PZ - Staff Report for 4-18 STAFF REPORT
E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT p
HEARING April 18, 2024 Legend
DATE: f
Project Lorca tiara
TO: Planning&Zoning Commission lei
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FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Pebblebrook Subdivision—AZ,PP �
1-1-2024-0005 m®�
LOCATION: 5725 N. Meridian Rd.,in the NE 1/4 of �
Section 25,TAN.,R.1 W. (Parcels
#S0425142030& 50425141990)
I. PROJECT DESCRIPTION
Annexation of 13.94-acres of land with an R-8 zoning district; and Preliminary Plat consisting of 54 building
lots and 6 common lots on 13.94-acres of land.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 13.94-acres
Future Land Use Designation Medium Density Residential(MDR)with a Park designation
Existing Land Use Rural residential/agricultural
Proposed Land Uses Single-family detached dwellings
Current Zoning Rural Urban Transition(RUT)in Ada County
Proposed Zoning R-8
Lots(#and type;bldg/common) 54 building/6 common
Phasing plan(#of phases) 1
Number of Residential Units(type 54 single-family detached units
of units)
Density(gross&net) 3.87 units/acre(gross)
Open Space(acres,total[%]/ 98,188 s.f. (or 2.25-acres— 16.16%)(see analysis in Section VI for more
buffer/qualified) information)
Amenities (2)pickleball courts,(2)pet waste stations
Physical Features(waterways, The Knight Lateral and associated easement crosses this site.
hazards,flood plain,hillside)
Page 1
Neighborhood meeting date 2/l/24
History(previous approvals) None
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
• TIS es/no No(not required)
• Existing Conditions There are(2)existing driveways via N.Meridian Rd.
• CIP/IFYWP Capital Improvements Plan(CIP)!Integrated Five Year Work Plan(IFYWP):
• Meridian Road is scheduled in the IFYWP to be widened to 3-lanes from McMillan Road to
US 20126 with the design years in 2027-2028 and the construction date has not been
determined.
Access(Arterial/Collectors/State Access is proposed via the extension of existing local stub streets(N.
H /Local)(Existin and Proposed) Garbo Ave. at the north and south boundaries of the site.
Traffic Level of Service Meridian Rd.—Better than"E"(acceptable)
Stub Street/Interconnectivity/Cross A stub street is proposed to the abutting County parcel at the northeast corner
Access of the site.
Existing Road Network N.Meridian Rd.,an arterial street,exists along the east boundary of the site.
Existing Arterial Sidewalks/Buffers There are no existing sidewalks or buffers on this site.
Proposed Road Improvements None
Proposed Road Improvements Meridian Rd.is required to be improved with 17'of pavement from
centerline with a 3' gravel shoulder and 10'wide detached sidewalk.
Fire Service
• Distance to Fire Station 1.4 miles(Station#5)
• Fire Response Time Meets standards
• Resource Reliability 8 1%(meets goal)
• Risk Identification 2(current resources are adequate)
• Accessibility Meets access requirements
• Special/resource needs Requires an aerial device(can meet this requirement)
• Water Supply 1,000 gallons/minute for one hour(less if building is sprinklered)
• Other Resources
Police Service No comments received
West Ada School District No comments received
Distance(elem,ms,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Available at site
• Sewer Shed
• Estimated Project Sewer ERU's See application
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
Page 2
• Impacts/Concerns • Flows committed
• See Public Works Site Specific Conditions in Section IX.B.
Water
• Distance to Services Available at site
• Pressure Zone 2
• Estimated Project Water ERU's See application
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns See Public Works Site Specific Conditions in Section IX.B.
C. Project Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Benjamin Semple, Rodney Evans+Partners,LLC— 1450 W. Bannock St.,Boise,ID 83702
B. Owner:
Eric Scheck, TeAmo Despacio, LLC 1020 N. Hickory Ave., Ste. 200,Meridian,ID 83642
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 4/2/2024
Radius notification mailed to
property owners within 300 feet 3/29/2024
Public hearing notice sign posted
4/5/2024
on site
Nextdoor posting 3/29/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities
of 3 to 8 dwelling units per acre.
A future park is also designated on the FLUM on this property in this general area. The purpose of this
designation is to preserve and protect existing and future public neighborhood, community,regional, and
urban parks. The Parks Department has determined it's not feasible for a park to develop on this site.
