Stonehill Church FFCL H-2023-0041 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI
DIAN
AND DECISION& ORDER
In the Matter of the Request for Modification to the Existing Development Agreement(MDA)(H-
2015-0019,Inst.#2016-007090)to Allow for the Development of a Church on a Portion of the
Property and Removal of that Property from the Original Agreement for Inclusion in a New
Agreement; Rezone(RZ)of 13.4913.36-acres of Land from the R-4 to the R-8 Zoning District;
Conditional Use Permit(CUP)for a Church on 13.21 13.09-acres of Land in an R-8 Zoning
District; and Preliminary Plat(PP) Consisting of 4 Building Lots on 65.43-acres of Land in the R-4
and R-8 Zoning Districts for Stonehill Crossing Subdivision,by Stonehill Church.
Case No(s).H-2023-0041
For the City Council Hearing Date of: March 12,2024 (Findings on March 26,2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of March 12,2024, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of March 12, 2024, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 12,2024,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 12,2024,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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR STONEHILL CHURCH MDA RZ PP CUP H-2023-0041
- 1 -
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 12,2024, 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 § I I-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for a modification to the development agreement,rezone,preliminary
plat and conditional use permit is hereby approved per the conditions of approval in the Staff
Report for the hearing date of March 12,2024, 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 11-613-7A).
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 11-613-713).
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 11-
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR STONEHILL CHURCH MDA RZ PP CUP H-2023-0041
-2-
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one (1)two(2)year period.Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I I(UDC 11-513-6F).
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 § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of March 12, 2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR STONEHILL CHURCH MDA RZ PP CUP H-2023-0041
-3-
By action of the City Council at its regular meeting held on the 26th day of March
2024.
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 3-26-2024
Attest:
Chris Johnson 3-26-2024
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 3-26-2024
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR STONEHILL CHURCH MDA RZ PP CUP H-2023-0041
-4-
EXHIBIT A
STAFF REPORT
E IDAN�--
COMMUNITY DEVELOPMENT DEPARTMENT 1 !
H Q
HEARING March 12, 2024 Legend
DATE:
leiPFaject Lacs i�an r
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner ------'
208-884-5533
SUBJECT: Stonehill Church—MDA,RZ,PP, CUP -
H-2023-0041 �
LOCATION: 799 W.Amity Rd.,in the north 1/2 of
Section 36,T.3N.,R.IW. -- -------
OF 1
I. PROJECT DESCRIPTION
Modification to the existing Development Agreement(MDA) (H-2015-0019,Inst. #2016-007090)to allow
for the development of a church on a portion of the property and removal of that property from the original
agreement for inclusion in a new agreement; Rezone(RZ) of 43.49 13.36-acres of land from the R-4 to the
R-8 zoning district; Conditional use permit(CUP) for a church on 43.21- 13.09-acres of land in an R-8 zoning
district; and Preliminary Plat(PP) consisting of 4 building lots on 65.43-acres of land in the R-4 and R-8
zoning districts for Stonehill Crossing Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 65.43-acres
Future Land Use Designation Low Density Residential(LDR)
Existing Land Use Rural residential,agriculture with 2 existing homes
Proposed Land Use(s) Commercial(church)—existing residential homes are proposed to remain
Current Zoning ' R-4(Medium Low-density Residential)
Proposed Zoning R-8(Medium-density Residential)for the church site(Lot 1,Block 1). The
remaining area (Lots 2-3, Block I and Lot 1,Block 2)will remain R-4(Medium
Low-density Residential)
Lots(#and type;bldg/common) 4 building lots/0 common lots
Phasing plan(#of phases) 1
Number of Residential Units(type 2 existing single-family detached units that will remain
of units)
Page 1
Density(gross&net) 0.04 units/acre(R-4 residential portion of the property will be resubdivided in
the future prior to development)
Open Space(acres,total [%]/ NA(residential portion of the property will be resubdivided in the future)
buffer/qualified)
Amenities NA(residential portion of the property will be resubdivided in the
Mfuture)
Physical Features(waterways, The Calkins Lateral crosses the western portion of this site and the Belle Sub
hazards,flood plain,hillside) Lateral runs along the southern portion of the east boundary of the site.
Neighborhood meeting date 6/26/23
History(previous approvals) H-2015-0019(South Meridian—Kent&Donna Mills Development
Agreement Inst. #2016-007090, AZ Ordinance#16-1670); ROS#2914
(1994); ROS #10324 (2015)
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action es/no
• TIS(yes/no) No
• Level of Service(LOS) Amity Rd.:Better than"E"
• Trip Generation(estimate) 351 additional vehicle trips/day(19 existing);23 additional vehicle trips/hour
in the PM peak hour 2 existing)
• Existing Conditions
• CIP/IFYWP Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP):
• Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Lake Hazel Road
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.
• 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.
Access(Arterial/Collectors/State There are three(3)existing driveways via W.Amity Rd.,an arterial street—
Hwy/Local)(Existing and one for farm access at the west boundary,one for irrigation district access
Proposed) along the Calkins Lateral and one for the existing homes.An emergency only
access is proposed via Amity and two accesses are proposed via Oak Briar,
the collector street,on Lot 1,Block 1 —one of which will also provide access
to the existing residence on Lot 2,Block 1;a temporary access for the
existing home is proposed on Lot 1,Block 2.The existing farm access and
irrigation district access road are proposed to remain until future
resubdivision of the property.
Proposed Road Improvements • ACHD is requiring dedication of ROW totaling 50' from centerline of Amity
and pavement widening to 17' from centerline with a 3' wide gravel shoulder
along the frontage of the property.
• A roundabout is required at the Amity/Oak Briar intersection.
Fire Service
Page 2
• Distance to Fire Station 2.6 miles from Station#6
• Fire Response Time Don't have total response times that meet NFPA 1710 standards or current City
adopted standards.
• Resource Reliability 84%(does meet targeted goal of 80%or greater)
• Risk Identification 4(current resources are not adequate)
• Accessibility Meets all required access,road widths and turnarounds.
• Special/resource needs Will require an aerial device; can meet this need.
• Water Supply 3,000 gallons per minute for 2 hours
• Other Resources
Police Service No comments were received
West Ada School District No comments received
Wastewater -
• Distance to Sewer Services
• Sewer Shed
• Estimated Project Sewer ERU's See application
• WRRF Declining Balance 14.61 MGD
• Project Consistent with WW
Master Plan/Facility Plan
• Impacts/Concerns
Water
• Distance to Services Available at site
• Pressure Zone 5
• Estimated Project Water ERU's See application
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns Fire flow modeled at 2,000 GPM.If additional flow is required,contact
Public Works.
