clark
b. In opposition:None
c. Commenting. None
d. Written testimony: None
e. Staff presenting application: Stacy Hersh,Associate Planner
f. Other Staff commenting on application: Bill Parsons,Planing Supervisor
2. Key issue(s) public testimony
a. None
3. Key issue(s)of discussion by Commission.
a. Meetingthe hget density for the project.
b. Does the Annexation request before the City fit the vision of the community and what
the City is trying to accomplish.
c. The spirit of the TMISAP is to provide something different,not the same characteristics
as you find everywhere else in the City.
b. The project lacks the design elements required within the TMISAP.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
Page 17
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
5awtooth Land urveying, __C:
(20b)395-51 05
2030 5.Wanh,ngton Awe.,Emmett,D 83r.17
Avani Annexation Descr ption
BASIS OF BEARING for this description is N.UP43'f]U"E., between a brass cap marking the 1/4
cornef common to Sections 15 and 16 and an aluminum cap marking the northwest corner of Section
15,T.3 N., R. 1 W., B.M.,Ada County, Idaho.
A parcel of land located in the SW 1/4 of the NW114 or section 15,T. 3 N., R. 1 W.,0.M.,Ada County,
Idaho, more particularly described as follows:
BEGINNING,at an aluminum tap marking the 1/4 corner common to Sections 15 and Ili;
I
Thence N. 0043'DO" E.,coincident with the west IIne-of said SW 1/4 of the NW114 and the oenterlineof
S. BlackCat RoW, 1319.36 feet;
Thence leaving said west line and said centerline, S. 75°42'00"E., 1359.87 feet na the east line of said
SW114 of the NW114;
Thence S.0,,39'50"W.,coincident with said east line, 1000.87 feet to the SE comer of said SW1/4 of
the NWi/4(CW1/16 corner);
Thence N.89014'42"W.,coincident with said south line, 1322.76 feet to the POINT GE BEGINNING.
The above described parcel contains 35.214 acres more or less-
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Page 11
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Page 19
B. Preliminary Plat Legal Description and Exhibit Map
A& 9awtooth Land Surveying, LLC
2030 5.Wash,nc)ton Ave.,Emmett. I D 83E J 7
Avani Boundary Description
BASIS OF BEARING for this description is N.0043'00"E., between a brass cap marking the 114
corner common to Sections 15 and 15 and an aluminum cap marking the northwest comer of Section
15,T.3 N,, R- 1 W., B.M.,Ada County,Idaho.
A parcel of land located in the 5W1}4 of the NW1{4 of Section 15,T.3 N., R. 1 W., B.M.,Ada County,
Idaho,more particularly described as follows:
COMMENCING at an aluminum cap marking the 1}4 tamer common to Sections 15 and 16;
Thence S.8901442"E.,coincident with the south line of said SW1}4 of the NWI/4,a dlsonce of 50,00
feet to the POINT OF BEGINNING;
Thence leaving said south line,N.004TOO"E.,parallel with the west line of said SW1}4 of the NW114,
a distance of 1307.31 to the northerly property line of the parcel shown on Record of Survey No, 11965
of Ada County records;
Thence S.7V42'UIO"E.,coincident with said northerly line, 1308.43 feet to the east line of said SW114
of the NW1/4;
Thence S.d°3nV W.,coincident with said east line, 1000.87 feet to the SE corner of said S L/4 of
the NW1f4(CW11 16 corner);
Thence N. 891114'42"W.,cc incident with said south line, 1272.76 feet to the POINT OF BEGINNING.
The above described parcel ccntains 33.7a1 acres more or less.
I
1157
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C. Preliminary Plat(dated: 10118123)—NOT APPROVED
PREUkUNMV PLAT FOR
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A Common Drive Exhibit—NOT APPROVED
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Page 24
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Page 25
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Page 27
E. Landscape Plan—Preliminary Plat(dated: 10/19/2023)—NOT APPROVED
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AVANI SUBDIVISI0N Apr
PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID
Page 28
F. Common Open Space Exhibit&Calculations
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Page 29
T AA9
Qu a lified 0 pe ri Space Ca Icu la tions
Project Avant Negh orhood late: li7.la_ffM
do& lut 3¢r op-5paco Dbmmr2m Dostdpdon GAhsomm
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5 36 411M EndCw E
5 54 4�59 EndQkp E
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6 14 7,94iG Lrrd CW E
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Page 30
TAJ�
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fade SEC don DLsu43dan
A JJ 313 3A 29 Dpcn tira'r area M at koa Sp a'In w nx
I-m-arapen span arcs that is at ksasttwL4wC kct t'1 and w m tItW tee*CW9.