The subject property is part of a slightly larger enclave surrounded by single-family residential properties on
land also designated MDR on the FLUM. The Applicant proposes to develop 54 single-family residential
detached homes on the property at a gross density of 3.87 units per acre,which is at the low end of the
density range desired in the MDR designation but is generally consistent with the density of surrounding
developments.
TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this
property. The MSM designates Meridian Rd. as a residential arterial with 3-lanes within 78' of right-of-way.
ACHD is requiring Meridian Rd.to be improved with 17' of pavement from centerline, a 3' wide gravel
shoulder and a 10' wide detached sidewalk abutting the site as shown on the plat and landscape plan in
Section VIII. Transit is not available to this site.
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)
Only one (1) housing type, single-family detached dwellings is proposed, which will contribute to the
variety in housing types in the general vicinity.
Page 4
• "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 generally provides a good transition in density and lot sizes to abutting lots at
1:1 and 2:1 ratios; however, there are a couple of areas (Lots 7-9, Block 2 abutting Lot 10, Block 49 in
Paramount#21 and Lots 10-12, Block 2 abutting two lots in Bordeaux Estates to the south) where 3 lots
abut 1 lot. The lots in these areas should be revised(or lots removed)to reflect a maximum 2:1 ratio.
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• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."(3.07.00)
The proposed and existing adjacent uses are all single-family detached homes of similar sizes and lot
sizes, which should reduce conflicts and maximizing use of land.
• "Support infill development that does not negatively impact the abutting, existing development. Infill
projects in downtown should develop at higher densities, irrespective of existing development."
(2.02.02C)
Development of the subject property, which is part of a slightly larger enclave area, should not
negatively impact abutting existing development as like uses and a good transition in lot sizes is
proposed with the exception noted above. (This development is not downtown)
• "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 though this development in accord with current
City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
There are no pedestrian pathways stubbing to this property from adjacent developments other than
sidewalks along existing stub streets to this property. These sidewalks will be extended with development
for pedestrian connectivity between developments.
Page 5
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with
development of the subdivision.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-access
agreements, access management, and frontage/backage roads, and promoting local and collector street
connectivity."(6.01.02B)
There are currently two (2)access points on N.Meridian Rd.for this property. With development, both
of these accesses will be closed and access will be provided via local streets within the development.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of most of the infill area in this location will contribute to maximizing public services.
In summary, Stafffinds the proposed development is in general conformance with the Comprehensive Plan
per the above analysis.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 13.94-acres of land with an R-8 zoning district for the development of
54 single-family homes at a gross density of 3.87 units per acre,which is consistent with the MDR
FLUM designation as discussed above in Section V.
A legal description and exhibit map for the annexation area is included in Section VIII.A. This property
is an infill property within the City's Area of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed(see Section VIII).
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table
11-2A-6 for the R-8 zoning district.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to
Idaho Code section 67-651 IA. To ensure the subject property develops as proposed, Staff
recommends a DA is required with the provisions discussed herein and included in Section IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 54 building lots and 6 common lots on 13.94-acres of land in
the proposed R-8 zoning district as shown in Section VIII.B. Proposed lots range in size from 5,420
square feet(s.f.)to 15,482 s.f.,which will accommodate the variety of dwelling sizes proposed ranging
from 1,574 to 3,195 s.f. The subdivision is proposed to develop in one(1)phase.
The Applicant has been in discussions with the adjacent Paramount Subdivision Homeowner's
Association (HOA) to include the proposed development in their HOA and be subject to their CC&R's
and development guidelines to enrich property values and cohesiveness with surrounding homes. HOA
dues would apply to the maintenance and operation of the existing common areas and amenities in
Paramount Subdivision, which would allow residents of this development to use those amenities and
common areas. Likewise, Paramount residents would also have access to use Pebblebrook's common
Page 6
areas and amenities. A final agreement of these terms has not yet been reached as discussions are on-
going; the HOA wants to see if the project is approved by the City before officially making a decision.
Existing Structures/Site Improvements: There are two(2)existing single-family homes and associated
outbuildings on the property that are proposed to be removed. Prior to the City Engineer's signature
on the final plat,all existing structures shall be removed from the property.
Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to
comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The
proposed lots comply with the dimensional standards of the district.
Road Improvements: ACHD is requiring Meridian Rd.to be improved with 17' of pavement from centerline
with a 3' gravel shoulder and 10'wide detached sidewalk;only 6' of pavement and a 3'wide shoulder is required
at this time—curb and gutter will be added later when Meridian Rd. is fully expanded(see Detail 2 on Sheet PP.1
below).