C. Project Maps
Future Land Use Map Aerial Map
Legend Me ITHI 0 Legend 0
Pro}ect Lacaton ns lei Project Luca ton
Re side tia
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Megd ium Density 'I
Residential -
Page 3
Zoning Map Planned Development Map
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City Limit I
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A. Applicant:
Kason Wedel, Stonehill Church— 1608 N. Meridian Rd.,Meridian,ID 83686
B. Owners:
Stonehill Church— 1608 N. Meridian Rd.,Meridian,ID 83686
Kent&Donna Mills—799 W.Amity Rd.,Meridian, ID 83642
C. Representative:
Same as Applicant
III. 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 300 feet 1/12/2024 2/24/2024
Public hearing notice sign posted
1/12/2024 3/1/2024
on site
Nextdoor posting 1/12/2024 2/26/2024
IV. 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 allows for the development of single-family
homes on large estate lots at gross densities of three dwelling units or less per acre. These areas often
transition between existing rural residential and urban properties. Developments need to respect agricultural
Page 4
heritage and resources,recognize view sheds and open spaces,and maintain or improve the overall
atmosphere of the area. The use of open spaces,parks,trails, and other appropriate means should enhance
the character of the area. Density bonuses may be considered with the provision of additional public
amenities such as a park, school,or land dedicated for public services.
TRANSPORTATION: The Master Street Map(MSM)depicts W.Amity Rd. as a residential arterial street
along the northern boundary of this site.A north/south residential collector street is depicted on the MSM
through this property from Amity Rd. to the southern boundary of the site for fixture extension to the south.
A roundabout is depicted at the Amity Rd./collector street intersection.
ACHD's Roadways to Bikeways Master Plan(BMP) identifies Amity Rd. as an existing Level 1 facility and
future Level 3 facility that will be constructed as part of a future ACHD project. The BMP also identifies
Level 1 facilities on the new collector street within the site which should be constructed consistent with the
MSM and the BMP.
Transit services are not available to serve this site.
PROPOSED USE:The Applicant's proposal to develop a church on this site with fixture single-family
residential uses is generally consistent with the LDR FLUM designation,which supports residential zoning
in which a church use is allowed as a conditional use and single-family residential densities at 3 or fewer
units per acre are allowed. The portion of the site zoned R-4 is proposed to be platted with"mega"lots for
fixture resubdivision prior to development. With fixture resubdivision,the density of the overall area should
be consistent with the density desired of 3 or fewer units per acre in the LDR FLUM designation.
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 future residential development will contribute to the variety of housing types available within the
City for present and future residents.
• "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.
• "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 proposed site design of the church includes perimeter landscaping which should assist in
screening the use from existing and future residential uses in the vicinity. The future redevelopment
of the residential area at densities of three (3) or fewer units per acre should be compatible with
adjacent existing and future uses.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed church and future single-family residential uses should be compatible with existing
and future residential uses in the vicinity which should minimize conflicts and maximize use of land.
• "Integrate the Meridian Pathways Master Plan into the site development review process to ensure
planned paths are built out as adjacent land develops."(3.07.02H)
Page 5
With future resubdivision of the residential portion of the property, a segment of the City's multi-use
pathway system will be required to be constructed along the Calkins Lateral in accord with the
Pathways Master Plan. In the interim, an easement for the pathway should be recorded with the
proposed subdivision.
• "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement
and provide convenient access from nearby residential areas, limiting access to arterial roadways and
multimodal corridors."(3.07.02B)
The proposed church will provide an opportunity for public worship in this portion of the City near
existing and future residential uses.
• "Eliminate existing private treatment and septic systems on properties annexed into the City and
instead connect users to the City wastewater system; discourage the prolonged use of private
treatment septic systems for enclave properties."
With redevelopment of the site, the existing homes are required to connect to City water and sewer
service and the existing septic system and well should be abandoned.
V. STAFF ANALYSIS
A. DEVELOPMENT AGREEMENT MODIFICATION(MDA)
The subject property is part of a larger area annexed into the City with the South Meridian annexation
application in 2015 (H-2015-0019). As a provision of annexation, a Development Agreement(DA)was
required between the City and the property owner(Kent&Donna Mills,DA Inst. #2016-007090).
Among other provisions,the DA requires an amendment to the agreement prior to any future
development of the site in order to approve the proposed development plan.
An amendment to the DA is requested for the development of a church on the northeast portion of the
property. The amendment proposes to remove the church property on proposed Lot 1,Block 1 from the
existing DA in favor of a new DA,which will only govern development of the church property. The
remainder of the property,will continue to be governed by the existing DA until such time as the
property develops in the future,at which time the agreement will be amended to include a conceptual
development plan. A legal description for the property subject to the new DA is included in Section
IX.A.
A site plan was submitted,included in Section VIII.E,that shows how the portion of the site subject to
the new DA will develop with a church and associated access,parking and drive aisles. Analysis of this
plan for compliance with UDC standards is included below under Sections VI.C,D. Future
development of this site (proposed Lot 1,Block 1) should be generally consistent with the proposed
site plan, subject to the conditions contained in this report for the preliminary plat and conditional
use permit as noted below in this section. Staffs recommended DA provisions are included in
Section VIII.A based on the analysis below.
B. REZONE(RZ)
The Applicant proposes to rezone 13.49 13.36-acres of land from the R-4 to the R-8 zoning district for
the development of a church, consistent with the LDR FLUM designation as discussed above in Section
V. A legal description and exhibit map for the rezone area is included in Section VIII.A.
A site plan was submitted,included in Section V11I.E that shows how the rezone area is proposed to
develop with a church.
Page 6
A church is listed as a conditional 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.
As noted above, a new DA is proposed for the rezone area.
C. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 4 building lots on 65.43-acres of land in the R-4 and R-8
zoning districts for Stonehill Crossing Subdivision. The subdivision is proposed to develop in one(1)
phase if Council approves the request for deferral of certain improvements as noted below.If
Council does not approve the requested deferral,the Applicant would like to develop the plat in
phases.
Proposed Use: A church is proposed to develop on Lot 1,Block 1. There are two(2) existing homes that
are proposed to remain on Lot 2,Block 1 and Lot 1,Block 2. Lot 3,Block 1 and Lot 1,Block 2 are
proposed as"mega"lots to be resubdivided in the future consistent with the density desired in the LDR
FLUM designation. Staff recommends no building permits are allowed to be issued on Lot 3,Block
1; and no building permits except for an accessory structure(s)(if desired)is allowed to be issued
on Lot 1,Block 2 until these lots are resubdivided in the future.
