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2019-07-18 MERIDIAN PLANNING AND ZONING COMMISSION MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, July 18, 2019 at 6:00 PM 1. Roll-Call Attendance __X___Lisa Holland __X __Andrew Seal _____Rhonda McCarvel __X__Reid Olsen _____Ryan Fitzgerald __X__Bill Cassinelli 2. Adoption of Agenda ___X_ Jessica Perrault - Chairperson 3. Consent Agenda [Action Item] - Approved A. Approve Minutes of June 20, 2019 Planning and Zoning Commission Meeting 4. Action Items Land Use Public Hearing Process: After the Public H earing is opened the staff report will be presented by the assigned city planner. Following Staff's report the applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they may be allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once the public hearing is closed. A. Public Hearing for Millbrae Subdivision (H-2019-0066) by WHPacific, Located at 4888 and 4920 W. Cherry Ln. – Recommend Approval to City Council. Schedule August 20, 2019 1. Request: Annexation and Zoning of 8.79 Acres of Land with an R-8 Zoning District; and 2. Request: A Preliminary Plat Consisting of 41 Building Lots and 5 Common Lots on 8.79 Acres of Land. B. Public Hearing Continued from June 20, 2019 for Silver Springs (H- 2019-0058) by Tall Timber Consulting and Todd Campbell Construction Inc., Located at 1035, 1157, 805 & 905 E. McMillan Rd. – Recommend Approval to City Council. Schedule August 20, 2019 1. Request: Annexation and Zoning of 5.19 Acres of Land with an R-4 Zoning District; and 2. Request: Preliminary Plat Consisting of 57 Building Lots and 6 Common Lots on 19.74 Acres of Land in the R-4 Zoning District. C. Public Hearing Continued from May 2, 2019 for Delano Subdivision (H-2019-0027) by Devco Development, LLC, Located 14120 W. Jasmine Ln. and 2800 E. Jasmine Ln. – Recommend Denial to City Council. Schedule August 20, 2019 1. Request: Comprehensive Plan Map Amendment to include 4.10 acres of land currently in Boise's area of City Impact in Meridian's area of City Impact with a Mixed Use-Regional future land use designation; and 2. Request: Annexation and Zoning for an Annexation and Zoning of 15.21 acres of land with R-15 (11.57) and R-40 (3.64 acres) zoning districts; and 3. Request: Preliminary Plat consisting of 85 single-family residential building lots, 1 building lot for multi-family development and 12 common lots D. Public Hearing for Variance Findings UDC Text Amendment (H- 2019-0071) by City of Meridian Planning Division, L ocated City of Meridian– Recommend Approval to City Council. Schedule August 20, 2019 1. Request: An Amendment to UDC 11-5B-4E in regard to the required findings for Variance applications consistent with that of Idaho Code 67-6516 Meeting Adjourned at 11:11pm Lj1/��E IDIZ IAN.,+ -- PLANNING AND ZONING COMMISSION MEETING AGENDA July 18, 2019 Agenda Item Number: 3 A Project File Name/Number: Item Title: Approve Minutes of June 20, 2019, Planning and Zoning Commission Meeting Meeting Notes: !! "# !"#!"$%& 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI Meridian Planning & Zoning Commission June 20, 2019 Page 38 of 38 Perreault: It has been moved and seconded to recommend approval to City Council for application number H-2019-0062. All those in favor say aye. None opposed. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Perreault: Okay. Parsons: Madam Chair, before we conclude this evening, I did just want to let you know that Stephanie has accepted a position at the city of Boise. So, she will be with the city -- this probably her last time that she will be presenting to you as part of our team, but I wanted to let you know that we wish her the best and she's done an excellent job for us and I'm very proud of her for the job that she's done. Perreault: We were just getting you trained. Leonard: Yeah. I was just getting used to hear my voice on the microphone and everything and now I'm leaving. Perreault: Congratulations. Leonard: Thank you. McCarvel: Madam Chair? Perreault: Commissioner McCarvel. McCarvel: I move we adjourn. Holland: Second. Perreault: It has been moved and seconded to close the hearing for June 20th, 2019. All those in favor say aye. None opposed. Motion carries. MEETING ADJOURNED AT 7:58 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED �III9 J SSI, RREAULT - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK CjQ/rE IDIAN*,-----,IZ �J PLANNING AND ZONING MEETING AGENDA July 18, 2019 Planning and Zoning Public Hearing Outline and Presentations Meeting Notes: Changes to Agenda: Item #4.A: Millbrae Subdivision (H-2019.0066) Application(s): ➢ Annexation & Zoning ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 8.79 acres of land, zoned RUT, located at the northwest corner of W. Cherry Lane and N. Black Cat Rd. Adjacent Land Use & Zoning: North: Single-family homes in Burlingame Subdivision, zoned R-8 and a church, zoned L-0. South: Church, currently under development, zoned R-8 East: Single-family homes, zoned R-4 West: Rural residential, RUT History: none Comprehensive Plan FLUM Designation: LDR (draft Comprehensive Plan designates this property as MDR) Summary of Request: Annexation and zoning of 8.79 acres of land with an R-8 zoning district and Preliminary Plat consisting of 41 SFR building lots and 5 common lots for the development of detached homes at a gross density of 4.7 dwelling units per acre. This is slightly higher than the 3 dwellings per acre standard associated with the low density residential FLUM designation this property currently has. The applicant is requesting a "step-up" in density, to a MDR designation. The comprehensive plan does allow for "step- ups" in density and the applicant's request meets the required criteria. In addition, through the ongoing comprehensive plan update this property is designated to being changed to a MDR designation in the near future. Since the applicant's request is in-line with this future change and the density fits with the surrounding uses, staff is comfortable with the applicants "step-up" request. Currently, this property has two single-family homes and a number of accessory structures on it. The applicant is proposing to relocate one of the existing homes to fit on a lot within the new subdivision and to remove the other home and accessory structures. Staff has reviewed the new location of this home and deemed it in compliance with R-8 standards. In response to conditions listed in the staff report, the applicant has provided a revised open space calculations showing 11.9% open space. The open water irrigation pond in the north has been removed from the calculation as it is just slightly larger than code allows but the area does remain open to residents and is still designed to meet open space requirements. The drainage swales have also been redesigned shallow seepage bed which meet open space requirements and the applicant has agreed to redesign the emergency access to the south to allow for landscaping on either side, thus qualifying it as a micro pathway. The applicant has also agreed to construct 10 -foot wide, concrete, multi -use pathways in the 25 -foot landscape buffers along both N. Black Cat Rd. and W. Cherry Ln. in accordance with the Pathways Master Plan. Amenities in the subdivision include a children's play structure, multi -use pathways, a picnic shelter, and seating areas. The applicant has submitted conceptual elevations for the single-family homes as shown and ACHD has reviewed and approved the development. Written Testimony: Jane Suggs- Applicant's Representative — In response to the Staff Report, in agreement with conditions and has already provided documentation showing compliance or how they will be in compliance with the conditions. Staff Recommendation: Approval with the conditions listed in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2019-0066, as presented in the staff report for the hearing date of July 18, 2019, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019- 0066, as presented during the hearing on July 18, 2019, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0066 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) tem #413: Silver Springs (H-2019-0058) This project was continued from June 20th in order for Staff to draft DA provisions for annexation of the property with the landscape business; and to update the qualified open space exhibit and landscape plan to comply with minimum UDC standards. Staff sent a memo to Council & the Applicant with recommended DA provisions for the Commission's review & consideration. The Applicant did submit an updated qualified open space exhibit and landscape plan that complies w/UDC standards. Application(s): ➢ Annexation & Zoning ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 19.74 acres of land, primarily zoned R-4 with the east lot (Lot 4) zoned RUT in Ada County, located at 1305, 1157, 805 & 905 E. McMillan Rd. Adjacent Land Use & Zoning: North: McMillan Rd. & SFR properties (Saguaro Canyon & Larkwood Subs), zoned R-4 & RUT in Ada County West: SFR homes, zoned R-4 in Cobre Basin Sub. East: Home & landscape business, zoned RUT in Ada County South: SFR homes (Havasu Creek) & an elementary school, zoned R-4 History: This property was previously platted as Lots 1-4, Crestwood Subdivision; Lots 1-3 were annexed into the City in 2006 with R-4 zoning. Comprehensive Plan FLUM Designation: LDR (3 or fewer units/acre) Summary of Request: Annexation & zoning of the eastern 5.19 acres of the site with an R-4 zoning district. There is an existing home on the property and a landscape nursery is currently operating on this site and was recently approved through Ada County to operate for an additional 5 year period of time — the Applicant requests the business is allowed to continue operations in the City temporarily with a sunset date of December 31, 2022, at the latest, in order to sell off his existing inventory. This use is classified as a nursery/urban farm and contractor's yard in the UDC, which is a prohibited use in the proposed R-4 district; however, because the landscape business is currently legally operating in the County, it would be considered a non -conforming use in the City. As such, the use may continue, IF deemed appropriate by City Council, as long as it remains lawful and is not expanded or extended per the standards for non -conforming uses. Preliminary plat consisting of 57 SFR building lots & 6 common lots for the development of detached homes at a gross density of 2.89 units/acre consistent with the LDR FLUM designation. The subdivision is proposed to develop in 2 phases with the last phase developing once the landscape business use ends. There are (4) existing homes and accessory structures on this site that are proposed to remain on lots in the proposed subdivision; all other accessory structures are proposed to be removed. One public street access is proposed via E. McMillan Rd.; an existing stub street (N. Mooney Falls Way) at the south boundary of the site is proposed to be extended with development & a stub street is proposed to the east for future extension, All of the existing homes will take access from local streets within the development except one (1035 McMillan — Lot 12, Block 3) which proposes to retain their (2) driveway accesses via McMillan; Council approval of a waiver to UDC 11-3A-3 is requested for these accesses to remain - ACHD is requiring the west access to be closed. A 25' wide landscaped street buffer is required along McMillan Rd. containing a 5' wide detached sidewalk. A minimum of 10% qualified open space is required to be provided with this development; the qualified open space exhibit submitted depicts area that does not qualify — Staff recommends a revised exhibit, plat & LP is submitted prior to the Council meeting that complies with the minimum standards. A minimum of (1) site amenity is also required; a children's play structure and micro -path to the school site to the south are proposed as amenities in accord with UDC standards. Conceptual building elevations were submitted for the proposed SFR homes as shown. Written Testimony: Dave Yorgason, Applicant's Representative (response to the staff report - see letter) — The Applicant is requesting Council approval of the following: • A cul-de-sac length in excess of the maximum 450' allowed by the UDC — there is no provision in the UDC for a waiver; • A waiver to UDC 11.3A-3 for the existing driveway access via McMillan to remain for the home at 1035 E. McMillan until such time as the property redevelops; and, • Change to DA provision #2, which requires a sidewalk to be constructed along the entire frontage of the subdivision w/the 1St phase of development, to require the sidewalk in front of 1157 E. McMillan to be installed when Phase 2 develops. Staff Recommendation: Staff is not in support of the existing landscape business use continuing operation in the City as a non- conforming use for the following reasons: 1) the use is commercial/industrial in nature and is not an allowed use in the R-4 zoning district; 2) the use is not compatible with the proposed residential uses; 2) any code enforcement issues would be the responsibility of the City; 3) it's difficult to track sunset clauses in Development Agreements and if the use has not concluded by the sunset date, it becomes the City's responsibility for enforcement. Therefore, Staff recommends denial of the proposed annexation of this parcel as it's Staffs opinion that it's not in the best interest of the City to annex the property at this time. Staff recommends approval of the preliminary plat request per the conditions in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2019-0058, as presented in the staff report for the hearing date of July 18, 2019, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019- 0058, as presented during the hearing on July 18, 2019, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0058 to the hearing date of for the following reason(s): (You should state specific reason(s) for continuance) Item #4C: Delano Subdivision (H-2019.0027) This project was continued from the hearing date of May 2, 2019 at the Applicant's request due to the ACHD Commission hearing having not yet occurred and the City not receiving a staff report yet from ACHD; no public testimony was heard. The Commission directed the Applicant to work with the neighbors on some of the challenges as presented in the written testimony and that the Applicant re -notice the project for tonight's hearing. Application(s): ➢ Comprehensive Plan Map Amendment ➢ Annexation & Zoning ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 15.21 acres of land, zoned RUT in Ada County, located at 2800 & 14120 W. Jasmine Ln. Adjacent Land Use & Zoning: North: SFR (Alpine Point Sub), zoned R-4 & rural residential, zoned RUT South: MFR (Brickyard), zoned C -G West & East (north parcel): Rural residential, RUT East (south parcel): Rural residential, zoned A-1 in Boise History: None Comprehensive Plan FLUM Designation: MDR (City of Meridian); General Mixed Use (City of Boise & in Boise's AOCI boundary) Summary of Request: Comprehensive Plan map amendment to include 4.10 acres of land currently in Boise's AOCI & planning area in Meridian's planning area with a MU -R FLUM designation consistent wlBoise's FLUM designation. The Applicant is requesting this area is included in Meridian's planning area & FLUM due to the larger portion of the development being in Meridian's area and Meridian's ability to provide City water & sewer services to the property. The Applicant submitted a request to the City of Boise several months ago requesting to modify the boundary of their planning area to accommodate this property being included in Meridian's planning area & FLUM but later withdrew the request the week the Council was set to formally consider the request, therefore, the property is still in Boise's planning area & AOCI boundary. Staff preferences was for the Applicant gain approval from Boise to remove this area from their planning area and include the abutting property to the north, with property owners consent - inclusion of the adjacent parcel would allow logical extension of city utilities. Annexation & zoning of 15.21 acres of land with R-15 (11.57 acres) & R-40 (3.64 acres) zoning districts consistent with the MDR & requested MU -R FLUM designations for this property. Preliminary plat consisting of 85 SFR building lots for the development of a mix of detached & attached homes, 1 building lot for a future 96 -unit MFR development & 12 common lots on 15.21 acres of land in the proposed R-15 & R-40 zoning districts. The plat is proposed to develop in 2 phases with the first phase including the extension of the stub street (Dashwood) from the north and connection to the extension of Centrepoint Way at the SEC of the SFR portion of the site. Development of the MFR portion of the site is not proposed at this time and will require future CUP approval prior to development. Access is depicted on the plat via the extension of Centrepoint Way, a collector street, from the southern boundary to the northern boundary of the site consistent with the MSM & via the extension of a local stub street (N. Dashwood PI.) at the northern boundary of the site. Because reduced street sections (i.e. 27') are proposed which only allow parking on one side of the street which is further restricted by the narrow lots for detached homes where there isn't adequate area for on -street parking with the driveways for each lot, a parking exhibit was submitted that demonstrates the locations & amount of available on -street parking, which are along common area landscape strips, consisting of 56 spaces. The staff report recommends the extension of Centrepoint Way from the south to the north boundary of the annexation area take place with the 1 st phase of development so that if the property to the north develops before the MFR portion of this site, the connection to Wainwright could be made. The subsequent ACHD report requires Centrepoint to be extended to Jasmine with development of the SFR units in Phases 1 & 2 and extension to the north property line with the MFR development. ROW is required to be dedicated but Jasmine would temporarily not connect to Centrepoint (there would be an 841 gap classified as unopened/unmaintained ROW that would be gated for emergency access only - a road trust will be held by ACHD for the cost of the future connection of Jasmine to Centrepoint) — connection would occur when Centrepoint is connected to Wainwright Dr. to complete the north/south collector or in 10 years, whichever occurs first. A temporary hammerhead type turnaround is required for the Jasmine stub. Staff is ok with the aforementioned ACHD requirements if determined appropriate by the Commission (this would necessitate a modification to DA provision #A.1 f in Section VIII). A 20' wide landscaped street buffer is required along Centrepoint Way, a collector street. A minimum 10% qualified open space is required to be provided for the development along with (1) site amenity. The applicant is proposing 11.5% on the SFR portion of the site consisting of a'/2 acre park, parkways, a micro -path lot, a collector street buffer and a local street buffer approved by the Director through ALT; because the MFR portion of the site is separated from the SFR portion of the site by a collector street & the development plan is conceptual at this time, staff recommends as a DA provision that the 10% open space is provided at the time of development on that portion of the site in addition to the open space required in the specific use standards for MFR developments. A shade structure, children's play structure, children's climbing dome, children's climbing boulders, seating benches, micro -pathways and possibly a swing set are proposed as amenities, which exceed UDC standards. Conceptual building elevations are proposed for the SFR attached/detached units & MFR apartments. All SFR homes along the west & north perimeter boundary of the development will be a single -story in height. Written Testimony: Public Testimony: Many letters of testimony have been received on this application, primarily from residential neighbors to the north in Alpine Pointe Subdivision. The primary concerns are the intensity of the development (i.e. density is too high); not enough transition in lot sizes to larger lots to the north; extension of N. Dashwood PI. and Centrepoint Way and resulting traffic generated from this development and from the commercial and MFR developments to the south that will be routed through their subdivision if Jasmine is connected to Centrepoint before Centrepoint can be extended to the north to Wainwright; and safety concerns for children pertaining to traffic. See the public record for a complete record of testimony. Staff Recommendation: Staff recommends approval of the proposed Comprehensive Plan Map Amendment if the applicant obtains consent for the northern property owner to be included as part of the CPAM application and the Annexation & Zoning and Preliminary Plat applications with the conditions included in Section Vlll per the Findings. if the parcel to the north (R4582530100) is not included in the map amendment, Staff recommends denial of the application. Further, the Commission should determine if it is in the best interest of the City to annexation property into the City that is not part of the City's area of city impact. City of Boise Staff has recommended that the Commission continue the application so the applicant can conclude the process with the City of Boise. Staff further recommends an additional provision is added as a condition of approval in accord with UDC 11.3A -3A, which requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial or collector street; this would require local street access to be provided on the MFR portion of the site to the abutting property to the east which currently takes access via SH-55/Eagle Rd. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2019-0027, as presented in the staff report for the hearing date of July 18, 2019, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019- 0027, as presented during the hearing on July 18, 2019, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0027 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4D: Variance Text Amendment (H-2019-0071) Application(s): ➢ UDC Text Amendment Summary of Request: Annexation & zoning of the eastern 5.19 acres of the site with an R-4 zoning district. There is an existing home on the property and a landscape nursery is currently operating on this site and was recently approved through Ada County to operate for an additional 5 year period of time — the Applicant requests the business is allowed to continue operations in the City temporarily with a sunset date of December 31, 2022, at the latest, in order to sell off his existing inventory. This use is classified as a nursery/urban farm and contractor's yard in the UDC, which is a prohibited use in the proposed R-4 district; however, because the landscape business is currently legally operating in the County, it would be considered a non -conforming use in the City. As such, the use may continue, IF deemed appropriate by City Council, as long as it remains lawful and is not expanded or extended per the standards for non -conforming uses. Written Testimony: None: A cul-de-sac length in excess of the maximum 450' allowed by the UDC — there is no provision in the UDC for a waiver; A waiver to UDC 11-3A-3 for the existing driveway access via McMillan to remain for the home at 1035 E. McMillan until such time as the property redevelops; and, Change to DA provision #2, which requires a sidewalk to be constructed along the entire frontage of the subdivision w/the 15t phase of development, to require the sidewalk in front of 1157 E. McMillan to be installed when Phase 2 develops. Staff Recommendation: Approval Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2019-0071, as presented in the staff report for the hearing date of July 18, 2019, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019- 0071, as presented during the hearing on July 18, 2019, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0071 to the hearing date of for the following reason(s): (You should state specific reason(s) for continuance) Planning & Zoning Commission Meeting July 18, 2019 CURRENT Future Land Use MapZoning Map DRAFT Future Land Use Map Zoning Map Future Land Use Map Aerial Map Revised Plat Future Land Use Map Zoning Map Aerial Map Proposed by Applicant: Proposed UDC Text Amendment UDC Section Topic Problem/Question Potential Fix 11-5B-4(E) Variances Recently, there has been confusion on how the City is to grant approval or denial of a variance request. Per Idaho Code 67-6516, a variance is not considered a right of special privilege but may be granted if the applicant can demonstrate an undue hardship because of site characteristics and the variance does not conflict with the public interest. To be consistent with Idaho Code, the first Finding is being removed. Further, this item has been addressed in D. of this section. A. Purpose: The purpose of this section is to establish procedures for modification from the bulk and placement requirements of this title. (Ord. 12-1514, 5-16-2012, eff. 5-21-2012) B. Applicability: The provisions of this section shall apply to requests to vary from the requirements of this title with res pect to lot size, width, and depth; front, side, an d rear setbacks; parking spaces; building height; all other provisions of this title affecting the size and shape of a structure or the placement upon properties. If a means of alternative compliance is available, it should be exhausted before applying for a variance. C. Process: 1. The applicant shall complete a preapplication conference with the director prior to submittal of an application for a variance. 2. An application and fees, in accord with article A, "General Provisions", of this chapter, shall be submitted to the direct or on forms provided by the planning department. 3. The council shall apply the standard listed in subsection D of this section and all the findings listed in subsection E of this section to review the variance. D. Standard: The variance shall comply with Idaho Code section 67-6516. E. Required Findings: In order to grant a variance, the council shall make the following findin gs: 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; 21. The variance relieves an undue hardship because of characteristics of the site; and 32. The variance shall not be detrimental to the public health, safety, and welfare. CjQ/rEDAHO IDIZ IAN," -- PLANNING AND ZONING COMMISSION MEETING AGENDA July 18, 2019 Agenda Item Number: 4 A Item Title: Public Hearing for Millbrae Subdivision (H-2019-0066) By WHPacific, Located at 4888 and 4920 W. Cherry Ln. 1. Request: Annexation and Zoning of 8.79 acres of Land with an R-8 Zoning District 2. Request: A Preliminary Plat Consisting of 41 Building Lots and 5 Common Lots on 8.79 acres of Land Meeting Notes: ! "# $$ %&&&%!'() #' **(+, !"#$"$%#& 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/18/2019 Hearing Type: PZ Item Number: 4-A Project Name: Millbrae Subdivision Project No.: H-2019-0055 Active: ❑ Page 1 of 1 Go Back To List Export To Excel © 2019 - City of Meridian, Idaho http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=279 7/22/2019 City- Signature I Wish To Sign In Address State- For Against Neutral Name Testify Date/Time Zip Michael D 1855 N Black 7/18/2019 X X Pearson Cat Rd, Meridian 5:57:53 PM William 5120 w Cherry 7/18/2019 X X McEwen Lane 6:04:13 PM 019 Jessie Ellis 5120 W Cherry X X 6::05:005:0 8 PM Go Back To List Export To Excel © 2019 - City of Meridian, Idaho http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=279 7/22/2019 3DJH +($5,1* '$7( 723ODQQLQJ =RQLQJ&RPPLVVLRQ )520.HYLQ+ROPHV$VVRFLDWH3ODQQHU %UXFH)UHFNOHWRQ'HYHORSPHQW 6HUYLFHV0DQDJHU 68%-(&7+ 0LOOEUDH6XEGLYLVLRQ /2&$7,21 DQG:&KHUU\/DQHLQWKH 6(óRIWKH6(óRI6HFWLRQ7RZQVKLS 15DQJH: ,352-(&7'(6&5,37,21 $QQH[DWLRQ ]RQLQJRIDFUHVRIODQGZLWKDQ5]RQLQJGLVWULFWDQGSUHOLPLQDU\SODWFRQVLVWLQJ RIEXLOGLQJORWVDQGFRPPRQORWV 67$))5(3257 &20081,7<'(9(/230(17'(3$570(17 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI Page 2 II. SUMMARY OF REPORT A. Project Summary B. Community Metrics Description Details Page Ada County Highway District 34 • Staff report (yes/no) Yes • Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) One (1) access proposed via N. Black Cat Rd. (arterial) Traffic Level of Service Stub Street/Interconnectivity/Cross Access One (1) local street (W. White Birch St.) stubbed to the parcel to the west (parcel No. S1204449100) Existing Road Network Existing Arterial Sidewalks / Buffers No existing sidewalk along N. Black Cat Rd. or W. Cherry Ln. – 10-foot multi-use pathway required along both Proposed Road Improvements Distance to nearest City Park (+ size) Fuller Park: +/- .75 miles Fire Service 28 • Distance to Fire Station ~1.6 miles from Fire Station No. 2 • Fire Response Time 3 minutes (under ideal conditions) • Resource Reliability 81% (does not meet target goal of 85% or greater) • Risk Identification 2=residential with hazards. Current resources would not be adequate to supply service to this proposed project. Risk factors may include the potential for water rescue as there is a pond shown on the plat. Meridian Fire Department does not have a water rescue team and mutual aid from another Description Details Acreage 8.79 Future Land Use Designation LDR (3 or less du/acre) Proposed Future Land Use Designation Request for “step up” in density to MDR (medium density residential – 3 to 8 units/acre) without a change to FLUM Existing Land Use Rural residential/agricultural Proposed Land Use(s) SFR Current Zoning RUT Proposed Zoning R-8 Lots (# and type; bldg/common) 46 (41 bldg./5 common) Number of Residential Units (type of units) 41 SFR Density (gross & net) 4.7 du/acre gross; 7.4 du/acre net Open Space (acres, total [%] / buffer / qualified) 1.01 acres, 11.5% qualified open space Amenities Children’s play structure, picnic shelter, multi-use pathway and seating areas Physical Features (waterways, hazards, flood plain, hillside) N/A Neighborhood meeting date; # of attendees: May 6, 2019; 7 attendees History (previous approvals) N/A Meridian City Council Meeting Agenda July 18, 2019 – Page 44 of 159 Page 3 Description Details Page department may be needed. Other hazards may be found once the development is completed.) • Accessibility Project meets all required access, road widths and turnarounds. The subdivision will be limited to 30 building lots until the secondary access is completed. • Special/resource needs Project will not require an aerial device. In the event of a hazmat event, there will need to be mutual aid required for the development. In the event of a structure fire an additional truck company will be required. This will require additional time delays as they are not available in the city. • Water Supply 1000 gal./minute for 1 hour required • Other Resources Police Service 31 • Distance to Police Station ~5 miles • Police Response Time 4-5 minutes (+/- 1 minute higher than average response time in Meridian) • Calls for Service Between 4/1/2018-3/31/2019 PD responded to 154 calls for service within a mile of the proposed development. • % of calls for service split by priority See PD comments in Section VIII. D • Accessibility No issues with access to the proposed site. • Specialty/resource needs No additional resources required. • Crimes 28 • Crashes 3 West Ada School District 34 • Distance (elem, ms, hs) Ponderosa Elementary: +/- 1.7 miles Meridian Middle School: +/- 2.6 miles Meridian High School: +/- 2.4 miles • Capacity of Schools Ponderosa Elementary: 650 students Meridian Middle School: 1,250 students Meridian High School: 2,400 students • # of Students Enrolled Chaparral Elementary: 660 students Meridian Middle School: 1,172 students Meridian High School: 1,913 students Wastewater • Distance to Sewer Services 0 Ft. • Sewer Shed North Black Cat Trunkshed • Estimated Project Sewer ERU’s See application • WRRF Declining Balance 13.69 • Project Consistent with WW Master Plan/Facility Plan Yes • Impacts/Concerns Flow Commitment for Parcel has been updated (6,273 gpm total flow; 185 gpd Infiltration flow). Water • Distance to Water Services 0 Ft. • Pressure Zone 1 • Estimated Project Water ERU’s See application • Water Quality Concerns None Meridian City Council Meeting Agenda July 18, 2019 – Page 45 of 159 Page 4 Description Details Page • Project Consistent with Water Master Plan Yes • Impacts/Concerns Applicant to extend water main north in Puma Ave to connect with water main in White Birch St (assuming they snapped the water main to the centerline instead of water line in White Birch). Show water in White Birch connect to existing water in Black Cat (currently shows connecting to sewer, again probably just snapping to the wrong line in CAD). C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Meridian City Council Meeting Agenda July 18, 2019 – Page 46 of 159 Page 5 III. APPLICANT INFORMATION A. Applicant/Representative: Jane Suggs, WHPacific, Inc. 2141 W. Airport Way, Suite 104 Boise, ID 83705 B. Owners: Sandy Law 4888 W. Cherry Lane Meridian, ID 83642 Kent and Nancy Bleak 4920 W. Cherry Lane Meridian, ID 83642 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 6/28/2019 Radius notification mailed to properties within 300 feet 6/25/2019 Applicant posting 7/8/2019 Nextdoor posting 6/25/2019 V. STAFF ANALYSIS The proposed annexation area is contiguous to City annexed property to the north, south, and east and is within the Area of City Impact Boundary. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Low Density Residential (LDR) – LDR designated areas allow for the development of single- family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of three (3) dwelling units or less per acre. The Applicant requests a “step up” in density to MDR (Medium Density Residential) without an amendment to the Future Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The applicant is proposing 41 building lots and five (5) common lots. The gross density of the proposed development is 4.7 units per acre. In residential areas, the Comprehensive Plan provides for other densities to be considered without requiring an amendment to the FLUM; however, the density can only be changed one “step” (i.e. from low to medium, not low to high). The gross density of the proposed development is 4.7 units per acre which is 1.7 units per acre more than allowed in the LDR Meridian City Council Meeting Agenda July 18, 2019 – Page 47 of 159 Page 6 designation. Additionally, the soon to be adopted Comprehensive Plan update has modified the area in which the subject site is proposed to be medium density residential. Staff is amenable to the request as it is only a slight increase, is consistent with surrounding subdivisions (Burlingame Subdivision to the north and west was granted the step-up), and is supported by the pending Comprehensive Plan update. B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): 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): • “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available to be extended by the developer to the proposed lots with development in accord with UDC 11-3A-21. • “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets).” (3.03.02O) The applicant proposes to stub a local street to the west for future extension should the property to the west redevelop. • “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Staff finds that the existing single-family residential properties to the northwest, south, and east, as well as the church to the north and Montessori school to the west, are compatible with the proposed single-family residential development. • “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed development includes one (1) access via an arterial street (N. Black Cat Rd.), and provides a stub street to the west for future redevelopment; another possible access to an arterial road (W. Cherry Ln.) is not proposed. • “Require usable open space to be incorporated into new residential subdivision plats.” (3.07.02A) The proposed development includes an approximately 28,736 square foot centrally located common area lot with a children’s playground area, picnic area and large open vegetative space for general use. • “Consistent with the Transportation and Land Use Integration Plan, require all new residential neighborhoods to provide sidewalks, curb and gutters, and complete streets.” (3.07.02B) The applicant has proposed a public roadway extending throughout the proposed development and stubbed to the west with five-foot attached sidewalks to increase vehicular and pedestrian connectivity within the proposed development and to a potential future development to the west. C. Existing Structures/Site Improvements: There is one (1) existing home on this site that is not going to be removed and is located on proposed Lot 1, Block 2. The structure proposed to remain is required to meet the setbacks of the R-8 zoning district; any additions to the lot will be subject to R-8 zoning district dimensional standards. The applicant has submitted an exhibit depicting the existing home complying with Meridian City Council Meeting Agenda July 18, 2019 – Page 48 of 159 Page 7 required R-8 dimensional standards within its proposed lot on the preliminary plat (see exhibit VII.E.) Any remaining structures aside from the home on Lot 1, Block 2 shall be removed prior to signature on the final plat by the City Engineer. D. Proposed Use Analysis: The applicant proposes to construct 41 single-family detached dwellings with one (1) existing home to remain at the northwest portion of the site (Lot 1, Block 2), with five (5) common lots. Single-family detached dwellings are listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2. E. Dimensional Standards (UDC 11-2): This development is subject to the R-8 zoning district dimensional standards in UDC Table 11- 2A-6 (see below). Buildable lots range in size from approximately 4,400 square feet to approximately 9,715 square feet, with an average lot size of 5,542 square feet, in accord with the UDC standard of 4,000 square feet per dwelling unit. F. Access (UDC 11-3A-3, 11-3H-4): One (1) access is proposed via N. Black Cat Rd., an arterial street; a stub street (W. White Birch Dr.) is proposed to the property to the west (parcel # S1204449100) for future extension should redevelopment occur. Meridian City Council Meeting Agenda July 18, 2019 – Page 49 of 159 Page 8 The proposed access is consistent with Comprehensive Plan action item #3.06.02D and UDC 11- 3A-3 which restricts access points on arterial streets; only one (1) access is proposed via the arterial street (N. Black Cat Rd.) and local street access is proposed to the property to the west. G. Parking (UDC 11-3C): Off-street parking is required to be provided for single-family dwellings based on the number of bedrooms per unit (i.e. 2, 3 and 4 bedroom units require 4 per dwelling unit with at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pad) in accord with the standards listed in UDC Table 11-3C-6. Two- and three-car garages are proposed with parking pads in front of the garages in accord with UDC standards. H. Pathways ( UDC 11-3A-8): Two (2) segments of the City’s multi-use pathway system are required adjacent to N. Black Cat Rd. and adjacent to W. Cherry Ln. in accord with the Pathways Master Plan and the Comprehensive Plan (action item #5.03.01A). The current plat and landscape plan shall be modified to include the 10-foot multi-use pathway in lieu of the five-foot detached sidewalk shown. Additionally, a 14-foot wide public pedestrian easement is required to be submitted to the Planning Division for the pathway (coordinate details with Kim Warren, Park’s Dept. 208-888-3579). I. Sidewalks (UDC 11-3A-17): Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A five-foot attached sidewalk is proposed along the proposed public roads throughout the subdivision, in accord with UDC standards. A five-foot detached sidewalk is currently proposed along N. Black Cat Rd. and W. Cherry Ln.; the applicant shall revise the plat and landscape plan to depict the City’s ten-foot multi-use pathway in accord with the Pathways Master Plan and Comprehensive Plan. Coordination will also be required with ACHD to ensure the plans approved by ACHD includes the 10-foot wide multi-use pathways as required by the City. J. Landscaping (UDC 11-3B): The applicant has proposed to construct a 25-foot wide landscape buffer adjacent to W. Cherry Lane and N. Black Cat Rd., located outside of the approximately 50-foot right-of-way (ROW) for the expansion of both arterial roadways. There is approximately 5-15 additional feet that shall be improved with grass along N. Black Cat Rd. and W. Cherry Ln., until ACHD purchases it for the widening of each road. The future ROW along N. Black Cat Rd. and W. Cherry Ln. shall be improved with vegetative groundcover with a 10-foot gravel shoulder permitted, per the standards in UDC 11-3B-7C.5. Common open space areas are required to be landscaped in accord with the standards listed in UDC 11-3G-3E as proposed. The current landscape plan depicts stormwater detention within the proposed central open space lot. The applicant shall redesign their stormwater drainage system to allow for more usable open space in compliance with UDC 11-3G-3E. Stormwater swales shall be designed in accord with the standards in UDC 11-3B-11. Prior to the Commission hearing, the applicant should provide a detail of the swales to ensure there is adequate open space for residents to recreate. Mitigation is required for all existing healthy trees 4” caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accord with UDC 11-3B-10C.5. The applicant shall coordinate with the City Arborist, Elroy Huff, to confirm mitigation requirements. Meridian City Council Meeting Agenda July 18, 2019 – Page 50 of 159 Page 9 K. Qualified Open Space (UDC 11-3G): A minimum of 10% (.88 acres) qualified open space is required; a total of 1.01 acres (or approximately 11.5%) is proposed consisting of an approximately 23,000 square foot centrally located open space, a micropathway connecting north to south, and an open water pond. The open space exhibit shows the entirety (7,190 square feet) of Lot 5, Block 1 as qualified open space; the lot includes an access pathway that does not qualify as open space. The qualified open space exhibit shall be modified to reflect UDC standards and the applicant shall demonstrate that the minimum 10% is still met. As mentioned in item J above, the applicant should redesign the stormwater swales to allow for more usable open space. L. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) qualified site amenity is required; the applicant has proposed amenities from each of the three (3) categories (i.e. quality of life, recreation, and pedestrian or bicycle circulation system) as follows: a children’s play structure, segment of the multi-use pathway, and a micropathway. With the final plat application, the applicant shall submit a detail of the children’s play equipment. Staff finds that the emergency access lane located on Lot 8, Block 2 has the potential to be utilized as a micropathway should the design be revised. The access is currently depicted as a 20- foot wide asphalt drive with four-foot solid fencing on either side. The aesthetics of the access would be improved if the lot was landscaped to the standards of a micropathway, UDC 11-3B-12. In addition, this would also allow the applicant to count the lot towards the development’s qualified open space. Lot 8, Block 2 shall be widened to a total width of 30-feet. Five-feet of landscaping shall be added to either side in accord with the pathway landscaping standards of UDC 11-3B-12. The applicant shall also coordinate with the Meridian Fire Department on any specific design requirements. M. Open Water Ponds (11-3G-3B.8) An irrigation pond is proposed on Lot 5, Block 1. Aesthetically designed open water ponds may comprise up to 25% of a required open space area. The proposed pond currently measures at approximately 27% (2,400 square feet of the 8,800 square foot lot) and shall be modified to reflect UDC standards. All ponds with a permanent water level are required to have recirculated water and be maintained such that it doesn’t become a mosquito breeding ground. N. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation (PI) system is required to be provided for each lot within the development. The current proposal depicts the PI pump station within a common lot (Lot 5, Block 1). O. 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. P. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is proposed within the development as depicted on the landscape plan. Six-foot tall closed vision fencing is proposed at the rear of building lots along the perimeter of the subdivision and adjacent to an existing church and subdivision to the north and Montessori school to the west. Four-foot solid vinyl fencing is proposed along the emergency access to W. Cherry Lane and to the common lots in the subdivision, in compliance with UDC standards. Meridian City Council Meeting Agenda July 18, 2019 – Page 51 of 159 Page 10 Q. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the future homes within this development. Building materials consist of stucco, hardy plank and board-and-batten siding with some stone accents (see Exhibit VII.F). Because the rear and/or sides of two-story homes will be highly visible from the arterial streets (W. Cherry Ln. and N. Black Cat Rd.), staff recommends articulation is incorporated through changes in two(2) or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. VI. DECISION A. Staff: The legal description submitted with the annexation application shows the boundaries of the property contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The proposed gross density (4.7 units/acre) of the subdivision is slightly higher that that desired in LDR designated areas; however the applicant’s request for a “step up” in density is consistent with pending Comprehensive Plan FLUM changes and is consistent with existing subdivisions in the area. Common open space and site amenities are centrally located within the development and meet the minimum required standards. For these reasons, staff recommends approval of the proposed “step up” in density and the AZ and PP applications with the requirement of a Development Agreement per the provisions in Section VIII. Meridian City Council Meeting Agenda July 18, 2019 – Page 52 of 159 Page 11 VII. EXHIBITS A. Annexation and Zoning Legal Description and Exhibit Map Meridian City Council Meeting Agenda July 18, 2019 – Page 53 of 159 Page 12 Meridian City Council Meeting Agenda July 18, 2019 – Page 54 of 159 Page 13 Meridian City Council Meeting Agenda July 18, 2019 – Page 55 of 159 Page 14 Meridian City Council Meeting Agenda July 18, 2019 – Page 56 of 159 Page 15 B. Preliminary Plat (date: 5/21/2019) Meridian City Council Meeting Agenda July 18, 2019 – Page 57 of 159 Page 16 C. Landscape Plan (date: 5/10/2019) Meridian City Council Meeting Agenda July 18, 2019 – Page 58 of 159 Page 17 Meridian City Council Meeting Agenda July 18, 2019 – Page 59 of 159 Page 18 D. Qualified Open Space Exhibit Meridian City Council Meeting Agenda July 18, 2019 – Page 60 of 159 Page 19 E. Existing Home Exhibit Meridian City Council Meeting Agenda July 18, 2019 – Page 61 of 159 Page 20 F. Building Elevations Meridian City Council Meeting Agenda July 18, 2019 – Page 62 of 159 Page 21 Meridian City Council Meeting Agenda July 18, 2019 – Page 63 of 159 Page 22 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. 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. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations included in Section VII and the provisions contained herein. b. The existing home proposed to be retained on Lot 1, Block 2 shall hook up to City water and sewer service within 60 days of it becoming available as set forth in UDC 9-1-4 and 9-4-8. The street address of this home will change as a result of this development. c. The rear and/or sides of two-story homes on Lot 11, Block 1 and Lots 7, 9-22, Block 2 that are visible from the arterial street (W. Cherry Ln. and N. Black Cat Rd.) are required to incorporate articulation through changes in two (2) 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 public street. Single-story structures are exempt from this requirement. 2. The preliminary plat included in Section VII.B, shall be revised as follows: a. Depict the City’s ten-foot multi-use pathway and record a public use easement adjacent to N. Black Cat Rd. and W. Cherry Ln. in accord with the Pathways Master Plan and Comprehensive Plan. b. Lot 8, Block 2 shall be widened to a total width of 30-feet, with five-feet of landscaping on either side of the emergency access in accord with the pathway landscaping standards of UDC 11-3B-12. Meridian City Council Meeting Agenda July 18, 2019 – Page 64 of 159 Page 23 3. The landscape plan included in Section VII.C shall be revised as follows: a. Modify the proposed pond to comprise a maximum of 25% of Lot 5, Block 1 in accord with UDC 11-3G-38. All ponds with a permanent water level are required to have recirculated water and be maintained such that it does not become a mosquito breeding ground in accord with UDC 11-3G-3B.8. b. Modify the stormwater drainage system to allow for more useable open space in compliance with UDC 11-3G-3E. Stormwater swales shall be designed in accord with the standards in UDC 11-3B-11. Prior to the Commission hearing, the applicant should provide a detail of the swales to ensure there is adequate open space for residents to recreate. c. Depict the City’s ten-foot multi-use pathway and record a public use easement adjacent to N. Black Cat Rd. and W. Cherry Ln. in accord with the Pathways Master Plan and Comprehensive Plan. d. Modify the emergency access to include five-feet of landscaping on either side in accord with UDC 11-3B-12. e. The applicant shall coordinate removal of any existing trees with the City Arborist, Elroy Huff, at 208-888-3579 and include a tree mitigation plan with the final plat application. f. With the submittal of the final plat application, the applicant shall provide a detail of the proposed children’s play structure. 4. Any remaining structures outside of Lot 1, Block 2 should be removed prior to signature on the final plat by the City Engineer. 5. Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2A-5. 6. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15, UDC 11-3B-6 and MCC 9-1-28. 7. Comply with the sidewalk standards as set forth in UDC 11-3A-17. 8. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 9. Construct storm water integration facilities that meet the standards as set forth in UDC 11- 3B-11C. 10. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 11. Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 12. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. Meridian City Council Meeting Agenda July 18, 2019 – Page 65 of 159 Page 24 13. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 14. The project is subject to all current City of Meridian ordinances. 15. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 16. The applicant shall have an ongoing obligation to maintain all pathways. 17. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 18. The applicant, property owner, and/or managing body shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11-3A-3. 19. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 20. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 21. The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 22. The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 23. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 1.2 The street address of the existing home that is to remain will be changed as part of the development process. 1.3 Applicant to extend water north in Puma Ave to connect with water main in White Birch Street (assuming they snapped the water main to the centerline instead of water line in White Birch). Show water in White Birch connect to existing water main in Black Cat (currently shows connecting to sewer, again probably just snapping to the wrong line in CAD). An 8-inch diameter water main shall also be required through Lot 8, Block 2 to connect the development to the existing water main in W. Cherry Lane. Meridian City Council Meeting Agenda July 18, 2019 – Page 66 of 159 Page 25 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. Meridian City Council Meeting Agenda July 18, 2019 – Page 67 of 159 Page 26 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Meridian City Council Meeting Agenda July 18, 2019 – Page 68 of 159 Page 27 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Meridian City Council Meeting Agenda July 18, 2019 – Page 69 of 159 Page 28 C. FIRE DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/173143/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 70 of 159 Page 29 Meridian City Council Meeting Agenda July 18, 2019 – Page 71 of 159 Page 30 Meridian City Council Meeting Agenda July 18, 2019 – Page 72 of 159 Page 31 D. POLICE DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/173982/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 73 of 159 Page 32 Meridian City Council Meeting Agenda July 18, 2019 – Page 74 of 159 Page 33 E. SETTLERS IRRIGATION DISTRICT http://weblink.meridiancity.org/WebLink8/0/doc/172934/Page1.aspx F. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID) http://weblink.meridiancity.org/WebLink8/0/doc/173963/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 75 of 159 Page 34 G. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/WebLink8/0/doc/174253/Page1.aspx H. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/WebLink8/0/doc/173131/Page1.aspx I. WEST ADA SCHOOL DISTRICT (WASD) http://weblink.meridiancity.org/WebLink8/0/doc/174251/Page1.aspx J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/WebLink8/0/doc/173153/Page1.aspx K. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/WebLink8/0/doc/173894/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 76 of 159 Page 35 IX. FINDINGS A. Annexation and/or Rezone Findings (UDC 11-5B-3.E) 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, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant proposes to annex and zone 8.79 acres of land for the development of single- family detached homes at a gross density of 4.7 units per acre. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan if a “step up” in density is approved by the City Council as requested by the Applicant. (see Section VII above for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the developer. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services within the City. 5. The annexation is in the best of interest of the City. Staff finds annexing the subject 8.79 acre property is in the best interest of the City if the development complies with the development agreement provisions and conditions of approval in this report. B. Preliminary Plat Findings (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008); Staff finds that the proposed plat is in conformance with the Comprehensive plan if the development complies with the development agreement provisions and conditions of approval in this report. (Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information.) Meridian City Council Meeting Agenda July 18, 2019 – Page 77 of 159 Page 36 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are available and are adequate to serve the proposed development. (See Section VIII.B of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Based on comments from public service providers (i.e., Police, Fire, ACHD, etc.) in Section VIII, Staff finds there is public financial capability of supporting services for the proposed development. (See Section VIII for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission’s or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that need to be preserved. Meridian City Council Meeting Agenda July 18, 2019 – Page 78 of 159 wi fLicy► mcEcan h/4'fllbrae Subdovosion Planning meeting ?3vaw4at�cw After reviewing the ACHD Service level Study and speaking with Ryan Head, the Head Planner at ACRD, several items need to be altered or removed to make this report accurate. A summary of factual findings are as follows: 1. The Black Cat / Cherry intersection will be over maximum capacity when the Burlingame and Millbrae subdivisions are completed and houses sold. This does not include the land for auction on Cherry Lane or the fact that road counts were done prior to the completion of St. Luke's Hospital. These modifications to the SLS counts were calculated using ACHD standards and data. 2. The road and intersection improvements mentioned in this report have been deferred for at least 10 years, as stated by Ryan Head. There will be no timely road improvements based on the current plan. Unless improvements are made to Black Cat Road North and South of the Subdivision entrance including a center -lane, and at the North and South intersection point at Cherry Ln, the surrounding community will be materially, adversely affected. Because of these overwhelming facts, there will be an appeal of the ACHD Service Level Study as it is written. There is a remedy that would benefit the Developer, the future home owners, and the surrounding community. ACHD is willing to entertain doing a DevOoper Cooperative, which will allow the necessary road improvements to be done and paid for out of future assessments that the Developers in the area will be paying at the time of development. The second issue with the Millbrae Subdivision proposal is the timing of the zoning change request. The Meridian Comprehensive Plan meeting is August 5, a very short time from now. It would make sense to wait for what develops from the Comprehensive Plan meeting. I encourage this committee to spend the time to explore our options regarding doing a Devel [per Cooperative to get the road improvements completed at the time of the project. The property owner of this project wants a new Comprehensive Plan for our great city of Meridian. Let's do it right and make it happen. ACHD Service Level Study • Findings of Fact 4. Burlingame Subdivision, a residential subdivision consisting of 74 buildable lots is located west of this site and was approved by ACHD in September of 2018. • Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 387 additional vehicle trips per day; 41 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 24 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) (Definitions "E" =Level of Service (i.e. Maximum Capacity) at 100% Acceptable level of service for a five - lane principal arterial is " E" ( 1, 780 VPH). (2) Acceptable level of service for a two- lane minor arterial is " E" ( 575 VPH). (2) (This is based on Current Traffic and not the addition of Subdivisions. See traffic Counts (3) Traffic Counts STREETS LOCATION PM Peak Existing DIRECTION Functional PM Peak Hour PM PEAK Roadway Frontage Hour Level Plus Classification Traffic Count CHERRY LN RD Meridian 8/8/2018 8851 of Service Project 61S- Principal Better than Better Cherry Ln WB "E" than feet Arterial "Ell 488- Minor Better than Better Black Catthan 465 Approach & Total feet Arterial "E" „E„ (Definitions "E" =Level of Service (i.e. Maximum Capacity) at 100% Acceptable level of service for a five - lane principal arterial is " E" ( 1, 780 VPH). (2) Acceptable level of service for a two- lane minor arterial is " E" ( 575 VPH). (2) (This is based on Current Traffic and not the addition of Subdivisions. See traffic Counts (3) Traffic Counts STREETS LOCATION CITY DATE 24 HR COUNT DIRECTION AM PEAK PM PEAK EAST OF BLACK CAT CHERRY LN RD Meridian 8/8/2018 8851 EB 480 313 Approach & Total WB 147 608 BLACK CAT NORTH OF CHERRY RD LN Meridian 2/7/2018 7047 NB 195 465 Approach & Total SB 399 280 Additions Traffic from future and proposed subdivisions (3) Additional Additional Subdivision Homes PM peak 24 HR hour COUNT Burlingame 74 74 698 Millbrae 41 41 387 Total Peak of 115. Recalculated Traffic Count is based on Vehicles per hour (VPH) Including New and Proposed Subdivisions as designated by ACHD report. (2) Acceptable level of service for a five - lane principal arterial is " E" ( 1, 780 VPH). (2) Acceptable level of service for a two- lane minor arterial is " E" ( 575 VPH). (2) 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): (2) • Black Cat Road is listed in the CIP to be widened to 5 -lanes from Ustick Road to Franklin Road between 2021 and 2025. • The intersection of Black Cat Road and Cherry Lane is listed in the CIP to be widened to 5 - lanes on the north leg, 6 -lanes on the south, 5 -lanes east, and 4 -lanes on the west leg, and signalized between 2021 and 2025. The 2019-2023 Integrated Five -Year Work Program (IFYWP) on the ACHD site does not mention any work for the intersection of Black Cat & Cherry. Nor does the Intersection Projects or improvements from Ustick Road to Franklin Road on Black Cat. (1) In speaking with Ryan Head, the Head Planner at ACHD, these project will not be done for at least 10 years. The Over Max Intersection issue would most likely be resolved by: • Extending the Left Turn Lane on S Black Cat Intersection to 500 ft. • Create a Center Lane on N Black Cat extending North 500 ft from Subdivision entrance with the South end of the center lane used as a Left Turn Lane. Reference 1. https://www.achdidaho.org/Documents/IFYWP/2019 2023/Intersection 19231FYWP.pdf https://achd.maps.arcgis.com/apps/MapSeries/index.html?appid=7c8aa5d33c554f5181340d5be044c20b 2. ACHD Millbrae Subdivision/ MPP19- 0017/ H- 2019-006 Report 3. Traffic Counts https://www.achdidaho.org/Departments/Engineering/Traffic/trafficCounts.aspx PM Peak Existing Functional PM Peak Hour Roadway Frontage Hour Level Plus Classification Traffic Count of Service Project 615- Principal Better than Cherry Ln feet Arterial "E" 488- Minor Over "E" Black Cat feet Arterial (Max) Acceptable level of service for a five - lane principal arterial is " E" ( 1, 780 VPH). (2) Acceptable level of service for a two- lane minor arterial is " E" ( 575 VPH). (2) 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): (2) • Black Cat Road is listed in the CIP to be widened to 5 -lanes from Ustick Road to Franklin Road between 2021 and 2025. • The intersection of Black Cat Road and Cherry Lane is listed in the CIP to be widened to 5 - lanes on the north leg, 6 -lanes on the south, 5 -lanes east, and 4 -lanes on the west leg, and signalized between 2021 and 2025. The 2019-2023 Integrated Five -Year Work Program (IFYWP) on the ACHD site does not mention any work for the intersection of Black Cat & Cherry. Nor does the Intersection Projects or improvements from Ustick Road to Franklin Road on Black Cat. (1) In speaking with Ryan Head, the Head Planner at ACHD, these project will not be done for at least 10 years. The Over Max Intersection issue would most likely be resolved by: • Extending the Left Turn Lane on S Black Cat Intersection to 500 ft. • Create a Center Lane on N Black Cat extending North 500 ft from Subdivision entrance with the South end of the center lane used as a Left Turn Lane. Reference 1. https://www.achdidaho.org/Documents/IFYWP/2019 2023/Intersection 19231FYWP.pdf https://achd.maps.arcgis.com/apps/MapSeries/index.html?appid=7c8aa5d33c554f5181340d5be044c20b 2. ACHD Millbrae Subdivision/ MPP19- 0017/ H- 2019-006 Report 3. Traffic Counts https://www.achdidaho.org/Departments/Engineering/Traffic/trafficCounts.aspx Millbrae Subdivision Meridian Planning and Zoning Commission July 18, 2019 C/rE IDIANIS3- PLANNING AND ZONING COMMISSION MEETING AGENDA July 18, 2019 Agenda Item Number: 4 B Item Title: Public Hearing Continued from June 20, 2019 for Sliver Springs (H-2019-0058) By Tall Timber Consulting and Todd Campbell Construction Inc. Located at 1035, 1157, 805, and 905 E. McMillan Rd. 1. Request: Annexation and Zoning of 5.19 Acres of Land with an R-4 Zoning District. 2. Request: Preliminary Plat Consisting of 57 Buildings Lots and 6 Common Lots on 19.74 Acres of Land in the R-4 Zoning District. Meeting Notes: !"##$%& ' ! ! () *$$+%$ ,$( -( ../0 !!" ! #$%&$&'%( ! " ") #$%&$&'%( 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/18/2019 Hearing Type: PZ Item Number: 4-B Project Name: Silver Springs Project No.: H-2019-0058 Active: ❑ There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2019 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=280 7/22/2019 3DJH +($5,1* '$7( -XO\ &RQWLQXHGIURP-XQH 723ODQQLQJ =RQLQJ&RPPLVVLRQ )5206RQ\D$OOHQ$VVRFLDWH3ODQQHU %UXFH)UHFNOHWRQ'HYHORSPHQW 6HUYLFHV0DQDJHU 68%-(&7+ 6LOYHU6SULQJV /2&$7,21 (0F0LOODQ5G ,352-(&7'(6&5,37,21 $QQH[DWLRQ ]RQLQJRIDFUHVRIODQGZLWKDQ5]RQLQJGLVWULFWDQG3UHOLPLQDU\3ODW FRQVLVWLQJRIVLQJOHIDPLO\UHVLGHQWLDOEXLOGLQJORWVDQGFRPPRQORWVRQDFUHVRIODQGLQ WKH5]RQLQJGLVWULFW 67$))5(3257 &20081,7<'(9(/230(17'(3$570(17 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI Page 2 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 19.81 Future Land Use Designation LDR Existing Land Use There are existing single-family homes & accessory structures on each of the existing lots and a landscape business on the far east lot Proposed Land Use(s) Single-family residential Current Zoning R-4 and RUT in Ada County Proposed Zoning R-4 Lots (# and type; bldg/common) 57 SFR building/6 common Phasing plan (# of phases) Yes; 2 phases Number of Residential Units (type of units) 57 (detached SFR) Density (gross & net) 2.89 units/acre (gross); 3.79 (net) Open Space (acres, total [%] / buffer / qualified) See Analysis, Section V.3 Amenities Children’s play structure and pedestrian pathway to school Physical Features (waterways, hazards, flood plain, hillside) None Neighborhood meeting date; # of attendees: April 2, 2019; 25 attendees History (previous approvals) Lots 1, 2 & 4, Crestwood Subdivision (platted in Ada County); AZ-06-029 (Ord. 06-1271, Silversprings – no Development Agreement), PP-06-029, FP-06-049 (plat expired); AZ-06-056 (Ord. 07-1295, Clearsprings – no Development Agreement), PP-06-054 (plat expired) Meridian City Council Meeting Agenda July 18, 2019 – Page 81 of 159 Page 3 B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) No  Requires ACHD Commission Action (yes/no) No Fire Service  Distance to Fire Station 1.2 miles from Fire Station #3 (can meet the response time requirements)  Fire Response Time 3 minutes under ideal conditions  Resource Reliability 82% from Fire Station #3 – does not meet the target goal of 85% or greater  Risk Identification 2 (residential with hazards); see comments in Section VIII.C  Accessibility Meets requirements; see additional comments in Section VIII.C  Special/resource needs Doesn’t require an aerial device  Water Supply Requires 1,000 gallons per minute for 1 hour (may be less if building is sprinklered)  Other Resources NA Police Service  Distance to Police Station 3.7 miles  Police Response Time See comments in Section VIII.D  Calls for Service 485  Accessibility  Specialty/resourc e needs  Crimes 97  Crashes 34 West Ada School District  Distance (elem, ms, hs) Prospect Elementary – 0.6 mile; Heritage Middle School – 0.8 mile; Rocky Mountain High School – 2.2 miles  Capacity of Schools Prospect Elementary 650; Heritage Middle School 1,000; Rocky Mountain High School 1,800  # of Students Enrolled Prospect Elementary 733; Heritage Middle School 1,254; Rocky Mountain High School 1,800  Anticipated school aged children generated by this development 46 Wastewater Meridian City Council Meeting Agenda July 18, 2019 – Page 82 of 159 Page 4  Distance to Sewer Services 0-feet  Sewer Shed White Drain Trunkshed  Estimated Project Sewer ERU’s See application  WRRF Declining Balance 13.68 MGD  Project Consistent with WW Master Plan/Facili ty Plan Yes  Impacts & Concerns Flows have already been committed. Applicant to ensure water and sewer services meet separation requirements. Water  Distance to Water Services 0-feet  Pressure Zone 2  Estimated Project Water ERU’s See application  Water Quality Concerns None  Project Consistent with Water Master Plan Yes  Impacts & Concerns None Wastewater  Distance to Sewer Services 0-feet  Sewer Shed White Drain Trunkshed  Estimated Project Sewer ERU’s See application  WRRF Declining Balance 13.68 MGD  Project Consistent with WW Master Yes Meridian City Council Meeting Agenda July 18, 2019 – Page 83 of 159 Page 5 C. Project Area Maps Plan/Facility Plan  Impacts & Concerns Flows have already been committed. Applicant to ensure water and sewer services meet separation requirements. Water  Distance to Water Services 0-feet  Pressure Zone 2  Estimated Project Water ERU’s See application  Water Quality Concerns None  Project Consistent with Water Master Plan Yes  Impacts & Concerns None Future Land Use Map Aerial Map Meridian City Council Meeting Agenda July 18, 2019 – Page 84 of 159 Page 6 III. APPLICANT INFORMATION A. Applicants: Tall Timber Consulting, LLC – 14254 W. Battenberg Dr., Boise, ID 83713 Todd Campbell Construction, Inc. – PO Box 140298, Boise, ID 83714 B. Owners: Leigh & Donna Brinkerhoff – 805 E. McMillan Rd., Meridian, ID 83642 Todd Campbell Construction, Inc. & Boos Homes, Inc. – PO Box 140298, Boise, ID 83714 Boyd Hill – 1035 E. McMillan Rd., Meridian, ID 83642 David Meyers – 1157 E. McMillan Rd., Meridian, ID 83642 C. Representative: Dave Yorgason, Tall Timber Consulting, LLC – 14254 W. Battenberg Dr., Boise, ID 83713 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 5/31/2019 Radius notification mailed to properties within 300 feet 5/28/2019 Public hearing notice sign posted on site 6/7/2019 Nextdoor posting 5/28/2019 Zoning Map Planned Development Meridian City Council Meeting Agenda July 18, 2019 – Page 85 of 159 Page 7 V. STAFF ANALYSIS Per the Comprehensive Plan (Comprehensive Plan, pg. 20), the purpose of LDR designated areas is to allow for the development of single-family homes on large lots where urban services are provided at gross densities of 3 dwelling units or less per acre. The Applicant proposes to develop the annexation area with 15 new single-family residential detached homes, in additional to the existing home, at a gross density of 3.2 units per acre. The overall density for the development is 2.89 units per acre consistent with the LDR FLUM designation. 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):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The larger lot sizes and low density proposed within this development will contribute to the diversity in housing types in this area. Staff is unaware if the proposed units will be owner occupied or rental units.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development will provide housing options in close proximity to the employment and shopping center uses along the Eagle Rd. corridor to the east.  “Require open space areas within all development.” (6.01.01A) Qualified open space is required to be provided in accord with the minimum standards listed in UDC 11-3G-3.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) The proposed development is contiguous to the City and urban services can be provided to this development.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) One (1) public street access is proposed via E. McMillan Rd. along the project’s north boundary. One of the existing homes proposed to remain on a lot in the proposed subdivision proposes to retain its two (2) driveways via McMillan; a Council waiver to UDC 11-3A-3 is necessary for these access driveways to remain.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) A pathway connection is required to the school site to the south which will promote connectivity between the neighborhood and the school. A. ANNEXATION & ZONING The applicant requests annexation and zoning of 5.19 acres of land with an R-4 zoning district consistent with the Low Density Residential (LDR) Future Land Use Map (FLUM) designation for this site. The Applicant requests a Development Agreement than encompasses the entire development area and not just the annexation area. This parcel is currently zoned RUT in Ada County and is platted as Lot 4, Crestwood Subdivision No. 1 and is at the east boundary of the proposed subdivision. The remainder of the site (Lots 1-3, Block 1 Crestwood Subdivision No. 1) was previously annexed and zoned R-4 in 2006 (#AZ-06- 029 and #AZ-06-054). Meridian City Council Meeting Agenda July 18, 2019 – Page 86 of 159 Page 8 The proposed annexation area is contiguous to City annexed property to the west, south and northeast and is within the Area of City Impact Boundary (AOCI). A legal description for the annexation area is included in Section VII.A. There is currently an existing landscape business operating on this parcel, which is proposed to temporarily continue operations until such time as they can sell off existing inventory. The applicant recently received approval from Ada County on June 6, 2019 to renew their conditional use permit (#201900675 CU-MSP, David Meyers) to continue operating a “contractor’s yard of shop” in a residential district for an additional five years per the conditions of approval (see letter in Section VII.F). The Applicant requests Council approval of a provision in the Development Agreement that allows the use to continue temporarily until December 31, 2022, at the latest. The existing use is classified as a nursery or urban farm/contractor’s yard in the UDC, which is a prohibited use in the proposed R-4 zoning district; the existing residential use is an allowed use and is a principal permitted use in the City. Because the landscape business is currently legally operating in the County, it would be considered a non-conforming use in the City. As such, the use may continue, if deemed appropriate by City Council, as long as it remains lawful and is not expanded or extended, subject to the provisions listed in UDC 11- 1B-4A. As discussed with the Applicant at the pre-application meeting, Staff is not in support of the existing use continuing operation in the City as a non-conforming use for the following reasons: 1) the use is commercial/industrial in nature and is not an allowed use in the R-4 zoning district; 2) the use is not compatible with the proposed residential uses; 2) any code enforcement issues would be the responsibility of the City; 3) it’s difficult to track sunset clauses in Development Agreements and if the use has not concluded by the sunset date, it becomes the City’s responsibility for enforcement. Therefore, Staff recommends denial of the proposed annexation of this parcel as it’s Staff’s opinion that it’s not in the best interest of the City to annex the property at this time. If Commission/Council determines it is in the best interest to annex the property at this time as proposed by the Applicant, Staff recommends the project is continued to a subsequent hearing date in order for Staff to prepare recommended Development Agreement provisions related to the existing use and for the Applicant to submit a copy of the site plan approved by Ada County. On June 20th, the Commission directed Staff to prepare recommended Development Agreement provisions for Commission’s review and consideration pertaining to the Annexation request. If Commission/Council agrees with Staff’s recommendation, Staff recommends the project is continued to a subsequent hearing date in order for the Applicant to submit a revised preliminary plat that excludes the subject annexation area. B. PRELIMINARY PLAT The proposed preliminary plat is a re-subdivision of Lots 1-4, Block 1, Crestwood Subdivision No. 1 and consists of 57 single-family residential building lots and 6 common lots on 19.74 acres of land in the (existing and proposed) R-4 zoning district. Existing Structures/Site Improvements: There are four (4) existing homes and accessory structures on this site that are proposed to remain on Lots 3 & 1413, Block 1 and Lots 12 & 23, Block 3; all other accessory structures are proposed to be removed. Any structures that don’t meet the dimensional standards of the R-4 district in UDC Table 11-2A-5 will need to be removed prior to signature on the final plat by the City Meridian City Council Meeting Agenda July 18, 2019 – Page 87 of 159 Page 9 Engineer for the phase in which they are located; or, the plat will need to be revised to comply with the minimum setback requirements. Dimensional Standards (UDC 11-2A-5): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. The