Access: Access is proposed via the extension of existing local streets(N. Garbo Ave.) at standard street
sections at the north and south boundary of the property; local public streets are proposed for internal
access.No access is proposed or allowed via N.Meridian Rd. A stub street is proposed to the County
parcel at the northeast corner of the property for future extension.
Bulb-outs are provided along Gleason Street as traffic-calming in response to ACHD's comments
requiring Gleason Street to be redesigned to reduce the length or include passive design elements.
Landscaping(UDC 11-3B): A 35-foot wide street buffer is required along N. Meridian Rd., an
entryway corridor,measured from the ultimate back of curb. A 47.5' wide buffer is proposed as shown
on Detail 2 on Sheet PP.1 of the plat,as follows:
47.5Y LAW SOME BUFFER MEASURED FRDM EUILD4 W TBC
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Landscaping is required to be provided within the buffer in accord with the standards listed in UDC I I-
3B-7C.3,including the standards for entryway corridors. The proposed buffer incorporates a berm with a
maximum 3:1 slope, a wrought-iron fence at the back edge of the buffer,landscaping and boulders
within the planter areas in accord with these standards. If the unimproved street right-of-way is ten
(10)feet or greater from the edge of pavement to edge of sidewalk or property line,the developer
is required to maintain a ten-foot compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative ground cover;
the landscape plan should be revised accordingly.
The landscape plan depicts landscaping along pathways within the site in accord with the standards listed
in UDC 11-3B-12C.
There are a lot of existing trees on the site,totaling 844 caliper inches,that are proposed to be removed
as they were determined to be in poor condition by the Applicant's arborist(see arborist report and
Sheet L1.6 of the landscape plan). The remaining trees,totaling 158 caliper inches,are required to
Page 7
comply with the mitigation standards listed in UDC 11-3B-IOC.S. Additional trees are proposed in
accord with the required standards.
Common Open Space& Site Amenities(UDC 11-3G-3): Based on the standards in UDC Table 11-
3G-3, a minimum of 15%(or 2.09-acres)of qualified open space is required to be provided within the
development. An open space exhibit was submitted as shown in Section VIII.D,that depicts 16.16%(or
2.25-acres) of open space that meets the required quality and qualified open space standards.
Based on the standards in UDC 11-3G-4A, a minimum of two(2)points of site amenities are required to
be provided. Two (2) sports courts(pickleball) (8 pts.) and(2) dog waste stations (1 pt.)are proposed,
which total 9 points, exceeding UDC standards. Per the standards for such in UDC 11-3G-4C,dog
waste stations are installed in the ground fixtures with waste disposal bags and trash receptacles;
and sports courts are required to have markings and include benches for seating.Details should be
submitted with the final plat application that demonstrate compliance with these standards.
Pathways: No multi-use pathways are depicted on the Pathways Master Plan on this property.
Sidewalks(11-3A-17): Five-foot wide attached sidewalks are required along internal local streets and
detached sidewalks are required within street buffers along arterial streets per UDC 11-3A-17. For
public safety,Staff recommends a 10-foot wide detached sidewalk is required along N.Meridian
Rd., an arterial street,as a provision of the development agreement as proposed on the landscape
plan.
Parking: Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on both sides
of the street.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant's
narrative states all existing perimeter fencing will either be retained and protected or replaced, and the
developer will coordinate with all affected neighbors.
The landscape plan depicts a 5' tall open vision wrought iron fence at the back edge of the street buffer
along N. Meridian Rd. and adjacent to internal common open space areas; and a 6' tall cedar privacy
fencing is proposed along the northern boundary of the site abutting the County parcel. Fencing appears
to be missing in some areas adjacent to common open space areas; fencing should be provided to
distinguish common from private areas in accord with UDC 11-3A-7A.7a.
Waterways: The Knight Lateral crosses the eastern portion of this site within a 20-foot wide easement
through common area as depicted on the plat. All irrigation ditches crossing this site shall be piped or
otherwise covered as set forth in UDC 11-3A-6B.3.
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-I5): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. The Applicant's
narrative states the Paramount HOA has agreed to allow the project irrigation system to connect to the
Paramount Subdivision pressure irrigation system; therefore,the site will transfer its water rights to
Paramount Subdivision and the site will utilize the existing Paramount Subdivision irrigation pump
system.