Conceptual Development Plan for Resubdivision: A conceptual development plan was submitted for a
possible site layout for the fixture resubdivision of Lot 3,Block 1 and Lot 1,Block 2, as shown in Section
VII.D. Future development is not tied to this plan as a DA modification is not proposed or required with
this application. However,requested a development plan be submitted for this area for consideration.
Staff offers the following comments on this plan:
• Dead end streets(i.e. Street C) should not be longer than 500'; however, City Council may
approve a dead end street up to 750' in length where an emergency access is proposed or a large
waterway exists that prevents or makes impractical the extension or other conditions exists as noted in
UDC 11-6C-3B.4.Although an emergency access via W. Amity Rd. is proposed and there is a large
waterway that exists at the east end of the street,the dead end street exceeds 750' at 870' in length.
• Block faces are limited to 750' in length without an intersecting street or alley, except Council
may approve a block face up to 1,200' where block design is constrained by site conditions such as an
abutting arterial street or a large waterway and/or irrigation facility, among other conditions. The
block face on the north side of Street C exceeds the minimum block face length allowed and would
require approval from City Council as proposed.
• Stub streets should be provided to adjacent parcels for future extension and interconnectivity. A
collector street is no longer required at the west end of the site along the southern boundary as the
collector street has been moved to the south in alignment with Quartz Creek St. and is no longer
needed in this location.
• The Applicant should consult the Irrigation District to see if a pedestrian bridge will be allowed
across the Calkins Lateral.
• A local street should be provided between Lots 1 and 2,Block 1 from S. Oak Briar St. to the east
end of Lot 2,Block 1, at a minimum,to reduce access points on the collector street and in accord with
UDC 11-3A-3A.3,which requires all subdivisions to provide local street access to any use that
currently takes direct access from an arterial or collector street.
• The Calkins Lateral and the Belle Sub Lateral are required to be piped unless used as a water
amenity or linear open space as defined in UDC 11-IA-1 per UDC 11-3A-6B. The decision-making
Page 7
body may waive this requirement if it finds that the public purpose requiring such will not be served
and public safety can be preserved.
• If the Calkins Lateral and the Belle Sub Lateral are approved to be left open and not required to
be piped and not improved as a water amenity or linear open space as noted above,fencing will be
required to deter access to the laterals for public safety per the standards listed in UDC 11-3A-6C.
• Common open space and site amenities will be required in accord with the standards set forth in
UDC 11-3G-3 and 11-3G-4.
• Access to the collector(i.e. S. Oak Briar Way) and arterial streets (i.e.W.Amity Rd.) is limited
as set forth in UDC 11-3A-3A,unless otherwise waived by City Council.
Existing Structures/Site Improvements: There are two(2)existing homes and associated accessory
structures on the property that are proposed to remain on Lot 2,Block 1 and Lot 1,Block 2 as shown on
the aerial map below. The addresses of the existing homes are required to change with development
of the subdivision as they will no longer be directly accessed from Amity Rd.
There are four(4) existing radio towers on the abutting property to the east, depicted as green squares on
the map below,whose easements encroach on this site.
w �
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A
c
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Existing Easements: There are two(2)existing radio tower easements,recorded in 1945, depicted on
the plat on the east side of Lots 1 and 3,Block 1 for the towers shown on the aerial map above. These
easements may limit the placement of underground utilities located within the easements until the towers
are removed at an undetermined date in the future. The proposed location of the church building on Lot
1,Block 1 is outside of these easements.
Request for Deferral of Improvements: Because Lot 3,Block 1 and Lot 1,Block 2 are not proposed to
develop at this time and are proposed to be resubdivided in the future prior to development,the
Applicant requests deferral of certain improvements typically required with the plat, as follows:
• Amity Rd. frontage improvements along Lot 1,Block 2 (i.e.pavement widening,borrow
ditch/drainage improvements, 10' wide multi-use pathway, street buffer landscaping and
associated overhead and underground utility relocations (see narrative for more information).
(Note: ACHD will require a formal request for a waiver of policy and written support from
the City to defer the road widening and sidewalk until future resubdivision of this lot.)
Staff is amenable to this request if City Council and ACHD finds it appropriate.
• 10' wide multi-use pathway along the east side of the Calkins Lateral on Lot 1,Block 2.
Page 8
Staff is amenable to this request as this lot will be resubdivided in the future and the pathway can
be constructed with future development. In the interim, the Park's Dept. requests a public
pedestrian easement for the future pathway is provided with subdivision of the property.
Dimensional Standards (UDC 11-2): Future development is required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district and 11-2A-6 for the R-8 zoning
district. The proposed lots comply with the minimum dimensional standards. The existing homes and
accessory structures on Lot 2,Block 1 and Lot 1,Block 2 appear to comply with the minimum setback
standards of the district. Any structures that do not comply with the minimum setback standards
should be removed prior to submittal of the final plat for City Engineer signature.
Subdivision Design&Improvement Standards: The proposed subdivision is required to comply with
the design and improvement standards listed in UDC 11-6C-3.
Transportation: There are currently no public streets within the site and no stub streets exist to this site.
Amity Rd. is currently a 2-lane roadway with no curb,gutter or sidewalk abutting the site within 50' of
ROW(20-25' from centerline).ACHD is requiring dedication of ROW totaling 50' from the centerline
of Amity Rd. abutting the site and widening of the pavement to 17' from centerline plus a 3' wide gravel
shoulder adjacent to the entire site.
There are three(3)existing access driveways via Amity Rd.—one at the west boundary for farm access,
one for irrigation district access along the Calkins Lateral,and one that provides access to the two(2)
existing residences on the site. The residential driveway will be replaced by the new collector street;the
other two(2)driveways may remain until Lot 1, Block 2 is resubdivided in the future,unless otherwise
required to be removed by ACHD.
A collector street is proposed as depicted on the plat from W. Amity Rd. at the northern boundary of the
site extending to the southern boundary of the site in accord with the Master Street Map(MSM). A
temporary cul-de-sac is required to be constructed at the terminus of the collector street at the
south boundary with a minimum turning radius of 50' as required by ACHD.
The MSM also depicts a multi-lane roundabout at the Amity Rd./Oak Briar Way intersection. The
Applicant is required to dedicate right-of-way(ROW)for construction of the roundabout consistent with
the template shown in the ACHD report. A roundabout exhibit was submitted,included in Section
VIII.B, in accord with this template.
Access(UDC 11-3A-3): Three accesses are proposed to the future church on Lot 1,Block 1. Two (2)
accesses are proposed via the collector street(S. Oak Briar Way)on Lot 1,Block 1; the northern access
is proposed for the church and the southern access is proposed to be a shared access for the church and
the existing residence. The other access at the east end of Lot 1,Block 1 via W.Amity Rd. is proposed is
for emergency access only.