street frontage for Lots 10-12, 14, 17 and 18, Block 1; and Lots 10-11 12, 22 and 24 26, Block 3 do not meet the minimum required of 30 feet (60’ for Lot 26, Block 3) as set forth in UDC 11- 2A-3B; the plat should be revised accordingly (common driveways may be an alternative). If common driveways are proposed for access to some of these lots they should be located within common lots with a note stating which lots will be accessed via the common driveway(s), Subdivision Design & Improvement Standards (UDC 11-6C-3): The proposed subdivision is required to be designed and improved per the standards listed in UDC 11-6C-3 which include but are not limited to streets, driveways, common driveways, easements, and block face. Cul-de-sac: The proposed cul-de-sac (E. Territory St./N. Legacy Woods Pl.) on the west end of the site appears to exceeds 450’ in length which is the maximum allowed length; the plat should be revised accordingly. The UDC does not allow for deviation from this standard. Block face: The face of Block 1 on the south side of E. Territory St. exceeds the maximum block length allowed of 750’; if a pathway is included in Lot 25, Block 1, the allowable block face may be extended up to 1,000 feet – revise landscape plan to include a pathway. Otherwise, tThe revised plat complies with the standards in UDC 11-6C-3. Common Driveways: An exhibit is required to be submitted with the final plat application(s) that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren’t taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s) is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways for emergency wayfinding purposes. Phasing Plan: The subdivision is proposed to develop in 2 phases with the northern portion of Lot 4, Crestwood Subdivision No. 1 where the landscape business is located developing last. Access (UDC 11-3A-3)/Streets: One access is proposed for the development via E. McMillan Rd. North Mooney Falls Way, a local street, at the southern boundary of the site is proposed to be extended with development and a stub street (E. Territory St.) is proposed to the east for future extension. There is a 50-foot wide ingress/egress easement depicted on the Cobre Basin Subdivision No. 1 plat to this parcel from N. Red Horse Way across the common lot that abuts this site. However, ACHD is not requiring this access to be utilized because it was never dedicated to the Meridian City Council Meeting Agenda July 18, 2019 – Page 88 of 159 Page 10 public/ACHD and the Copper Basin Homeowner’s Association is unwilling to allow public access. Currently, the 4 existing homes all have direct lot access via E. McMillan Rd., an arterial street. All of the homes are proposing to take access internally from local streets within the proposed subdivision except for the property at 1035 E. McMillan (proposed Lot 12, Block 3), which proposes to retain their (2) driveway accesses and existing address on McMillan (see aerial photo below). UDC 11-3A-3 requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial street and requires access to be taken from the local street unless otherwise waived by City Council. Therefore, Council approval of a waiver is necessary to retain this access (es); otherwise, the access driveways via McMillan should be removed and access taken internally. If Council approves a waiver for access, the existing address should remain the same. Traffic: A Traffic Impact Study was not required by ACHD for the proposed development. A center turn lane is required on E. McMillan Rd. for the proposed public street. ITD submitted comments stating they have a project programmed to widen US 20-26 to mitigate existing congestion. Pathways (UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s) in accord with the standards listed in UDC 11 -3B- 12C. Staff recommends a pathway connection is provided to the sidewalk along McMillan Rd. on the east end of the development in Block 3 to provide more pedestrian connectivity; this can toward qualified open space. This is depicted on the revised plat in Section VII.B. Sidewalks (UDC 11-3A-17): Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along all collector and arterial streets; and Garage McMillan Rd. Meridian City Council Meeting Agenda July 18, 2019 – Page 89 of 159 Page 11 minimum 5-foot wide attached (or detached) sidewalks are required along local streets as proposed. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A- 17E. Eight-foot wide parkways are proposed along internal local streets with Class I and II trees; Class I trees (i.e. skyline honey locust) are not allowed unless the parkway is widened to 10’ – a Class II tree should be substituted or the parkway should be widened to 10’ to comply with UDC standards. Landscaping (UDC 11-3B): Street buffer landscaping is required to be provided in accord with the standards listed in UDC 11-3B-7C. Per UDC Table 11-2A-5 for the R-4 zoning district, a 25-foot wide buffer is required adjacent to E. McMillan Rd., an arterial street. Landscaping is required along each side of the pathway required on Lot 25, Block 1 in accord with the standards listed in UDC 11-3B-12C; the common lot should be widened an additional 5 feet to allow for trees to be planted outside of the easement area or alternative compliance may be requested as set forth in UDC 11-5B-5. Shown on revised plan. In the Landscape Requirements table, include the total linear feet of parkways, minus 26’ for the curb cut area for the width of each driveway, as set forth in UDC 11-3G-3B.5c, and the required number of parkway trees along with the number of trees provided. Also, include the total square footage of open space/common lots and the required number of trees along with the number of trees provided. Qualified Open Space (UDC 11-3G): Based on the overall development area (minus 4’ ROW dedication) which consists of 19.7461 acres of land, a minimum of 10% or 1.976 acres of qualified open space is required to be provided within the development per the standards listed in UDC 11-3G-3B. A revised qualified open space exhibit was submitted as shown in Section VII.D that depicts 1.976 acres (or 10%) of open space consisting of half the street buffer along E. McMillan Rd., the large common area (125’ x 184’1/2 acre +/-) on Lot 6, Block 3, common area on Lot 14, Block 1, and common areas where a pathways will be provided on Lot 25, Block 1 and Lot 26, Block 3, in accord with the minimum UDC standards. and a small common area on Lot 13, Block 1. Because the common area on Lot 13, Block 1 is smaller than 50’ x 100’ in area, contains no amenity and is located at the far west side of the development at the end of a cul-de-sac and not central to the development, it does not qualify toward the minimum open space requirement. Staff recommends an additional 2,447.25 square feet of common area is provided elsewhere (i.e. added to Lot 6, Block 3 or Lot 25, Block 1) to comply with the minimum standards; Lot 13, Block 1 may be absorbed into the adjacent building lot (Lot 14, Block 1) or may remain. The Applicant should submit a revised qualified open space exhibit, preliminary plat and landscape plan that complies with the minimum open space standards prior to the City Council hearing. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) qualified site amenity is required to be provided for this development based on the size of the development (i.e. 19.74 acres). The Applicant proposes a children’s play structure and micro-path to the school site to the south as amenities in accord with UDC standards (see detail of play equipment in Section VII.D). Existing Trees: Mitigation is required for all existing trees 4” caliper or greater (except for those noted that don’t require mitigation) that are removed from the site with equal replacement of the Meridian City Council Meeting Agenda July 18, 2019 – Page 90 of 159 Page 12 total calipers lost on site as set forth in UDC 11-3B-10C.5. Existing trees that are retained or relocated on site may count toward the required landscaping; mitigation trees are in addition to all other landscaping. There are many existing trees on this site that are proposed to be removed that require mitigation (i.e. 294 caliper inches) and also many that are proposed to be retained (i.e. 1,156 caliper inches). Waterways (UDC 11-3A-6): There are no major waterways that traverse this site. Any irrigation ditches should comply with the standards listed in UDC 11-3A-6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. Four-foot tall closed vision fencing with 2-foot slatted vinyl on top is proposed adjacent to the micro-path on Lot 25, Block 1 and the common area on Lot 6, Block 3. Six-foot tall vinyl privacy fence is proposed at the back edge of the street buffer along McMillan Rd., along the west & south property boundaries of the existing home on Lot 12, Block 3 and along the east boundary of the subdivision. The existing fencing along the south and west boundaries of the site is proposed to remain. Fencing is required to be provided adjacent to Lot 14, Block 1 and Lot 25, Block 3 to distinguish common from private areas in accord with the standards listed in UDC 11-3A-7A.7. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. See Section VIII-B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family detached units as shown in Section VII.E. Building materials for the single-family homes consist of a mix of siding with stone veneer accents. Because the rear and/or side of 2-story structures on lots that abut E. McMillan Rd. and N. Red Horse Way will be highly visible, Staff recommends 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. Single- story structures are exempt from this requirement. VI. DECISION A. Staff: Staff recommends denial of the proposed annexation and zoning request; and approval of the preliminary plat per the conditions included in Section VIII.A per the Findings in Meridian City Council Meeting Agenda July 18, 2019 – Page 91 of 159 Page 13 Section IX. Further, Staff recommends the project is continued to a subsequent hearing date as discussed in Section V.A. Meridian City Council Meeting Agenda July 18, 2019 – Page 92 of 159 Page 14 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Meridian City Council Meeting Agenda July 18, 2019 – Page 93 of 159 Page 15 Meridian City Council Meeting Agenda July 18, 2019 – Page 94 of 159 Page 16 B. Preliminary Plat (date: 2/28/2019 7/9/19) & Phasing Plan REVISED Meridian City Council Meeting Agenda July 18, 2019 – Page 95 of 159 Page 17 C. Landscape Plan (date: 4/26/2019 7/11/2019) REVISED Meridian City Council Meeting Agenda July 18, 2019 – Page 96 of 159 Page 18 Meridian City Council Meeting Agenda July 18, 2019 – Page 97 of 159 Page 19 D. Qualified Open Space Exhibit (dated: February 28, 2019 July 11, 2019) REVISED & Site Amenity Meridian City Council Meeting Agenda July 18, 2019 – Page 98 of 159 Page 20 E. Conceptual Building Elevations Meridian City Council Meeting Agenda July 18, 2019 – Page 99 of 159 Page 21 F. Approval from Ada County for Landscape Business Meridian City Council Meeting Agenda July 18, 2019 – Page 100 of 159 Page 22 Meridian City Council Meeting Agenda July 18, 2019 – Page 101 of 159 Page 23 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The preliminary plat included in Section VII.B, shall be revised as follows: a. The street frontage for Lots 10, 14, 17 and 18, Block 1; and Lots 12, 22 and 24 25, Block 3 do not meet the minimum required frontage of 30 feet as set forth in UDC 11-2A-3B; the plat should be revised accordingly. b. The proposed cul-de-sac exceeds 450’ in length which is the maximum allowed length per UDC 11-6C-3; the plat shall be revised accordingly. c. Graphically depict the 30-foot wide sewer easement on Lot 25, Block 1. d. The existing access(es) via McMillan Rd. for the property at 1035 E. McMillan (proposed Lot 12, Block 3) shall be removed and access taken internally from N. Morpheus Pl., a local street, as set forth in UDC 11-3A-3 unless otherwise waived by City Council. If Council approves a waiver for access, the address should remain the same. e. Provide a minimum 15-foot wide common lot in Block 3 on the east end of the development for a micro-path connection to the common lot along E. McMillan Rd. Done; the revised plat depicts a common lot with pathway. f. Provide an additional 2,447.25 square feet of common area (i.e. added to Lot 6, Block 3 or Lot 25, Block 1) to comply with the minimum common open space standards; Lot 13, Block 1 may be absorbed into the adjacent building lot (Lot 14, Block 1) or may remain. The Applicant shall submit a revised qualified open space exhibit, preliminary plat and landscape plan that complies with the minimum open space standards prior to the City Council hearing. Done; the revised exhibit complies with UDC standards. g. Provide a common lot(s) for the common driveway(s) that provides access to Lots 10-12 and 17-18, Block 1; and Lots 10-11 and 22-23, Block 3 that complies with the standards listed in UDC 11-2A-3B and 11-6C-3D. Note: A 5-foot wide landscape buffer is only required if solid fencing is proposed adjacent to the common driveway. h. The micro-path shown on Lot 24, Block 3 shall be in a minimum 15-foot wide common lot. i. Lot 26, Block 3 shall comply with the minimum street frontage requirement of 60 feet as set forth in UDC Table 11-2A-5. The street frontage for Lots 10, 14, 17 and 18, Block 1; and Lots 12, 22 and 24, Block 3 do not meet the minimum required of 30 feet as set forth in UDC 11-2A-3B; the plat should be revised accordingly (common driveways may be an alternative). Meridian City Council Meeting Agenda July 18, 2019 – Page 102 of 159 Page 24 2. The landscape plan included in Section VII.C shall be revised as follows: a. Depict a minimum 5-foot wide pathway in Lot 25, Block 1 in order to comply with the block length standards in UDC 11-6C-3F.3a; landscaping is required on each side of the pathway in accord with the standards listed in UDC 11-3B-12C. An additional 5-feet shall be added to the width of the common lot to allow trees to be planted or alternative compliance may be requested as set forth in UDC 11-5B-5. Done b. Substitute the skyline honey locust Class I trees within the parkways with a Class II tree or widen the parkways to 10’ in accord with UDC 11-3A-17E. Done c. In the Landscape Requirements table, include the total linear feet of parkways, minus 26’ for the curb cut area for the width of each driveway, as set forth in UDC 11-3G-3B.5c, and the required number of parkway trees along with the number of trees provided. Also include the total square footage of open space/common lots and the required number of trees along with the number of trees provided. Done d. Provide an additional 2,447.25 square feet of common area (i.e. added to Lot 6, Block 3 or Lot 25, Block 1) to comply with the minimum common open space standards; Lot 13, Block 1 may be absorbed into the adjacent building lot (Lot 14, Block 1) or may remain. The Applicant shall submit a revised qualified open space exhibit, preliminary plat and landscape plan that complies with the minimum open space standards prior to the City Council hearing. Done e. Provide a minimum 15-foot wide common lot on the north side of Block 3 on the east end of the development that contains a micro-path for a connection to the common lot and sidewalk along E. McMillan Rd. Done f. Depict fencing adjacent to Lot 14, Block 1 and Lot 25, Block 3 to distinguish common from private areas in accord with the standards listed in UDC 11-3A-7A.7. 3. For lots accessed by common driveways, an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren’t taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 4. Provide address signage for homes accessed by the common driveways for emergency wayfinding purposes. 5. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 6. All existing structures on the site shall that are proposed to be removed shall be removed prior to City Engineer signature on the final plat phase in which they are located. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 Meridian City Council Meeting Agenda July 18, 2019 – Page 103 of 159 Page 25 1.2 Each phase must be modeled to ensure adequate fire flow. 1.3 The street addressing of the existing structures to remain will change with the development of this subdivision unless City Council approves a waiver to UDC 11-3A-3 for the existing driveway access via McMillan Rd. for the property at 1035 E. McMillan Rd. to remain in which case the address should also remain the same. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. Meridian City Council Meeting Agenda July 18, 2019 – Page 104 of 159 Page 26 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for Meridian City Council Meeting Agenda July 18, 2019 – Page 105 of 159 Page 27 surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211 C. FIRE DEPARTMENT http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=168817&dbid=0 D. POLICE DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/169489/Page1.aspx E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/WebLink8/0/doc/169489/Page1.aspx F. NAMPA & MERIDIAN IRRIGATION DISTRICT http://weblink.meridiancity.org/WebLink8/0/doc/169365/Page1.aspx G. SETTLER’S IRRIGATION DISTRICT http://weblink.meridiancity.org/WebLink8/0/doc/169061/Page1.aspx H. CENTRAL DISTRICT HEALTH DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/169384/Page1.aspx I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/WebLink8/0/doc/169249/Page1.aspx J. WEST ADA SCHOOL DISTRICT (WASD) http://weblink.meridiancity.org/WebLink8/0/doc/169432/Page1.aspx K. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/weblink8/0/doc/173128/Page1.aspx L. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/weblink8/0/doc/173932/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 106 of 159 Page 28 IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex and develop a 5.19 acre portion of the subject property with R-4 zoning consistent with the LDR Future Land Use Map designation in the Comprehensive Plan. (See section V for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities available within the City in accord with the Comprehensive Plan. However, continuance of the non-conforming use is not consistent with the purpose statement (see Section V for more information). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed low density residential uses should be compatible with adjacent existing and future similar density residential 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 City services are available to be provided to this development. The School District has submitted comments, included in Section VIII.J that currently show student enrollment is above capacity for the elementary and middle schools and at capacity for the high school. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is not in the best interest of the City at this time for the following reasons: 1) the use is commercial/industrial in nature and is not an allowed use in the R-4 zoning district; 2) the use is not compatible with the proposed residential uses; 2) any code enforcement issues would be the responsibility of the City; 3) it’s difficult to track sunset clauses in Development Agreements and if the use has not concluded by the sunset date, it becomes the City’s responsibility for enforcement. B. Preliminary Plat (UDC 11-6B-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. Meridian City Council Meeting Agenda July 18, 2019 – Page 107 of 159 Page 29 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with scheduled public improvements in accord with the City’s 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 Staff finds 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, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Meridian City Council Meeting Agenda July 18, 2019 – Page 108 of 159 Meridian City Council Meeting Agenda July 18, 2019 – Page 109 of 159 Meridian City Council Meeting Agenda July 18, 2019 – Page 110 of 159 (_�/rE IDIZ IAN*,----- I DAHJ PLANNING AND ZONING COMMISSION MEETING AGENDA July 18, 2019 Agenda Item Number: 4 C Item Title: Public Hearing Continued from May 2, 2019 for Delano Subdivision (H-2019-0027) By DevCo Development, LLC., Located 14120 W. Jasmine Ln and 2800 E. Jasmine Ln. 1. Request: Comprehensive Plan Map Amendment to include 4.10 acres of land currently in Boise's area of City Impact in Meridian's area of City Impact with a Mixed Use -Regional future land use designation. 2. Request: Annexation and Zoning for 15.21 acres of land with R-15 (11.57) and R-40 (3.64 acres) zoning districts. 3. Request: Preliminary Plat consisting of 85 single-family residential building lots, 1 building lot for multi -family development and 12 common lots. Meeting Notes: !"## $% &''' ()*+!'*,*+!'* --./ !"#$"%$#& 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/18/2019 Hearing Type: PZ Item Number: 4-C Project Name: Delano Subdivision Project No.: H-2019-0027 Active: ❑ Page 1 of 3 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=281 7/22/2019 City- I Wish Sign In Signature Name Address State- For Against Neutral To Date/Time Zip Testify 4025 N Dashwood PI 7/15/2019 Malissa Bernard X X Meridian ID 4:14:23 PM 83646 Malissa Bernard (speaking for 4025 N 7/18/2019 Dashwood PI Dashwood PI X X 5:38:03 PM residents group, Meridian ID Alpine Pointe) 2580 E. 7/18/2019 Frank Marcos Lacewood Dr, X X 5:39:02 PM Meridian 83646 2825 E 7/18/2019 Tim nelson waldemar dr X 5:40:45 PM meridian 4242 N 7/18/2019 Steven Hasselblad Chelmsford X 5:46:22 PM Ave, Meridian 4242 N 7/18/2019 Nancy Hasselblad Chelmsford X 5:47:13 PM Ave, Meridian http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=281 7/22/2019 City of Meridian - Public Hearing Sign In Form Tools Page 2 of 3 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=281 7/22/2019 4523 N 019 Kenneth J Clifford Rosepoint PI, X X 5::49:149:1 3 PM Meridian, ID 4523 N 7/18/2019 Kathleen A Clifford Rosepoint PI, X X 5:50:47 PM Meridian 4084 N Brooksburg PI, 7/18/2019 Robert Hartley X Meridian, ID 5:52:02 PM 83646 2453 E 7/18/2019 Sandi king X Honeywood Ct 5:52:49 PM 4024 north 7/18/2019 Ken muckenthaler X dashawood pl 5:54:58 PM 4025 N 7/18/2019 Mike Bernard X Dashwood PI 5:56:23 PM 4154 N Brooksburg 7/18/2019 Raymond seabolt X way meridian 5:56:23 PM 83646 4211 N 019 Joy Cameron Chelmsford Ave X 5::57:357:3 7 PM Meridian 4374 n Douglas and range 7/18/2019 rosepoint Ave. X mellor 5:59:10 PM Meridian 4078 N Dashwood PI, 7/18/2019 Darren LaMay X Meridian,ID 5:59:24 PM 83646 4266 N. Rouge 7/18/2019 William Blomberg X River Way 6:00:39 PM 4563 N Camas 7/1 Sherry Garey Creek Way. X X 6:01::0101 P PM Meridian ID 2403 E 7/18/2019 Greg Walker Honeywood Ct, X X 6:02:06 PM Meridian http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=281 7/22/2019 City of Meridian - Public Hearing Sign In Form Tools Page 3 of 3 Jim ost n y 4019 n brooksburg pl X X 7/18/2019 6:03:03 PM 4621 N. Camas 019 Laura Trairatnobhas Creek Way, X 6::06:006:0 8 PM Meridian 83646 2703 E 7/18/2019 Patricia pitzer Wainwright dr X X 6:08:47 PM Meridian Go Back To List I Export To Excel © 2019 - City of Meridian, Idaho http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=281 7/22/2019 3DJH +($5,1* '$7( -XO\ &RQWLQXHGIURP0D\ 723ODQQLQJ =RQLQJ&RPPLVVLRQ )5206RQ\D$OOHQ$VVRFLDWH3ODQQHU %UXFH)UHFNOHWRQ'HYHORSPHQW 6HUYLFHV0DQDJHU 68%-(&7+ 'HODQR6XEGLYLVLRQ /2&$7,21 :-DVPLQH/Q ,352-(&7'(6&5,37,21 &RPSUHKHQVLYH3ODQPDSDPHQGPHQWWRLQFOXGHDFUHVRIODQGFXUUHQWO\LQ%RLVH¶V$UHDRI&LW\ ,PSDFWDQGSODQQLQJDUHDLQ0HULGLDQ¶VSODQQLQJDUHDZLWKD0L[HG8VH±5HJLRQDO)XWXUH/DQG8VH 0DSGHVLJQDWLRQ $QQH[DWLRQ ]RQLQJRIDFUHVRIODQGZLWK5DFUHVDQG5DFUHV]RQLQJ GLVWULFWVDQG 3UHOLPLQDU\SODWFRQVLVWLQJRIVLQJOHIDPLO\UHVLGHQWLDOEXLOGLQJORWVEXLOGLQJORWIRUDXQLW PXOWLIDPLO\GHYHORSPHQWDQGFRPPRQORWVRQDFUHVRIODQGLQWKH5DQG5]RQLQJ GLVWULFWV 67$))5(3257 &20081,7<'(9(/230(17'(3$570(17 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI Page 2 II. SUMMARY OF REPORT 1. Project Summary 2. Community Metrics Description Details Page Acreage 15.21 Future Land Use Designation MDR (in City of Meridian) & Mixed Use (in City of Boise) Existing Land Use 2 existing homes & accessory structures Proposed Land Use(s) Residential (SFR, attached & detached) Current Zoning RUT in Ada County Proposed Zoning R-15 & R-40 Lots (# and type; bldg/common) 85 SFR building/12 common/1 MFR building Phasing plan (# of phases) Yes; 2 phases Number of Residential Units (type of units) 181 SFR units (18 attached/67 detached SFR, 96 MFR apartments) Density (gross & net) 7.35 (SFR, R-15) & 27 (MFR, R-40) gross; 11.8 (SFR, R-15) & 27 (MFR, R-40) net Open Space (acres, total [%] / buffer / qualified) See Analysis, Section V.3 Amenities Shade structure, (2) play structures, benches, pedestrian walkways Physical Features (waterways, hazards, flood plain, hillside) None Neighborhood meeting date; # of attendees: February 25, 2019; 92 attendees History (previous approvals) None Description Details Page Ada County Highway District  Staff report (yes/no) No  Requires ACHD Commission Action (yes/no) Yes (tentatively scheduled to be heard on May 22, 2019) This project is being heard by the ACHD Commission because of objections from neighbors pertaining to the extension of Dashwood Pl. and connectivity to Centrepoint Way Fire Service  Distance to Fire Station 1.3 miles from Fire Station #3 (can meet the response time requirements)  Fire Response Time 3 minutes under ideal conditions  Resource Reliability 82% from Fire Station #3 – does not meet the target goal of 85% or greater  Risk Identification 2 (residential); see comments in Section VIII.C Meridian City Council Meeting Agenda July 18, 2019 – Page 113 of 159 Page 3  Accessibility Meets requirements; FD is concerned as there is no visitor parking in the development resulting in people parking in areas that may block access to residences. See additional comments in Section VIII.C.  Special/resource needs Doesn’t require an aerial device  Water Supply Requires 1,000 gallons per minute for 1 hour (may be less if building is sprinklered)  Other Resources NA Police Service  Distance to Police Station 5 miles  Police Response Time 4:30 minutes  Calls for Service 0  Accessibility PD has no issues with proposed access  Specialty/resourc e needs No additional resources are needed; MPD already services this area.  Crimes 0  Crashes 0 West Ada School District  Distance (elem, ms, hs) Discovery Elementary – 2.8 miles; Heritage Middle School – 3.1 miles; Rocky Mountain High School – 5.5 miles  Capacity of Schools Discovery Elementary 650; Heritage Middle School 1,000; Rocky Mountain High School 1,800  # of Students Enrolled Discovery Elementary 515; Heritage Middle School 1,254; Rocky Mountain High School 2,448  Anticipated school aged children generated by this development 68 Wastewater  Distance to Sewer Services 0-feet  Sewer Shed Five Mile Trunkshed  Estimated Project Sewer ERU’s 181  WRRF Declining Balance 13.66 MGD  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts & Concerns The following proposed manholes have less t han 3' of cover: A-3, A-4, A- 5, C-1 and D-5. Public Works has previously discussed with the applicant the possibility of using grinder pumps in these shallow areas, but the plans do not note the use of them. If the parcel to the north of the multi-family is to be served by Meridian, applicant must stub sewer at minimum slope in N. Centrepoint Way to the north boundary line. Meridian City Council Meeting Agenda July 18, 2019 – Page 114 of 159 Page 4 3. Project Area Maps Water  Distance to Water Services 0-feet  Pressure Zone 3  Estimated Project Water ERU’s See application information  Water Quality None  Project Consistent with Water Master Plan Yes  Impacts & Concerns Public Works has met with SUEZ Water and agreed that water service to the north for the multi-family portion of the development will be provided according to how annexation proceeds. Meridian will provide water in Meridian, and SUEZ will provide water in Boise. Future Land Use Map Aerial Map Meridian City Council Meeting Agenda July 18, 2019 – Page 115 of 159 Page 5 III. APPLICANT INFORMATION A. Applicant: Devco Development, LLC – 4824 E. Fairview Ave., Boise, ID 83706 B. Owner: Norm Cook – 14120 W. Jasmine Ln., Boise, ID 83713 Eddy Bollinger – 2800 E. Jasmine Ln., Meridian, ID 83646 C. Representative: Laren Bailey, Devco Development, LLC – 4824 E. Fairview Ave., Boise, ID 83706 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 4/12/2019; 6/28/2019 Radius notification mailed to properties within 300 feet 4/9/2019; 6/25/2019 Public hearing notice sign posted on site 4/22/2019; 7/8/2019 Nextdoor posting 4/9/2019; 6/25/2019 Zoning Map Planned Development Map Meridian City Council Meeting Agenda July 18, 2019 – Page 116 of 159 Page 6 V. STAFF ANALYSIS 1. COMPREHENSIVE PLAN MAP AMENDMENT The eastern 4.10 acres of the site located on the east side of N. Centrepoint Way is currently located within Boise’s Area of City Impact (AOCI) boundary and within their Comprehensive Plan with a Future Land Use Map (FLUM) designation of General Mixed Use (see https://pds.cityofboise.org/media/151844/bb_chapter_3_06142018.pdf pgs. 3-11 thru 3-16 for more information on this designation) which encompasses the following: The Applicant proposes to amend the City of Meridian’s Comprehensive Plan to include this parcel in the City’s planning area with a FLUM designation of Mixed Use – Regional (MU-R) per Exhibit A in Section VII of this report. The MU-R designation provides for a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional Meridian City Council Meeting Agenda July 18, 2019 – Page 117 of 159 Page 7 retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. Staff believes the requested MU-R designation is appropriate due to the adjacent MU-R designated land to the south in the City of Meridian and the General Mixed use designated property to the north and east in the City of Boise; and due to the parcel’s proximity to N. Eagle Rd./SH-55, a major transportation corridor and major arterial intersections (i.e. Ustick/Eagle and McMillan/Eagle). The proposed high density residential development will provide supporting residential uses for the commercial developments along the Eagle Road corridor. A few months ago, the Applicant submitted a request to the City of Boise to modify the boundary of their planning area to accomodate this project being included in Meridian’s planning area and FLUM but later withdrew the request the week the City Council was set to formally consider it. Therefore, the property is still in the Boise’s planning area and AOCI boundary. Staff would be more comfortable with this request if the Applicant had gained approval from the City of Boise to remove this area from their planning area prior to submittal of the subject application. Because the City can provide water and sewer service to this parcel, the land to the west and south is within Meridian’s planning area, and the greater portion of the development area for this project is currently within the City of Meridian’s planning area, it makes sense for the entire property to develop in the City of Meridian. Similarly, there have been other instances (i.e. Movado, Fast Eddy’s) where a development property is split between the City of Meridian and City of Boise where the balance of the property has been annexed into Meridian and developed. For efficient provision of City services, the parcel to the north (Parcel #R4582530100) should also be included in the map amendment. Inclusion of that property would allow City water and sewer services to eventually be extended to the south in N. Centrepoint Way from E. Wainwright Dr. where they currently dead-end (see map below), into a loop system (see Public Work’s condition #1.4 in Section VIII.B). Unimproved right-of-way (ROW) (400’+/-) within the City’s planning area exists from Wainwright to the north boundary of the parcel to the north. If the property to the north which lies in between the subject property and the existing ROW is not included in the City’s planning/service area, this connection will not be possible. See Public Works comments in Section VIII.B. Therefore, Staff recommends approval of the map amendment contingent upon the property to the north also being included per Exhibit A in Section VII; otherwise Staff does not believe it’s in the City’s best interest to approve the proposed map amendment. Note: Denial of the map amendment will also necessitate denial of the Annexation and Zoning request for the (R-40) east parcel as it cannot be annexed without being included in the City’s Comprehensive Plan. Meridian City Council Meeting Agenda July 18, 2019 – Page 118 of 159 Page 8 2. ANNEXATION & ZONING The applicant requests annexation and zoning of the 11.57 acres west of N. Centrepoint Way with an R-15 zoning district; and the 5 acres east of N. Centrepoint Way with an R-40 zoning district consistent with the MDR and proposed MU-R FLUM designations. The eastern portion of the annexation area is considered a Category A annexation. Idaho State Statute 50-222.3(a) states, “Category A: Annexations wherein: (i) All private landowners have consented to annexation. Annexation where all landowners have consented may extend beyond the city area of impact provided that the land is contiguous to the city and that the comprehensive plan includes the area of annexation; . . .” The landowner has consented to this application and the Applicant is requesting an amendment to the Comprehensive Plan to include this land in the City of Meridian’s planning area in accord with this statute so the property can be annexed into the City of Meridian. Note: The parcel to the north (Parcel #R4582530100) recommended by Staff to be included in the amendment to the FLUM is not part of the annexation request. Annexation of that parcel would take place upon future redevelopment of that parcel at the property owner’s request. Comprehensive Plan (https://www.meridiancity.org/compplan): The Future Land Use Map (FLUM) designation for the portion of this site west of N. Centrepoint Way is Medium Density Residential (MDR) in the City of Meridian; the portion of the site east of N. Centrepoint Way is currently located in the City of Boise’s Area of City Impact boundary and is designated General Mixed Use. As noted in the previous section, the Applicant proposes to Meridian City Council Meeting Agenda July 18, 2019 – Page 119 of 159 Page 9 amend the FLUM to include the eastern parcel in the City of Meridian’s planning area with a MU-R FLUM designation. The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 units per acre. The MU-R designation allows high density multi-family developments as supporting uses for higher intense commercial uses such as those to the south and east of this site along a major transportation corridor (i.e. Eagle Rd./SH-55) and near arterial intersections (i.e. McMillan/Eagle Rds. & Ustick/Eagle Rds.). Land Use: The proposed land use for this site is single-family residential (SFR) and a future multi-family residential (MFR) development (i.e. apartments). A total of 85 (18 attached and 67 detached) SFR units at a gross density of 7.36 units per acre, and a net density of 11.8 units per acre are proposed; and 96 apartment units are planned to develop in the future at a gross and net density of 27 units per acre. The proposed density is consistent with that desired in the MDR and MU-R designations respectively. Proposed Use Analysis: The proposed single-family dwellings (attached & detached) are listed as a principal permitted use in the R-15 zoning district; and the multi-family development is listed as a conditional use in the R-40 zoning district per UDC Table 11-2A-2. Multi-family developments are subject to the specific use standards listed in UDC 11-4-3-27; compliance with these standards will be evaluated in the future through the conditional use permit process. Concept Plan: The Applicant submitted a concept development plan for the property to the north (Parcel # R4582530100) at Staff’s request to demonstrate how the property could possibly redevelop with the extension of N. Centrepoint Way to the north as planned on the MSM (see Section VII.E). Transportation: The Master Street Map (MSM) depicts a planned north/south commercial collector street through this site from the south boundary to the north boundary eventually connecting to E. Wainwright Dr. for access via N. Eagle Rd./SH-55. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): 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):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) A mix of SFR attached and detached homes and MFR apartment units are proposed within this development which will provide ownership and rental options for various income groups in this area.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development will provide housing options in close proximity to the employment and shopping center uses along the Eagle Rd. corridor.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02L) Meridian City Council Meeting Agenda July 18, 2019 – Page 120 of 159 Page 10 The density proposed in the multi-family portion of the development falls within the high density category. The site is located within a mile of Kleiner Memorial Park, a 60-acre City Park, and is in close proximity to N. Eagle Rd./SH-55, a major access thoroughfare.  “Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K) The MSM depicts a north/south collector street through this site; the proposed plan depicts a collector street in accord with the MSM.  “Require open space areas within all development.” (6.01.01A) Qualified open space in accord with the minimum standards listed in UDC 11-3G-3 is required.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) The proposed development is contiguous to the City and urban services can be provided to this development.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) One (1) access is proposed on the west side of N. Centrepoint Way, a collector street, to the SFR portion of the development; and one (1) access is proposed on the east side of N. Centrepoint Way for the MFR portion of the development.  “Coordinate with transportation agencies to ensure provision of services and transit development.” (6.02.02H) This site is not currently served by public transportation. However, ValleyConnect 2.0 proposes bus service on Eagle Rd. from the Boise Research Center to downtown Kuna with 20 minute frequencies in the peak hour. The Closest bus stop would be less than ½ mile from this site when that route is operational.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) There are no pathway connections to this development from adjacent developments to the north and south other than sidewalks adjacent to public streets. Staff recommends the Applicant coordinate with the Developer of the property to the south (Brickyard Apartments) to incorporate pedestrian connections between the two developments on each side of N. Centrepoint Way. In reviewing development applications, the following items will be considered in all Mixed Use areas, per the Comprehensive Plan (pgs. 23-24): (Staff’s analysis in italics) • “Residential densities should be a minimum of six dwellings/acre.” The gross density of the proposed MFR development is 27 units per acre which falls within the range desired in mixed use designated areas. • “Where feasible, higher density and/or multi-family residential development will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69.” The proposed development incorporates a MFR component along with the SFR development and is in close proximity (i.e. 460’) to N. Eagle Rd./SH-55. The proposed development will provide housing options for nearby employment centers. • “A conceptual site plan for the entire mixed-use area should be included in the application.” A concept plan was included on the landscape plan for the future MFR development in conjunction with the SFR development currently proposed. Meridian City Council Meeting Agenda July 18, 2019 – Page 121 of 159 Page 11 • “In developments where multiple commercial and/or office buildings are proposed (not residential), the buildings should be arranged to create some form of common, usable area, such as a plaza or green space.” This development does not include commercial/office buildings. • “The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low- or medium-density residential development.” The proposed single-family attached and detached units will provide a transition in density and lot sizes between larger single-family residential lots to the north and the townhomes/multi-family lots to the south. This development does not include any commercial uses; however, the proposed multi-family development on the eastern portion of the site will provide a transition between the proposed single-family attached and detached units and future commercial/mixed uses along Eagle Rd. • “A mixed-use project should include at least three types of land uses [i.e. commercial (includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks, entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a case-by-case basis.” The proposed development plan only includes one land use type (i.e. residential); however, three different types of residential units are proposed (i.e. single-family detached, attached and multi-family apartment units). Within the overall mixed use designated area, which incorporates land on both sides of Eagle Rd./SH55 to the south to Fairview Ave., there are a mix of uses as desired consisting of commercial (retail, restaurants, etc.), office and residential uses. • “Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments.” This is a relatively small portion of the overall mixed use designated area; none of these types of uses are proposed on this site nor have they been developed on the adjacent mixed use designated area to the south. • “Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count.” The proposed plan does not incorporate public and/or quasi-public spaces and places; the common area proposed in the residential development is owned by the Homeowner’s Association and does not satisfy this requirement. These types of public spaces have been provided in the adjacent mixed use designated area to the south. • “All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians.” The proposed development plan shows interconnectivity with the residential neighborhood to the north providing accessibility to the commercial development to the south via N. Centrepoint Way. • “Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code.” The proposed development plan includes a north/south collector street (i.e. N. Centrepoint Way) consistent with the Master Street Map. • “Because of the existing small lots within Old Town, development is not subject to the Mixed-Use standards listed herein.” The proposed development is not within Old Town; therefore, this provision is not applicable. Meridian City Council Meeting Agenda July 18, 2019 – Page 122 of 159 Page 12 In reviewing development applications, the following items will be considered in MU-R areas, per the Comprehensive Plan (pg. 30): • “Development should comply with the general guidelines for development in all Mixed-Use areas.” See analysis above. • “Residential uses should comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre.” The proposed residential uses comprise 100% of the site. Densities of the SFR and MFR developments are in accord with this guideline. • “Retail commercial uses should comprise a maximum of 50% of the development area.” No retail commercial uses are proposed with this development; however, the MU-R designated land to the south incorporates a large amount of retail commercial uses. • “There is neither a minimum nor a maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses.” No commercial uses are proposed with this development. Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-15 and R-40 zoning districts and proposed development is generally consistent with the MDR and proposed MU-R FLUM designations and is appropriate for this site. The proposed annexation area is contiguous to City annexed property to the north and south; the R-15 area is within the Area of City Impact Boundary (AOCI) and the R-40 area is outside of the AOCI boundary. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. 3. PRELIMINARY PLAT Existing Structures/Site Improvements: There are two (2) existing homes and accessory structures on this site. These structures are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 and 11-2A-8 for the R-40 zoning districts (see below). The proposed plat complies with these standards. Meridian City Council Meeting Agenda July 18, 2019 – Page 123 of 159 Page 13 Subdivision Design & Improvement Standards (UDC 11-6C-3): The proposed subdivision is required to be designed and improved per the standards listed in UDC 11-6C-3 which include but are not limited to streets, driveways, common driveways, easements, and block face. The proposed plan complies with these standards. Phasing Plan: The subdivision is proposed to develop in 2 phases. The first phase will include the extension of N. Dashwood Pl. from the north through the site to N. Centrepoint Way. Access (UDC 11-3A-3, 11-3H-4)/Streets: Jasmine Lane, a 50-foot wide private street, currently provides access to the lots in Jasmine Acres Subdivision, including the subject properties. The private street is depicted on the Jasmine Acres subdivision plat. Staff is unaware if a separate recorded easement exists for the private street. Where the easement crosses the subject property it should be relinquished; proof of relinquishment shall be submitted to the Planning Division prior to City Engineer signature on the final plat. One access is proposed on either side of N. Centrepoint Way, a collector street; and from the extension of N. Dashwood Pl. at the north boundary of the site. A stub street (E. Jasmine St.) is proposed to the parcel to the west for access and future extension. Public streets are proposed Meridian City Council Meeting Agenda July 18, 2019 – Page 124 of 159 Page 14 within the SFR portion of the development with 27-foot wide street sections; private drive aisles will be provided within the MFR portion of the development. Staff recommends N. Centrepoint Way is extended/constructed with the first phase of development from the southern to the northern boundary of the site so that if re- development of the property to the north occurs before the multi-family portion of this site, the connection to Wainwright Dr. can be made and services can be extended as soon as possible. Traffic: A Traffic Impact Study was not required by ACHD for the proposed development; however, the Applicant did include an informal traffic analysis in their application narrative based on ACHD’s Policy Manual that takes into consideration existing traffic volumes in relation to anticipated traffic volumes from the proposed development and the resulting impacts to Wainwright Dr. & Dashwood Pl. The analysis shows the total trips per day on Wainwright at 41% of total capacity; and on Dashwood at 44% of total capacity resulting in 56-59% under total capacity for these streets, which should not overburden existing roadways systems if these calculations are correct. See application narrative for more information. Many letters of testimony have been received from adjacent residential property owners to the north regarding the amount of traffic that will be generated from the proposed development and routed through their neighborhood. For this reason, it’s imperative that the Centrepoint Way connection to Wainwright occur as soon as possible; thus, the reason for Staff’s recommendation for the property to the north to be included in the amendment to the FLUM and for the construction of Centrepoint to the northern boundary of the annexation area to occur with the first phase of development. Common Driveways (UDC 11-6C-3) All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Three (3) common driveways are proposed that comply with UDC standards. Common driveways should be a maximum of 150’ in length or less, unless otherwise approved by the Fire Dept. An exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren’t taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s) is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways on Lot 12, Block 1; Lot 7, Block 2; and Lot 19, Block 2 for emergency wayfinding purposes as requested by the Fire Department. Transition: There are 6 single-story structures with 10 dwelling units/properties proposed along the west boundary of this site adjacent to the 8.2 acre rural residential property to the west, which is currently in Ada County and designated as MDR (3-8 units/acre) on the FLUM. There are 5.5 existing single-story residential properties to the north that abut this site that are 0.31-0.38 of an acre in size; 10 structures with 15 dwelling units/properties are proposed along the north boundary of the site. The Applicant submitted an exhibit (I) in the narrative of the Meridian City Council Meeting Agenda July 18, 2019 – Page 125 of 159 Page 15 application that demonstrates the proposed structures and lots in relation to existing homes, shops, parking areas and yards. Because the homes proposed along the north and west boundaries will all be a single-story in height, Staff believes they will have a lesser impact on adjacent neighbors than 2-story homes would have; therefore, Staff is not recommending a greater transition in lot sizes is proposed. However, the Commission and City Council should consider any public testimony provided in determining if fewer lots/structures should be provided along these boundaries as a better transition to existing residential properties. Parking (UDC 11-3C): Parking for single-family dwellings is required based on the number of bedrooms per unit. For 1- bedroom units, a minimum of 2 spaces per unit are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10’ x 20’ parking pad. For 2-3 bedroom units, a minimum of 4 spaces per unit are required with at least 2 of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pads. Because of the proposed reduced 27-foot wide street sections, parking is restricted to one side of the street only. Because of the narrow lots (i.e. 32’+) for detached homes and associated driveways, there is not adequate room for on-street parking in front of those lots for guest parking and in some areas parking is a ways away. Where attached homes are proposed, there is room for approximately one space per every 2 lots for on-street parking. On-street parking (56 spaces) is also available adjacent to common lots within 200’ from any home within the development (see Exhibit H in Section VII). Pathways (UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s) in accord with the standards listed in UDC 11 -3B- 12C. Because interconnectivity is important and especially so in mixed use developments, Staff recommends the Applicant coordinate with the Developer of the property to the south (Brickyard Apartments) to incorporate pedestrian connections between the two developments on each side of N. Centrepoint Way. Sidewalks (UDC 11-3A-17): Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along all collector and arterial streets; and minimum 5-foot wide attached (or detached) sidewalks are required along local streets as proposed. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A- 17E. Eight-foot wide parkways are proposed along collector streets and along local street abutting common areas in accord with UDC standards. Landscaping (UDC 11-3B): Street buffer landscaping is required to be provided within common lots in accord with the standards listed in UDC 11-3B-7C. Per UDC Tables 11-2A-7 and 11-2A-8, a 20-foot wide buffer is required adjacent to N. Centrepoint Way, a collector street. Qualified Open Space (UDC 11-3G): Based on the overall development area which consists of 15.21 acres of land, a minimum of 10% (1.52 acres) qualified open space is required to be provided within the development per the standards listed in UDC 11-3G-3B. Meridian City Council Meeting Agenda July 18, 2019 – Page 126 of 159 Page 16 A qualified open space exhibit was submitted as shown in Section VII.F that depicts 1.33 acres (or 11.5%) of open space for the SFR portion of the development consisting of a half-acre park with amenities, parkways, a micro-path lot, a collector street buffer and a local street buffer. Alternative Compliance is requested to count the local street/land use buffer along the southern boundary of the site toward the qualified open space requirements (see Section 4 below for more information). The qualified open space on the MFR portion of the site east side of Centrepoint Way includes area that does not qualify (i.e. the perimeter buffer along the east boundary) and is below the 10% required of the total land area (i.e. 5 acres). Because that portion of the site is not planned to develop at this time and is conceptual in nature and likely to change, Staff recommends a DA provision is added requiring a minimum 10% qualified open space is provided at the time of development that meets the standards in UDC 11-3G-3B. This requirement is in addition to that required in UDC 11-4-3-27C for MFR developments. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) qualified site amenity is required to be provided for this development based on the size of the development (i.e. 15.21 acres). The Applicant proposes a shade structure, children’s play structure, children’s climbing dome, children’s climbing boulders, seating benches, micro-pathways and possibly a swing set as amenities, which exceed UDC standards. Existing Trees: There are many existing trees on this site the Applicant states are being removed by the residential property owner for firewood. Include mitigation information on the plan for any existing trees that are not removed by the property owner in accord with the standards listed in UDC 11-3B-10C.5. Waterways (UDC 11-3A-6): The Nourse Lateral runs along the northern boundary of this site and is piped. An easement should be depicted on the plat for the waterway. If the easement is 10 feet or greater, it should be located within a common lot that is a minimum 20-feet wide and outside of a fenced area unless modified by City Council as set forth in UDC 11-3A-6D. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. The existing fencing along the north and southwest boundaries of the site is proposed to remain. A 6-foot tall solid vinyl privacy fence is proposed along the west, south and east boundaries of the SFR portion of the site as well as along the north, east and south boundaries of the MFR portion of the site in accord with UDC standards. A 4-foot tall wrought iron fence is proposed around the perimeter of the children’s play area on Lot 1, Block 3. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. See Section VIII-B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. Meridian City Council Meeting Agenda July 18, 2019 – Page 127 of 159 Page 17 Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family attached and detached units and multi-family apartment structures as shown in Section VII.F. Building materials for the single-family homes consist of a mix of siding (horizontal and vertical lap siding and board & batten) with stone veneer accents. The single-family attached and multi-family structures are required to comply with the design standards in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. All SFR homes along the west and north perimeter boundaries of the development will be a single-story in height. Because the rear and/or side of 2-story structures on Lots 14-18 and 51, Block 2 that face N. Centrepoint Way will be highly visible, Staff recommends 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. Single- story structures are exempt from this requirement. Public Testimony: Many letters of testimony have been received on this application, primarily from residential neighbors to the north in Alpine Pointe Subdivision (aka Zebulon Heights). The primary concerns are the intensity of the development (i.e. density is too high); not enough transition in lot sizes to lower larger lots to the north; extension of N. Dashwood Pl. and Centrepoint Way and resulting traffic generated from this development and from the developments to the south that will be routed through their subdivision until Centrepoint can be extended to the north to Wainwright in a more direct fashion; and safety concerns for children pertaining to traffic. The neighbors have suggested several alternate development plans that would result in less traffic through their neighborhood. See public testimony in the project file for more information. 