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
Evaluation and geotechnical groundwater monitoring report was submitted with this application.
Page 8
Building Elevations: Five(5) conceptual building elevations were submitted for the proposed 1-and 2-
story homes with 2-and 3-car garages as shown in Section VIII.E. The homes are craftsman style with
building materials consisting of a mix of board and batten siding, lap siding and optional masonry
accents. The Applicant clarified that"optional"masonry accents depicted on the elevations is incorrect—
all homes will have masonry accents consistent with the Paramount architectural guidelines. To ensure
this for a higher quality of development, Staff recommends masonry accents are required on all
structures in the development.
The Applicant's narrative states the architecture and materials of the proposed homes will conform to the
Paramount Architectural Design Standards,which include specific provisions regarding the exterior
elevations, colors, accent materials,lighting, fencing and landscaping. Further, each floor plan will have
multiple elevation designs with a variety of roof configurations (i.e. hip vs. gable)to provide more
articulation and diversity from the street in addition to multiple color scheme choices.
Design review is not required for single-family detached structures. However,because the rear and/or
sides of homes facing N. Meridian Rd. will be highly visible, Staff recommends a DA provision
requiring those elevations incorporate articulation through changes in two or more of the following:
modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material
types, or other integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from adjacent public streets.Single-story homes are exempt from this requirement.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and combined preliminary plat per the provisions in Section IX in accord with the Findings
in Section X.
Page 9
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
Leal description
Pebblebrook Subdivision —Annexation
A parcel lacated in the NE '/, of Section 26_Tmnship 4 North. Range 1 West. Boise Meridian.
Ada County, Idaho, and more particularly descrlbed as follows
Cornrrw. rng at a Brass Oap monument marking the$4ulheast corrser of said NE 'f,,tram which
a Brass Cap monument marking the northeast corner of said NE'14 bears N 0"24753"E a dicta rice
of 2661.08 feel.
Thence N 0'24'53' E along the easterly boundary of said NE !, a distance of 289.30 feet to tine
POINT OF BEGMKIN13;
Thence Heaving said easterly boundary of the NE %and along the noMwrlyf boundary and the
projeodon tharaf of Fwarnaunt Subdivision No 21 ;99 shown in Bank 105 of Plata on Pages
14238 through 14240, wW the easterly boundary of Paramount Subdi%ision No. 22 as shown in
Book 105 of Flats an Pages 14312 through 14�14,newrds of Ads Q4unty, Idaho. N 70'41'29"UN
a distance of 1439 aB feel to a poet on the easterly boundary of said Paramount subdivision No.
22:
Thence along said ea6t" boundary N 0'02'46"W a distarrce of 334 37 feet to a pvirrt on the
sotdheriy boundary of Paramount Subdivision No 24 His lohown in Book 107 of piais on Pages
14797 through 14799, records of Ada County, Idaho;
Thence along wd sou"boundary and 11 a 1900*dy boundary al Panrn aunt Subd rylsion No.
27 as shown in Book 108 of Plats on Pages 15046 through 15048.records of Ada County.ldahn,
S 78'2646" E a distance of 962.67 feet to a point;
Thence coniinuurg along said soeiiherly boundary of Paramount Subdivision No. 27 and the
projection ftreof S 89"36'00" E a dish npe of 420_08 feet to a point on the easterly boundary of
said NE of Swim 25.
Thence along said easterly boundary S 6`24'53"W a distance of 614.49 feet to the POINT OF
BEGINNI NO_
This pafoel contains 13.94 acres and rs suWct to any easements exisl:in or irk use.
OlimonW.Hannm, PLS 113 i`u`AN&
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PEBBLEBROOK SUBDIVISION - ANNEXATION EXHIBIT
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B. Preliminary Plat(dated: 3/19/24)
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C. Landscape Plan(dated: 2/13/2023)
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Page 16
D. Common Open Space& Site Amenities Exhibit
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LANDSCAPE LEGEND CITY OF MERIDIAN OPEN SPACE REQUIREMENTS 1
COMMON OPEN SPACE
QUALIFIED OPEN SPACE TOTAI REQUIRED
AREAPACE(15H_
REQUIRED OPEN SPADE(15%)9109E 95 S.F_
PROVIDED OPEN SPACE.96,188 S.F.-16.16%
QUALIFIED OPEN SPACE E
~ ACTIVE OR PASSIVE OPEN SPACES 1
OPEN GRASSYAREA OF AT LEAST 5,QX0 S F_OPEN GRASSY AREAS FOR 56 JM S F E
LINEAR OPEN SPACE.(2)LINEAR PATHWAYS WITH AT LEAST 2P38'IN WIDTH I
` N.MERIDIAN ROAD BUFFER_(24 W%FAR LV2=8,T S F
SITE AMENITIES
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Page 17
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Note: Masonry accents shall be provided on all front elevations.