The UDC(11-3A-3) limits access points to collector and arterial streets to improve safety and to ensure
that motorists can safely enter all streets,unless otherwise waived by City Council.Further,the UDC
(11-3A-3A.1)requires all subdivisions to provide local street access to any use that currently takes direct
access from an arterial or collector street. The Applicant requests approval of a waiver from Council
for the two(2)proposed accesses via the collector street(Oak Briar)proposed on Lot 1,Block 1.
Because a subdivision is proposed, Staff recommends a street is constructed from the collector
street(Oak Briar)between Lots 1 and 2,Block 1 to provide local street access to the church and
the existing residence.A cul-de-sac or ACHD/Fire Dept. approved turnaround should be provided
at the end of the street,which should extend to at least the eastern boundary of Lot 2,Block 1 but
may extend further depending on the access needs of the church.This street should be extended in
the future with resubdivision of Lot 3,Block 1.
Page 9
Staff recommends bollards are constructed with a chain and a Knox padlock at the emergency
access driveway via Amity Rd.to prohibit public access.
Landscaping: A 25-foot wide street buffer is required along W. Amity Rd., an arterial street,measured
from ultimate back of curb location; and a 20-foot wide street buffer is required along S. Oak Briar Way
measured from back of curb. Landscaping is required to be installed within the buffers in accord
with the standards listed in UDC 11-3B-7C.3; the proposed landscape plan should be revised to
comply with these standards.
Landscaping should be provided in parkways in accord with the standards listed in UDC 11-3A-17E and
11-3B-7C.
There are some existing trees on the site but they appear to be contained within Lots 2,Block 1 and Lot
1,Block where the existing homes are located. A few trees appear to be located in the area where the
collector street will be extended,which will not require mitigation.
Common Open Space& Site Amenities(UDC 11-3G-3): Because all of the residential portion of the
property except for Lot 2,Block 1 will be resubdivided in the fixture, Staff recommends the provision of
open space and site amenities is deferred until that time.
Pathways: All pathways should be constructed in accord with the standards listed in UDC 11-3A-8 and
11-3B-12C. A multi-use pathway is depicted on the Pathways Master Plan along the east side of the
Calkins Lateral.A 14-foot wide public access easement should be submitted to the City and
depicted on the plat for the multi-use pathway(10' for the pathway+2' shoulder each side).If
permission can be obtained from the Irrigation District,the pathway may be located with their easement;
if not,the pathway shall be located in a separate linear lot outside of the irrigation easement behind the
fixture rear residential lot lines. Construction of the pathway may be deferred until future development of
Lot 1,Block 2.
Sidewalks(11-3A-17): Minimum 5' wide detached sidewalks are required within street buffers along
collector and arterial streets per UDC 11-3A-17. However,ACHD policy requires a greater width of 10'
along arterial streets;therefore,a 10' wide pathway should be provided as proposed a minimum of 38'
from the centerline of Amity abutting the site.
Waterways: The Calkins lateral crosses the western portion of this site within a 56' wide easement(28'
on each side of the centerline); and the Belle Sub Lateral runs along the southeast portion of the site
within a 50' wide easement(25' on each side of the centerline)as depicted on the plat.
The UDC(11-3A-6B)requires all irrigation ditches/laterals crossing the site that aren't being improved
as a water amenity or linear open space as defined in UDC 11-1A-1 to be piped or otherwise covered,
unless otherwise waived by City Council. Because both of the waterways on this site lie on lots(i.e.
Lot 3,Block 1 and Lot 1,Block 2)that will be resubdivided in the future prior to development,
Staff recommends the piping of these waterways take place upon resubdivision of these lots.
This property is located in an"area of minimum flood hazard"in flood zone"X"(see FEMA map for
more information).
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7.
Fencing is not depicted on the landscape plan.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. However,because Lot 3,Block 1 will be resubdivided in the future prior to
development, Staff recommends services are not required to be provided to that lot at this time.
The existing homes on Lot 2,Block 1 and Lot 1,Block 2 are 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.
Page 10
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 per UDC 11-3A-15. However,because Lot 3,Block 1
will be resubdivided in the future prior to development, Staff recommends underground
pressurized irrigation is not required to be provided to that lot at this time.Pressurized irrigation
should be provided to the existing homes on Lot 2,Block 1 and Lot 1,Block 2.
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
Investigation Report was submitted with this application.
D. Conditional Use Permit(CUP)
A CUP is proposed for a 52,000+/- square foot(s.f.) church on 13.21 13.09-acres of land in an R-8
zoning district as required by UDC Table 11-2B-2.
Phasing: The church(and associated drive aisles,parking and landscaping) is proposed to develop in
two (2)phases as shown on the phasing plan in Section VIII.E. The first phase will consist of
approximately 40,000 s.f. and the second phase will consist of approximately 12,000 s.f.
Specific Use Standards: Churches are subject to the specific use standards listed in UDC 11-4-3-6,as
follows: "Schools, child daycare services, meetingfacilities for clubs and organizations, and other
similar uses not operated primarily for the purpose of religious instruction, worship, government of the
church, or the fellowship of its congregation may be permitted to the extent the activity is otherwise
permitted in the district."
Dimensional Standards: Future development of this site should comply with the dimensional standards
of the R-8 zoning district in UDC Table 11-2A-6.
Access: The extension of the residential collector street(S.Oak Briar Way)shall be completed
with development of the subdivision prior to issuance of Certificate of Occupancy for the church.
Pathway/walkway: A 5' wide pedestrian walkway is proposed as required from the perimeter sidewalk
along Amity and Oak Briar to the main building entrance of the church in accord with UDC 11-3A-
19B.4. The walkways should be distinguished from the vehicular driving surface through the use of
pavers,colored or scored concrete,or bricks.
Minimum 5' wide walkways should be provided in the parking area for any aisle length that is
greater than 150 parking spaces or 200' away from the primary building entrance(s) as set forth in
UDC 11-3A-19B.4c.
Pedestrian connections with pathways should be provided from the church site to future abutting
residential uses to the east and south for interconnectivity.
Sidewalks(UDC 11-3A-1 : All sidewalks around buildings are required to be a minimum of 5' in
width.
Parking: Off-street parking is required to be provided based on the square footage of the church per the
standards set forth in UDC 11-3C-6B.1 for commercial districts (i.e. 1 space for every 500 s.f. of gross
floor area). Based on a total of 52,000+/- s.£, including the future addition, a minimum of 104 spaces
will be required. The Applicant proposes to provide 545+/-spaces with the first phase and 269+/- spaces
with the second phase,which exceeds the minimum standards by 710+/-spaces.