B 11 M 38 JE has an aoms&at coda crrdr and Es inprawnd and larrdflcapad as scr tenth in
subsLd3&n E all tfrkssedion.
C 11 3G 38 3 Full Ama d BuflLr_The full area of ihc landsape tester alert{colecwsUects mar
count reward tfac rtquttd eorrrmn open spae-
0 11 3G 38 3
PerEentmw el Bufler_MY p rmmt MM etthLL landsape butteralNm arterial
strt#s nvM carat mo-rvrd the mgdrcd can-rnunaprn spocc.
Parkways AlorW Colic-cwt and Loc.W Rcsldcfydal StrL-clm:Parbwayrr along kcal
F. 11 3G 38 4 rrsrdr:rrtol strt,2ts ilvr meet all ihe tollaring sarr=ris may caurc myrvrd the
ewmmn open spaac rcgLMVWL-rM
Page 31
G. Site Amenities
Proposed Amenities:
Large Central Park The one and a ha If.acre park vnll contain the following reveation farilitics:
Community Pool and Changing Rooms
Fenced Play Structure
Swing Set
Seating Mnches f
Climbing Donne
Clirnhing Rocks
Attractive Landscaping
Fenced Oo%Park
2 Pidde Ball Sports Courts
# a -IL
Pathways The Avani Neighborhood will include Lhe following pedestrian pathways:
5'Wide Pedestrian Pathway on the east side of the project running North and South for
apprmdrn wly 1,000 L.F.
10'Regional Pathways will be constructed along Black Cat Road and Vantage Point Way
for appFuArnately 2,500 L.F.
fte estnan nathways within the Avani,Place�lti�hhorhood will total,ovE!r one half mile in
length_
r
_ r�Y
Page 32
H. Pedestrian Connectivity Exhibit
F i
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. II
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— Regional Pathway
Pedestrian Connectivity
Page 33
I. Parking Exhibit
PrR FUUMC3
The Avwi Wighbhorhond will have are additiaoetial 150 on-street parking spacr-s above the-I per horne olt-
streee parking requiremerYL That will equgl aver hall a#an additional parking space per Int.
jai
-T.a vl a fad �3{•:
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Page 34
J. Conceptual Building Elevations—NOT APPROVED
Single-Family Attached
_ f
r
Page 35
'L 'L
i
Detached
Page
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ATANY PLA. ur
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Troon
Page 37
Page 38
IX. CITY/AGENCY COMMENTS & CONDITIONS (Based on staff's recommendation for denial there
are no conditions of approval from the Planning Division)
A. PUBLIC WORKS
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=313340&dbid=0&redo=MeridianCity&cr
=1
B. FIRE DEPARTMENT
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=313343&dbid=0&r0o=MeridianCitX
C. ADA COUNTY DEVELOPMENT SERVICES
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=315460&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
No comments were submitted.
E. PARK'S DEPARTMENT
https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=313341&dbid=0&repo=MeridianCitX
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=315577&dbid=0&r0o=MeridianCitX
G. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridianciU.o.-glWebLinkIDocView.aspx?id=313402&dbid=0&repo=MeridianCitX
H. WEST ADA SCHOOL DISTRICT(WASD)
No comments were submitted.
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=317398&dbid=0&repo=MeridianCitX
J. SCHOOL IMPACT TABLE(COMMUNITY DEVELOPMENT)
No comments were submitted.
K. DEPARTMENT OF ENVIRONMENT QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=314802&dbid=0&repo=MeridianCitX
L. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=322170&dbid=0&r0o=MeridianCitX
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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;
Stafffinds the Applicant's request to annex the subject property with R-15 zoning and develop a mix
of single family attached and detached dwellings falls short of the target density of 12 dwelling units
to the acre and lacks specific design elements making it inconsistent with the comprehensive plan.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Stafffinds the map amendment complies with the R-15 district regulations however; the proposed
development fails to comply with the purpose statement and found to be inconsistent with the design
elements for this area, nor does it achieve a target density of 12 dwelling units to the acre.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds the proposed map amendment will not be detrimental to the public health, safety and
welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
Stafffinds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds annexation is not in the best interest of the City because the proposed development lacks
specific design elements contained in the comprehensive plan.
B. Preliminary Plat(UDC 11-613-6)
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)
Stafffinds the proposed plat is generally in conformance with the UDC, however the plat lacks
specific design elements as noted in Section V. which makes the development inconsistent with the
comprehensive plan.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
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3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds the plat is in conformance with scheduled public improvements for this area in accord
with the City's CIR
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 map amendment would not be detrimental to the public health, safety and
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.
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