Page 19
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
I. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption,and the developer. A final plat
application shall not be submitted until the annexation is finalized.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the date of City Council approval of the Findings of Fact,
Conclusions of Law and Decision&Order for the Annexation request. The DA shall,at minimum,
incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary, landscape
plan,qualified open space exhibit and conceptual building elevations included in Section VIII
and the provisions contained herein.
b. Provide a 10-foot wide detached sidewalk within the required street buffer along N. Meridian
Rd. as proposed.
c. All homes within the development shall include a mix of materials, including masonry accents,
as proposed by the Applicant.
d. The rear and/or sides of homes facing N. Meridian Rd. shall incorporate articulation through
changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-
outs),bays,banding,porches,balconies,material types,or other integrated architectural
elements to break up monotonous wall planes and roof lines that are visible from the subject
public streets.Single-story homes are exempt from this requirement.
2. The final plat submitted with the final plat application shall include the following revisions:
a. Include a note stating direct lot access via N.Meridian Rd. is prohibited.
b. Revise the configuration of Lots 7-9,Block 2(abutting Lot 10,Block 49 in Paramount#21) and
Lots 10-12,Block 2 (abutting two lots in Bordeaux Estates)to reflect a maximum 2:1 ratio.
3. The landscape plan submitted with the final plat application shall include the following revisions:
a. Depict lawn or other vegetative groundcover on the east side of the sidewalk along N. Meridian
Rd. as set forth in UDC 11-3B-7C.5,which states, "If the unimproved street right-of-way is ten
(10)feet or greater from the edge of pavement to edge of sidewalk or property line, the
developer is required to maintain a ten foot compacted shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover."
b. Depict fencing abutting all pathways and common open space lots to distinguish common from
private areas in accord with UDC 11-3A-7A.7a.
4. All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC H-
3A-6B.3.
5. With the final plat application, include a detail for the dog waste stations and sports courts that
comply with the standards for such in UDC 11-3G-4C.Dog waste stations are required to be
installed in the ground fixtures with waste disposal bags and trash receptacles; and sports courts
are required to have markings and include benches for seating.
Page 20
6. A minimum of 2.25-acres of qualified open space shall be provided within the development in
accord with the open space exhibit included in Section VIII.D.
7. Prior to the City Engineer's signature on the final plat, all existing structures shall be removed from
the property.
8. Approval of the 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.
9. Staff s failure to cite all relevant UDC requirements does not relieve the Applicant from compliance.
B. PUBLIC WORKS
https://weblink.meridiancity.or lWebLink/Doc View.aspx?id=341430&dbid=0&repo=Meridian City
C. FIRE DEPARTMENT
https://weblink.meridianciN.orglWebLinkIDocView.aspx?id=341460&dbid=0&repo=MeridianCity
D. PARK'S DEPARTMENT
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=344176&dbid=0&repo=MeridianCiU
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=343172&dbid=0&repo=MeridianCity
F. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=341600&dbid=0&repo=MeridianCitX
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=341434&dbid=0&repo=Meridian City
Page 21
X. 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;
Stafffinds the Applicant's request to annex the subject property with R-8 zoning and develop single-
family detached dwellings on the site at a gross density of 3.87 units per acre 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;
Stafffinds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed residential uses should be compatible with adjacent 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
Stafffinds City services are available to be provided to this development. Comments were not
received from WASD on this application but due to the fairly small number of lots proposed, the
impact should be minimal.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city.
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 in conformance with the UDC and generally conforms with the
Comprehensive Plan.
2. Public services are available or can be made available ad 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.
Page 22
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds the proposed right-of-way dedication for the expansion of N.Meridian Rd. is in
conformance with the IFYWP to widen Meridian Rd. to 3-lanes from McMillan Rd. to SH-20126
(Chinden Blvd.) is in conformance with scheduled public improvements in accord with the City's
CIP.
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
Stafffinds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
ef£ 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
Page 23