Page 11
Parking stalls and drive aisles should comply with the dimensions noted in UDC Table 11-3C-5. Where
parking spaces abut a sidewalk or a perimeter landscape buffer,wheel stops should be provided to
prevent vehicle overhang or the length of the parking space may be reduced 2' if an additional 2' is
added to the width of the sidewalk or the perimeter buffer to total 7' as set forth in UDC 11-3C-5B.4.
The site plan submitted with the Certificate of Zoning Compliance application should depict
dimensions that demonstrate compliance with these standards.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C; the landscape plan submitted with the Certificate of Zoning Compliance
application should comply with these standards.
Landscaping is required to be provided along all pathways in accord with the standards listed in
UDC 11-3B-12C.
Outdoor Lighting(UDC 11-3A-11 : All outdoor lighting is required to comply with the standards listed
in UDC 11-3A-11C. Light fixtures that have a maximum output of 1,800 lumens or more are required to
have an opaque top to prevent up-lighting;the bulb shall not be visible and shall have a full cutoff shield
in accord with Figure 1 in UDC 11-3A-I IC. Details of the site lighting demonstrating compliance
with these standards should be submitted with the Certificate of Zoning Compliance application.
Outdoor Service&Equipment Areas(UDC 11-3A-12): Outdoor utility meters, HVAC equipment,
trash dumpsters,trash compaction and other service functions should be incorporated into the overall
design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully
contained and out of view from adjacent properties and public streets. Safe access and adequate
lighting should be provided in these areas. The site plan submitted with the Certificate of Zoning
Compliance application should demonstrate compliance with these standards.
Building Elevations: Conceptual building elevations of the proposed 2-story church structure are
included in Section VIII.G. Building materials consist of a mix of stucco,vertical rough sawn NICHIHA
architectural wall panels and corrugated painted metal panels in horizontal orientation. These elevations
have not been reviewed for compliance with the design standards in the Architectural Standards Manual
and are not approved with this application. Review will take place with submittal of a design review
application with a Certificate of Zoning Compliance application prior to submittal of a building permit
application.
Certificate of Zoning Compliance(CZC): A CZC application is required to be submitted and approved
for the proposed church prior to submittal of a building permit application.
Design Review: A Design Review application should be submitted concurrently with the CZC
application for approval of the design of the proposed structure. Compliance with the design standards in
the Architectural Standards Manual is required.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed DA modification,rezone,preliminary plat and CUP with the
provisions in Section IX in accord 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 approval of the subject RZ, PP and CUP
requests.
1. Summary of Commission public hearing:
a. In favor: John Rennison, Rennison Design(Applicant's Representative)
b. In opposition:None
C. Commenting. None
Page 12
d. Written testimony: John Rennison,Rennison Design(Applicant's Representative)
e. Staff presenting gpplication: Sonya Allen
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. None^
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. The Applicant requests a waiver to UDC 11-3A-3A.1 to allow two(2)access drives via
S. Oak Briar Way, a collector street, on Lot 1, Block 1.
b. The Applicant requests deferral of several improvements Wically required with a
subdivision,until such time as Lot 3,Block 1 &Lot 1,Block 2 is re-subdivided in the
future,as follows: street buffer landscaping& 10' wide sidewalk along Amity Rd. west
of the collector street;the 10' wide multi-use pathway along the Calkins Lateral; open
space& site amenities for the residential development;pipingor r improving the laterals
that cross this site as a water amenity or linear open space; and closing of the existing
farm access and irrigation district accesses via Amity Rd.If Council does not approve
the request, the Applicant proposes to phase the development to defer these
improvements.
b. If Council does not require a local street to be provided between Lots 1 and 2,Block 1,
Staff recommends a new preliminM plat condition is added for the plat to be amended
to include a"flag"out to the future cul-de-sac on the east side of Lot 2,Block 1 as
shown on the conceptual development plan and condition#2.1 g requiring such is
removed.
C. The Meridian City Council heard these items on March 12,2024.At the public hearing.the
Council moved to approve the subject MDA. RZ. PP and CUP requests.
1. Summary of the City Council public hearing:
a. In favor: John Rennison,Rennison Engineering: Doug Connelly, Stonehill Church
b. In opposition:None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application: Sonya Allen
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. Council preferred the local street access proposed by the Applicant via the collector
street(over the direct access to the collector street)due to the increased connectivity
within the development and was in support of one(1) driveway access via the collector
street for the church: and
b. Council supported the request for deferral of certain improvements associated with the
preliminary plat as noted.
4. City Council change(s)to Commission recommendation:
a. Council required the construction of a local street between Lots 1 and 2.Block 1 as
proposed by the Applicant for access to the church and existing home as shown in the
exhibit in Section VII.D: and
Page 13
b. Council approved a waiver to UDC 11-3A-3A.1 for one (11 direct access via the
collector street on Lot 1,Block 1 for the church.
VII. EXHIBITS
A. Legal Descriptions &Exhibit Maps for Rezone&New Development Agreement—REVISED
Page 14
Rezone:
Description for
R-8 Zone
Stonehill Crossing Subdivision
September 20, 2023
A portion of the North 112 of Section 36,Township 3 North, Range 1 West,
Boise Meridian, City of Meridian,Ada County, Idaho, more particularly described as
follows,
Commencing at the North 114 corner of said Section 36 from which the
Northwest corner of said Section 36 bears North 89°32'29"West, 2,650.91 feet;thence
on the north line of said Section 36,South 89°04'30"East, 38.65 feet to the POINT OF
BEGINNING:
thence continuing,South 89"04'30"East,478.26 feet;
thence leaving said north line,South 00°55'30"West,25.00 feet;
thence South 45°31'08"East,432.13 feet;
thence South 26'33'19"East,374.29 feet;
thence 110.35 feet on the arc of a curve to the left having a radius of 165.50
feet,a central angle of 38'12'15",and a long chord which bears South 52'52'14"West,
108.32 feet;
thence South 33°46'07"West, 11.67 feet;
thence North 89°04'30"West,942.31 feet;
thence North 00°32'48"East, 60.50 feet;
thence 245.16 feet on the arc of a curve to the right,having a radius of BOO.DO
feet,a central angle of 17`33'29",and a long chord which bears North 09'19'32"East,
244.20 feet;
thence 244.85 feet on the arc of a curve to the left, having a radius of 800.00
feet,a central angle of 17'32'14",and a long chord which bears North 09°20'12"East,
243.89 feet;
thence North 00°34'07"East, 108.05 feet to the POINT OF BEGINNING.
Containing 13.360 acres, more or less- S�flNNt LA�yp
End of Description.
11779 A
[D¢9rE OF `oP p�
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Page 1 of 1
Page 15
Paint of
Beginning
5.2fi 5.25
Basis of Bearings S89'04'30"E 7318,52. E 1/16
N139'32'29"W 2650.91' N1/4 W. Amity Rd. _ 80i.61'
5,35 S.36 589'0430"E 478.26' L1
38.65'
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f13.360 Acres I
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Line Table
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Line Bearing Length
L1 SOC 55'30"W 25.00'
L2 S33'46'07"W 11.67'
J G1
L3 N00'32'48"E 50.50'
N59-04-30"W 942.31' L2
L4 N00'34'07"E 195,05'
�a�pL tR1ya
Curve Table 0rFNSE
Curve Length Radius Delta Chord Bearing Chord Length a ��n p� J Scale: 1"=200'
C1 110.35' 165.50' 38'12'15" S52'52'14"W 108.32' J
'r�`? Zahs7'�yQ 0 50 100 200 400
C2 245.16' B00 00' 17'33'29" N09'19'32'E 244.20' LQO 9pE OF
C3 244.85' 800,00' 1712'10" N09'20'12'E 243.89' y�C Mciz �
�2-P3B\I•plEdGlJtF2wv R9 wp BfMf�023 k4k 3�AM
I-t LI Exhibit Drawing for Jon No.
DA lO 22-039
SURVEY 9B5 WEM-DS. R-8 Zone Sheet No.
BORE I--
(2a618 57D 5tonehill Crossin Subdivision 1
GROUP, LLC A parti— ar the 1,11/2 of Section W. T.31,1., RAW., 6.M., Drg. Date
City Of Meridian, Ada County, Idaho. 9/70/zox3
Page 16
New Development Agreement:
Description for
Development Agreement Mod iflcatlon
September 20, ZUZ3
A portion of the North 112 of Section 36, Township 3 North, Flange 1 West,
Boise Meridian, City of Meridian, Ada County. Idaho, more particularly described as
frrllows.
Commencing at the North 114 corner of said Section 36 from which the
Northwest corner of said Section 36 bears North 89"32'29"West, 2.650.91 feet; thence
on the north line of said Section 36, South 89'D4'30" East, 38.65 feet;thence leaving
said north line, South 00"34'07"West.25_00 feet to the south right-of-way line of _
Amity Road and the POINT OF BEGINNING:
thence on said south right-of-way line, South SWUM" East, 478_11 feet;
thence leaving said south dght-of--way line, South 45631'68" East,432.13 feet;
thence South 26°33"1Oil East, 374.20 feet;
thence 110.35 feet on the arc of a curve to the left, having a radius of 165.50
feet, a central angle of 3891216'. and a long chord which bears South 52'52'14"West,
108.32 feet;
thence South 3346'67"West, 11.S7 feet;
thence North 59°04'30"West, 942.31 feet;
thence Forth 00'32'46" East, 56.50 feet;
thence 245.16 feet on the arc of a curve to the right, having a radius of 800.00
feet, a central angle of 17033'29", and a long chord which bears North 09°19'32" East,
244.20 feet;
thence 244.85 feet on the arc of a curve to the left, having a radius of 800.00
feet, a central angle of 17'32'10", and a long chord which bears North 09'20'12" East,
243.89 feet;
thence North 00°34'07" East, 173.05 feet to the POINT OF BEGINNING-
containing 13.086 acres, more or less.
End of Description, P& LAND
f Ncrs
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1177
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MCCN
Page 1 of 1
Page 17
Basis of Bearings 89r SO4'30"E 1316.52. •......
S•26 5.25 N8932'2_9'W 2650.91' — N1/4 ......• W. Amity Rd. 1279.88' E 1/16
5.35 5.36 L7
38•65' S89'04'30"E 478.i1' 4�
Point of
Beginning sys
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±13.086 Acres
Line Table
ry �1
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Line Bearing Length -
Lt S00'34'07'W 25='
L2 533'46'07'W 11.67'
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L3 NOO'32'48'E 50.50'
N89r04'30"W 942.31'
L4 N00'34'07'E 173.05'
N,L LAVo
Curve Table g �1pF-Ns�� �r
Curve Length Radius Delta Chord Bearing Chord Length /� ,'T p 1V Scale:
Q1�1779
4"C1 110.35' 165.50' 38'12'15" S52'52'1W 108.32' �'�J Pa2 0 50 100 200 400
C2 245,16' 800,00' 17'33'29" N09'19'32'E 244.20' OF �pPpc
C3 244.85' 800.00' 17'32'10" N09-20'12'E 243.89' �+�( mcclk
3�3-641 C—A %b 22-03B%Ax\[�NLJMwIc k A —t Mo ir—ki— 9 0 y023 9.12:20 m
IDAHO Exhibit Drawing for 21°b2 039
SURVEY "M EMEW4D5T Development Agreement Modification Shen Na.
eOI...IQ4q ldRli
[2081 M44570 t
GROUP, LLC A portion of the N1/2 of Section 36. T.3N.,RAW., e.M., Ng, Date
City Of Meridian, Ado County, Idaho.
Page 18
B. Preliminary Plat(dated: 7/6/23) &Roundabout Exhibit
MM rut,o
STONEHILL CRDSSING SUBDIVISION
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Page 19
Stonehill Crossing Subdivision
FUTURE ROUNDABOUT PLANNI NG EXI II BIT
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Page 20
C. Preliminary Plat-Landscape Plan(dated: 9/25/2023)
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Page 21
STONEHILL CROSSING SUBDIVISION
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Page 22
D. Conceptual Development Plan for Future Resubdivision of Lot 3, Block 1 &Lot 1, Block 2 -REVISED
- -- --- Amity Road - - - - - - - - - - - - -- - - - - - -®- - -"- Local
Street
Connection
a, Staff Report:A local street should 6e provided between Lots 1 and 2,Block 1
Lmik 16 1 7 from S.Oak Briar Way to the east end of Lot 2,Block 1,at a minimum,to reduce
�i access points on the collector street and In accord with UDC 11-3A-3A.3,which
requires all subdivisions to provide local street access to any use that currently
takes direct access from an arterial or collector street. approved turnaround
___•, _- \ d \ a U„ should he provided.This street should he extended in the future with
d t tea u bdivis l on of Lot 3,Block 1.
-l
i� - f
se
Locar Street
* :
Ir Fire Apparatus s it _ •
Turnaround
Lot 2,Bloek 1
,y
Future extension
t of local street �{ H
ills
Page 23
E. Conditional Use Permit—Site Plan&Phasing Plan(dated: 73 09/20/23) -REVISED
STONEHILLECHURCH
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Page 24
F. Conditional Use Permit—Landscape Plan(dated: 9/25/2023)
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Page 25
G. Conditional Use Permit—Conceptual Building Elevations (dated: 4/24/23)
LCGCNC
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Page 26
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Development Agreement Modification
1.1 The amended DA shall be signed by the property owner and returned to the Planning Division within
six(6)months of the City Council approval of the Findings. The DA shall, at minimum, incorporate
the following provisions:
a. Future development of this site shall be generally consistent with the site plan and conceptual
building elevations included in Section VII and the provisions contained herein that are
applicable to Lot 1,Block 1, Stonehill Crossing Subdivision.
b. The future use of this site is limited to a church or place of religious worship and associated
accessory uses as allowed by UDC 11-4-3-6.Any change to the use shall require a modification
to the agreement.
c. The new north/south residential collector street(S. Oak Briar Way) shall be constructed in its
entirety prior to issuance of Certificate of Occupancy for the church.
d. The final plat in which the subject property lies shall be recorded prior to issuance of Certificate
of Occupancy for the proposed church.
2. Preliminary Plat
2.1 The final plat shall include the following revisions:
a. Depict a minimum 25-foot wide street buffer along W.Amity Rd., an arterial street, in a
common lot or a permanent dedicated buffer easement maintained by the property owner in
accord with UDC 11-3B-7C.2a. The buffer shall be measured from the ultimate curb location as
anticipated by ACHD.
b. Depict a minimum 20-foot wide street buffer along both sides of S. Oak Briar Way, a collector
street,measured from back of curb,in a common lot or a permanent dedicated buffer easement
maintained by the property owner or homeowner's association in accord with UDC 11-3B-
7C.2a.
c. Depict a temporary cul-de-sac at the south end of the collector street(S. Oak Briar Way)with a
minimum turning radius of 50' as required by ACHD.
d. Graphically depict a 14' wide public pedestrian easement along the Calkins Lateral on Lot 1,
Block 2 and include the recorded instrument number of the easement.
e. Include a note stating direct lot access via W. Amity Rd. is prohibited except for the existing
driveways on Lot 1,Block 2 for farm and irrigation access and the emergency only access on
Lot 1,Block 1 (unless otherwise restricted by ACHD).
f. Include a note stating direct lot access via S. Oak Briar Way is prohibited except for a temporary
access for the existing home on Lot 1, Block 2,which shall be removed upon resubdivision of
that lot in the future; and one (1)driveway access for the church on Lot 1,Block 1.At that time,
access shall be provided from an internal local street if the home remains on a lot in the
subdivision. The location of th}s these accesses(curb cuts) shall be depicted on the plat.
g. Depict a local street off S. Oak Briar Way between Lots 1 and 2,Block 1 for local street access
to these lots in accord with UDC 11-3A-3. This street shall extend at a minimum,to the east
boundary of Lot 2,Block 1 and shall be extended with future resubdivision of Lot 3, Block 1 in
Page 27
the future.A turnaround shall be provided at the end of the street that meets ACHD and Fire
Dept. standards.
h. All sidewalks and parkways shall comply with the standards listed in UDC 11-3A-17.
2.2 The landscape plan submitted with the final plat shall include the following revisions:
a. Depict landscaping within the 20' wide street buffer along S. Oak Briar Way; and within the 25-
foot wide street buffer along W. Amity Rd. on Lot 1,Block 1 in accord with the standards listed
in UDC 11-3B-7C.3. The street buffer along Amity Rd. on Lot 1, Block 2 is deferred until future
resubdivision of that lot.
b. Include a calculations table that demonstrates compliance with the aforementioned street buffer
requirements, including required vs.provided number of trees,percentages and tree
classifications.
c. Landscaping shall be depicted in parkways in accord with the standards listed in UDC 11-3A-
17E.
2.3 All existing structures that do not comply with the setbacks of the R-4 zoning district in UDC Table
11-2A-5 shall be removed from the site prior to submittal of the final plat for City Engineer
signature.
2.4 Comply with the subdivision design and improvement standards listed in UDC 11-6C-3.
2.5 The existing homes on Lot 2,Block 1 and Lot 1,Block 2 shall 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.
2.6 The addresses of the existing homes shall change with recordation of the subdivision.
2.7 No building permits shall be issued on Lot 3,Block 1 until this lot is resubdivided in the future; and
no building permits shall be issued on Lot 1,Block 2 except for accessory structures associated with
the primary residence.
2.8 A 14-foot wide public access easement shall be submitted to the City and depicted on the plat for the
10' wide multi-use pathway along the east side of the Calkins Lateral(10' for the pathway+2'
shoulder each side).If permission can be obtained from the Irrigation District, the pathway may be
located with their easement; if not, the pathway shall be located in a separate linear lot outside of
the irrigation easement behind the future rear residential lot lines.
2.9 Underground pressurized irrigation water shall be provided to Lots 1 and 2,Block 1 and the existing
home on Lot 1,Block 2 with development of the subdivision as set forth in UDC 11-3A-1 S;
underground pressurized irrigation is not required to be provided to Lot 3,Block 1 until
resubdivision of this lot occurs in the future.
2.10 Connection to City water and sewer services is required for the proposed church on Lot 1,Block 1
and the existing homes on Lot 2, Block 1 and Lot 1,Block 2 in accord with UDC 11-3A-21; services
are not required to be provided to Lot 3,Block 1 until resubdivision of this lot occurs in the future.
2.11 The frontage improvements along Amity Rd. on Lot 1,Block 2 (i.e.pavement widening,borrow
ditch/drainage improvements, 10' wide multi-use pathway, street buffer landscaping and associated
overhead and underground utility relocations is deferred until resubdivision of this lot in the future.
(Note:ACHD will require a formal request for a waiver of policy and written support from the City
to defer the road widening and sidewalk until future resubdivision of this lot.)
2.12 The piping of the Calkins Lateral and the Belle Sub Lateral,which lie on Lot 1,Block 2 and Lot 3,
Block 1,respectively,is deferred until resubdivision of these lots in the future.
Page 28
2.13 The two(2) driveways on Lot 1,Block 2 via Amity Rd.,used for farm and irrigation access,may
remain until resubdivision of this lot in the future unless otherwise required by ACHD to be closed;
access will be evaluated at that time.
2.14 Construction of the 10' wide multi-use pathway required along the east side of the Calkins Lateral
on Lot 1,Block 2 per the Pathways Master Plan is deferred until resubdivision of this lot in the
future.
2.15 A sign shall be erected at the terminus of the collector stub street(S. Oak Briar Way)that states
the street will be extended and widened in the future as required by ACHD.
2.16 Approval of a preliminary plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two(2)years of the approval of the preliminary plat.
Upon written request and filing by the applicant prior to the termination of the period,the director
may authorize a single extension of time to obtain the city engineer's signature on the final plat not
to exceed two (2)years. Additional time extensions up to two(2)years as determined and approved
by the City Council may be granted. With all extensions,the director or City Council may require
the preliminary plat,combined preliminary and final plat or short plat to comply with the current
provisions of this title.
3. Conditional Use Permit
3.1 The site plan and landscape plan submitted with the Certificate of Zoning Compliance application shall
be revised as follows:
a. All outdoor utility meters,HVAC equipment,trash dumpsters,trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC I1-3A-12. Safe access and adequate lighting
should be provided in these areas.
b. The pedestrian walkways from the perimeter sidewalks along W. Amity Rd. and S. Oak Briar Way
to the main building entrance shall be distinguished from the vehicular driving surface through the
use of pavers,colored or scored concrete, or bricks as set forth in 11-3A-19B.4.
c. Depict pedestrian pathway connections from the church site to future abutting residential uses to the
east and south for interconnectivity; landscaping shall be depicted along all pathways in accord with
the standards listed in UDC 11-3B-12C.
d. Depict minimum 5' wide walkways in parking areas for any aisle length that is greater than 150
parking spaces or 200' away from the primary building entrance(s)in accord with UDC 11-3A-
19B.4c.
e. Depict bollards with a chain and a Knox padlock as required by the Fire Dept. across the emergency
access driveway via Amity Rd. on Lot 1,Block 1 to prohibit public access.
f. Depict dimensions for parking stalls and drive aisles that comply with the dimensions noted in UDC
Table 11-3C-5. Where parking spaces abut a sidewalk or a perimeter landscape buffer,wheel stops
should be provided in parking stalls to prevent vehicle overhang; or,the length of the parking stalls
may be reduced 2' if an additional 2' is added to the width of the sidewalk or the perimeter buffer to
total 7' as set forth in UDC 11-3C-5B.4.
g. Depict landscaping in the parking lot in accord with the standards listed in UDC I1-3B-8C.
h. Remove the southern driveway via the collector street and depict access to the local street between
Lots 1 and 2. Block 1;reconfigure the drives and parking accordin ll .
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3.2 Compliance with the standards listed in UDC 11-4-3-6 Church or Place of Religious Worship is
required.
3.3 Direct access via W. Amity Road is prohibited except for emergency only access on Lot 1,Block 1 and
the existing farm access at the west boundary of the site and the irrigation district access along the
Calkins Lateral on Lot 1, Block 2,unless otherwise approved by City Council.
3.4 Future development of this site shall comply with the dimensional standards of the R-8 zoning district in
UDC Table 11-2A-6.
3.5 Details of the lighting proposed on the site shall be submitted that demonstrate compliance with the
standards listed in UDC 11-3A-H.
3.6 A Certificate of Zoning Compliance(CZC) application shall be submitted and approved for the proposed
church use and site layout prior to submittal of a building permit application.
3.7 A Design Review application shall be submitted concurrently with the CZC application and approved for
the proposed structure prior to submittal of a building permit application. The design of the proposed
structure shall comply with the standards listed in the Architectural Standards Manual.
3.8 The conditional use permit is 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 as set forth in UDC
11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F.
B. PUBLIC WORKS DEPARTMENT
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=316105&dbid=0&r0o=MeridianCitX
C. MERIDIAN FIRE DEPARTMENT
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=316107&dbid=0&repo=MeridianCitX
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancitE.org/WebLink/DocView.aspx?id=324861&dbid=0&r0o=MeridianCitX
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancity.o.-glWebLinkIDocView.aspx?id=317458&dbid=0&repo=MeridianCitX
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=329876&dbid=0&r0o=MeridianCitX
G. PARK'S DEPARTMENT
https:llweblink.meridiancitE.oL-glWebLinkIDocView.aspx?id=316108&dbid=0&repo=MeridianCitX
H. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridiancitE.org/WebLink/DocView.aspx?id=324823&dbid=0&r0o=MeridianCitX
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)—Revised
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=335356&dbid=0&repo=MeridianCitX
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IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-513-3E)
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;
The City Council finds the Applicant's request to rezone a portion of the subject property to the R-8
zoning district for the development of a church is generally consistent with the Comprehensive Plan
per the analysis in Section V.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed map amendment to the R-8 zoning district will allow the
proposed church as a conditional use.
3. The map amendment shall not be materially detrimental to the public health,safety,and
welfare;
The City Council finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed church use should be compatible with adjacent existing and
future single-family residential homes/uses in the area.
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
The City Council finds City services are available to be provided to this development and the
proposed church use will not impact the school district.
5. The annexation(as applicable)is in the best interest of city.
This finding is not applicable as the request is for a rezone, not annexation.
B. Conditional Use Permit(UDC 11-513-6E)
The Commission shall base its determination on the Conditional Use Permit requests upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and
development regulations in the district in which the use is located.
The City Council finds Lot 1, Block I where the church is proposed will be large enough to
accommodate the proposed use and dimensional and development regulations of the R-8 zoning
district(see Analysis, Section V for more information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with
the requirements of this Title.
The City Council finds that the proposed church use will be harmonious with the Comprehensive
Plan as noted in Section V and is allowed as a conditional use in UDC Table 11-2A-2 in the R-8
zoning district.
Page 31
3. That the design, construction, operation and maintenance will be compatible with other uses in the
general neighborhood and with the existing or intended character of the general vicinity and that such
use will not adversely change the essential character of the same area.
The City Council finds the proposed design of the development, construction, operation and
maintenance of the church should be compatible with existing and future residential uses in the
general vicinity and that such use should not adversely change the character of the area. The
proposed church should provide more options for public worship for area residents in this area of
the City.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely
affect other property in the vicinity.
The City Council finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
5. That the proposed use will be served adequately by essential public facilities and services such as
highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water,
and sewer.
The City Council finds that essential public services are available to this property and that the use
will be adequately served by these facilities. Police and Fire currently provides service to this
property.
C. 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)
The City Council finds the proposed plat is in conformance with the UDC and generally conforms
with the Comprehensive Plan.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The City Council finds public services are currently provided and/or 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;
The City Council 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;
The City Council finds there is publie 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
The City Council finds the proposed development will not be detrimental to the public health, safety
or general welfare.
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6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
The City Council is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
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