4. ALTERNATIVE COMPLIANCE The applicant requests alternative compliance to UDC 11-3G-3B, as allowed in UDC Table 11- 5B-5, to be allowed to count the area of a local street buffer toward the minimum qualified open space for the development. The qualified open space pertaining to street buffers listed in UDC 11-3G-3B allows the full area of collector street buffers and 50% of arterial street buffers to count toward the minimum required common open space; local street buffers do not count toward the minimum requirements. The Applicant proposes to construct a 29-foot wide landscape buffer along the southern boundary of the SFR portion of the site with dense landscaping along E. Jasmine St., a local street, to buffer the abutting 3-story apartment structures in Brickyard Subdivision. In order to grant a request for Alternative Compliance, the Director must determine if the alternative provides an equal or superior means of meeting the intent and purpose of the regulation (see Findings in Section IX.D). The Director has reviewed the request and finds the proposed alternative means for meeting the intended purpose of UDC 11-3G-3 has been met. Meridian City Council Meeting Agenda July 18, 2019 – Page 128 of 159 Page 18 VI. DECISION 1. Staff: Staff recommends approval of the proposed Comprehensive Plan Map Amendment if the parcel to the north (R4582530100) is also included, the Annexation & Zoning and Preliminary Plat applications with the conditions included in Section VIII.A per the Findings in Section IX. If the parcel to the north (R4582530100) is not included in the map amendment, Staff recommends denial of annexation and zoning request for the eastern parcel (i.e. R-40 zone). Meridian City Council Meeting Agenda July 18, 2019 – Page 129 of 159 Page 19 VII. EXHIBITS A. Applicant Proposed & Staff Recommended Future Land Use Maps Proposed by Applicant: Meridian City Council Meeting Agenda July 18, 2019 – Page 130 of 159 Page 20 Recommended by Staff: Meridian City Council Meeting Agenda July 18, 2019 – Page 131 of 159 Page 21 B. Annexation & Zoning Legal Description and Exhibit Map Meridian City Council Meeting Agenda July 18, 2019 – Page 132 of 159 Page 22 Meridian City Council Meeting Agenda July 18, 2019 – Page 133 of 159 Page 23 Meridian City Council Meeting Agenda July 18, 2019 – Page 134 of 159 Page 24 Meridian City Council Meeting Agenda July 18, 2019 – Page 135 of 159 Page 25 Meridian City Council Meeting Agenda July 18, 2019 – Page 136 of 159 Page 26 Meridian City Council Meeting Agenda July 18, 2019 – Page 137 of 159 Page 27 Meridian City Council Meeting Agenda July 18, 2019 – Page 138 of 159 Page 28 C. Preliminary Plat (date: 2/18/2019) & Phasing Plan Meridian City Council Meeting Agenda July 18, 2019 – Page 139 of 159 Page 29 D. Landscape Plan (date: 2/20/2019) Meridian City Council Meeting Agenda July 18, 2019 – Page 140 of 159 Page 30 E. Possible Conceptual Development Plan for Parcel to the North Meridian City Council Meeting Agenda July 18, 2019 – Page 141 of 159 Page 31 F. Qualified Open Space Exhibit & Site Amenities Note: Only qualified open space depicted in the R-15 zoned area is approved. Not Approved Meridian City Council Meeting Agenda July 18, 2019 – Page 142 of 159 Page 32 Meridian City Council Meeting Agenda July 18, 2019 – Page 143 of 159 Page 33 G. Conceptual Building Elevations (Single-Family Attached/Detached and Multi-Family Apartments) Meridian City Council Meeting Agenda July 18, 2019 – Page 144 of 159 Page 34 Meridian City Council Meeting Agenda July 18, 2019 – Page 145 of 159 Page 35 H. Parking Exhibit Meridian City Council Meeting Agenda July 18, 2019 – Page 146 of 159 Page 36 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. 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. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. All single-family attached and multi-family structures shall comply with the design standards listed in the Architectural Standards Manual. An application for Design Review shall be submitted and approved for all attached dwellings prior to submittal of building permit applications. An application for Design Review and Certificate of Zoning Compliance shall be submitted and approved for all multi-family structures prior to submittal of building permit applications. c. Single-family homes along the west and north perimeter boundaries of the development shall be restricted to a single-story in height as proposed by the Developer. d. The rear and/or side of 2-story structures on Lots 14-18 and 51, Block 2 that face N. Centrepoint Way 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. Single-story structures are exempt from this requirement. e. A Conditional Use Permit is required to be submitted and approved for the multi-family development prior to application for Certificate of Zoning Compliance and Design Review. f. The construction of N. Centrepoint Way from the southern boundary to the northern boundary of the annexation area shall occur with the first phase of development. g. The Developer shall coordinate with the developer of the property to the south (Brickyard Apartments) to incorporate pedestrian connections between the two developments on the west and east sides of N. Centrepoint Way. h. A minimum 10% (0.5 of an acre) qualified open space shall be provided with development of the portion of the site on the east side of N. Centrepoint Way based on the total land area before dedication of right-of-way (i.e. 5 acres) as set forth in UDC 11- 3G-3B. This requirement is in addition to the common open space standards listed in UDC 11-4-3-27C for multi-family developments. Meridian City Council Meeting Agenda July 18, 2019 – Page 147 of 159 Page 37 2. The preliminary plat included in Section VII.B, shall be revised as follows: a. Depict an easement for the Nourse Lateral along the north boundary of the site. If the easement is 10 feet or greater, it shall be located within a common lot that is a minimum 20-feet wide and outside of a fenced area unless modified by City Council as set forth in UDC 11-3A-6D. 3. The landscape plan included in Section VII.C shall be revised as follows: a. Include mitigation information on the plan for any existing trees on the site that are not removed by the residential property owner for fire wood in accord with the standards listed in UDC 11-3B-10C.5. 4. The 50-foot wide private street easement (i.e. Jasmine Lane) shall be relinquished where it crosses the subject property. Proof of relinquishment shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 5. For lots accessed by common driveways, an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren’t taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 6. Provide address signage for homes accessed by the common driveways on Lot 12, Block 1; Lot 7, Block 2; and Lot 19, Block 2 for emergency wayfinding purposes. 7. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 8. All existing structures on the site shall be removed prior to City Engineer signature on the final plat phase in which they are located. 9. Parking is restricted to only one side of the 27-foot wide street sections; signage shall be installed prohibiting parking on one side of the street to ensure emergency access can be provided. 10. The Director approved the Applicant’s request for Alternative Compliance to UDC 11-3G-3 to count the local street buffer along the south side of E. Jasmine St. toward the qualified open space. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 1.2 The following proposed manholes have less than 3' of cover: A-3, A-4, A-5, C-1 and D-5. Public Works has previously discussed with the applicant the possibility of using grinder pumps in these shallow areas, but the plans do not note the use of them. If the parcel to the north of the multi-family is to be served by Meridian, applicant must stub sewer at minimum slope in N. Centrepoint Way to the north boundary line. Meridian City Council Meeting Agenda July 18, 2019 – Page 148 of 159 Page 38 1.3 Each phase must be modeled to ensure adequate fire flow. 1.4 Public Works has met with SUEZ Water and agreed that water service to the north for the multi-family portion of the development will be provided according to how annexation proceeds. Meridian will provide water in Meridian, and SUEZ will provide water in Boise. If the area being considered for inclusion is to be served by the City of Meridian, the Public Works Department would like to have a completed water main loop north to the existing water main in E. Wainwright Drive. The purpose of this loop is not for flow and pressure reasons, it is to create redundancy and for mitigation of water quality concerns created by dead end mainlines. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. Meridian City Council Meeting Agenda July 18, 2019 – Page 149 of 159 Page 39 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. Meridian City Council Meeting Agenda July 18, 2019 – Page 150 of 159 Page 40 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/164748/Page1.aspx D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/165252/Page1.aspx E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/weblink8/0/doc/165379/Page1.aspx F. NAMPA & MERIDIAN IRRIGATION DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/165231/Page1.aspx G. SETTLER’S IRRIGATION DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/164812/Page1.aspx H. CENTRAL DISTRICT HEALTH DEPARTMENT http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=165010&dbid=0 I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/164959/Page1.aspx J. WEST ADA SCHOOL DISTRICT (WASD) http://weblink.meridiancity.org/weblink8/0/doc/165083/Page1.aspx K. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/WebLink8/0/doc/169441/Page1.aspx Meridian City Council Meeting Agenda July 18, 2019 – Page 151 of 159 Page 41 IX. FINDINGS A. Comprehensive Plan Map Amendment 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 amendment to the Comprehensive Plan, the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds the proposed map amendment and FLUM designation of MU-R is consistent with the Comprehensive Plan if the property to the north (Parcel #R4582530100) is also included in the map amendment as detailed in Section V.1 of this report. 2. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map to include a parcel of land that is currently in the City of Boise’s planning area for development in the City, along with the adjacent parcel to the north as recommended, will provide an improved guide to future growth and development of the City. 3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment as recommended by Staff is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section V. 4. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with adjacent existing residential and future commercial uses. 6. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are available to be extended to this site. 7. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City if the parcel to the north is also included in the amendment as recommended by Staff in Section V.1. Meridian City Council Meeting Agenda July 18, 2019 – Page 152 of 159 Page 42 B. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex and develop the subject property with R-15 and R-40 zoning consistent with the MDR and proposed MU-R designations. If the property to the north of the land proposed to be zoned R-40 is not included in the FLUM amendment, Staff finds the proposed zoning map amendment is not consistent with the Comprehensive Plan (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will provide for a range of housing opportunities consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed medium and high density residential uses should be compatible with adjacent existing and future residential and commercial 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 City services are available to be provided to this development. The School District has submitted comments, included in Section VIII.J that currently show student enrollment is below capacity for the elementary school and over capacity for the middle school and high school. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City. C. Preliminary Plat (UDC 11-6B-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Meridian City Council Meeting Agenda July 18, 2019 – Page 153 of 159 Page 43 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with scheduled public improvements in accord with the City’s 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 Staff finds 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, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. D. Alternative Compliance (UDC 11-5B-5E) Required Findings: In order to grant approval for an Alternative Compliance application, the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or Staff finds that strict adherence or application of the requirements of UDC 11-3G-3 are feasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Staff finds the proposed alternative means of compliance provides an equal means for meeting the requirements in UDC 11-3G-3. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Staff finds the alternative means of complying with UDC 11-3G-3 will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties and will actually be a benefit to the public welfare by providing a buffer between the high density and medium density residential uses and 2- and 3-story structures. Meridian City Council Meeting Agenda July 18, 2019 – Page 154 of 159 1 De l a n o N e i g h b o r h o o d Si t e P l a n 2 3 De l a n o Vi c i n i t y M a p Co m p r e h e n s i v e Pl a n 4 MU ‐ R Me d i u m De n s i t y Re s i d e n t i a l E a g l e R d Bo i s e Mi x e d ‐ U s e Us t i c k R d De l a n o Tr a n s i t i o n i n De n s i t y 5 So u t h e r n R ‐ 4 0 De v e l o p m e n t 6 Tr a n s i t i o n i n De n s i t y 7 De l a n o N e i g h b o r h o o d Tr a n s p o r t a t i o n P l a n Te m p o r a r y S t r e e t C l o s u r e Em e r g e n c y A c c e s s O n l y 8 De l a n o N e i g h b o r h o o d Si t e P l a n 9 Ne i g h b o r h o o d Am e n i t i e s 10 11 12 13 De l a n o N e i g h b o r h o o d Si t e P l a n 14 15 Th a n k Y o u 16 De l a n o Vi c i n i t y M a p 17 18 19 Tr a n s i t i o n i n De n s i t y 20 21 Br i c k y a r d “ B a r r a c k s ” 22 23 De l a n o N e i g h b o r h o o d Tr a n s p o r t a t i o n P l a n Te m p o r a r y S t r e e t C l o s u r e Em e r g e n c y A c c e s s O n l y AC H D C e n t e r p o i n t R . O . W . 24 25 Fa s t E d d y ’ s No r t h B o u n d a r y 26 On S t r e e t P a r k i n g 27 Ho m e E l e v a t i o n s Si n g l e ‐ F a m i l y D e t a c h e d Si n g l e ‐ F a m i l y / S i n g l e S t o r y 28 29 30 Pr o j e c t P h a s i n g P l a n 31 To the City Clerk and to the City of Meridian Planning and Zoning Commission: We, the undersigned, as residents of Alpine Pointe and the City of Meridian, would like Malissa Bernard to represent our street and give testimony for us on our behalf at the Planning and Zoning Commission Hearing on July 18, 2019. We may not be able to attend this hearing at this time due to schedules, health issues, and for personal reasons. We may be in attendance at this hearing, but we have chosen Malissa Bernard to speak for our street on N Dashwood PI of Alpine Pointe since our street will bear much of the impact of the DevCo Delano proposal if it is approved in its current form. Please allow her to speak for 10 minutes in adherence to public testimony policy for a group, for she is representing our street (N Dashwood PI, Meridian, ID 83646) for a group of concerned neighbors. Thank you. Name L,,i1 j -kZ L41VYtf c% -.f - ----------------------------------- CISAk ,YiY deS /'.n v, n; e. M(,Vrv)4AW A, r 6 A" �--- �?' l f S'SQ �e✓� a� �, Signature Address Phone Date gz✓m,vl f- p1w,9.er 41043 Al AfSAIvId-I'/. 707.5V79.3377 ---------------------------------------------------------------------------- ------------------ �corm� ----------- ✓iQ�olus� i�db3n/. tiw,xl�/, -- -------7-16, ---- ----------------------------------------- v_ru.-`-l�u�l�%n-------------- tli-Lt- '2�{ N. l7ahhwooa p 1 Zog o��_d53-� -� - uo-Zo� ------------------- -------- - ----------------- ��n9� �� 4c�la � lv��a I�1� ----------- 6- �k--- -------------- POI.o`'` tP78'N '_I -l7- lQ 7l7! ie_ -------- ------ _ nl __ �5�•,+oad _J'i_---R49 _735---�7_� 7119-- -- - `'f o2N ►.t•�ashw�o�'P�.__ 2cg�3ol _05 3'► -t-��- _i)e-tC.ryC) Notes for Meridian P & Z Meeting - 18 July 2019 e Cha Address irxa and members of the P&Z I am Sherry Garey, property owner and resident of Alpine Point Subdivision at 4563 N Camas Creek Way. My husband and I moved to this nice neighborhood in Meridian because we were under the impression that the City of Meridian is a very family-oriented community and places high value on their residents, and works toward not only sustaining, but enhancing its livable image. Needless to say, we were very disheartened with this development proposal as it is currently being presented for approval. Our concern is that it will severely damage the quality of life and ruin the property values that we have all made good -faith investments in by turning our subdivision streets into busy alternate traffic corridors to access or by-pass Eagle Road. I am often working in my office during various hours of the night. My office is on the street side of our home and I see a surprising amount of traffic driving through now during the night in addition to considerable daytime traffic. You have heard our primary spokesperson Malissa Bernard's excellent analysis and alternatives that not only protects Alpine Point but provides protections for the proposed subdivision and other Luture developments o the parcels of land that are also in this area. I want to point out that Quality Connectivity among the adjacent subdivisions can be developed and maintained and enjoyed by all through the safe pathwa system that has already been preplanned and provided for and goal should be to assure the existing and future pathway connections are safe and free from excessive traffic and speeds, and provide safe corridors to local schools, parks, neighbors and for exercise. Aea �egji serious consideration to our concerns and alternate proposals that continue to follow the City's mission and image as a wonderful community to live in. /rEIDil EZNC PLANNING AND ZONING COMMISSION MEETING AGENDA July 18, 2019 Agenda Item Number: 4 D Item Title: Public Hearing for Variance Findings UDC Text Amendment (H-2019-0071) By City of Meridian Planning Division, Located City of Meridian 1. Request: An Amendment to UDC 11 -5B -4E in regard to the required findings for Variance applications consistent with that of Idaho Code 67- 6516 Meeting Notes: !"#$%!##&$' ( ()*+ ( ,- !"##"$%#& 0HULGLDQ&LW\&RXQFLO0HHWLQJ$JHQGD-XO\±3DJHRI City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/18/2019 Hearing Type: PZ Item Number: 4-D Project Name: Variance Findings UDC Text Amendment Project No.: H-2019-0071 Active: ❑ There are no signatures posted for this meeting type yet. 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VARIANCE — DEFINITIO N — APPLICATION — NOTICE — HEARING. Each governing board shall provide, as part of the zoning ordinance, for the processing of applications for variance permits. A variance is a modification of the bulk and placement requirements of the ordinance as to lot size, lot coverage, width, depth, f ront yard, side yard, rear yard, setbacks, parking space, height of buildings, or other ordinance provision affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege, but may be granted to an applicant only upon a showing of undue hardship because of characteristics of the site and that the variance is not in conflict with the public interest. Prior to granting a variance, notice and an opportu nity to be heard shall be provided to property owners adjoining the parcel under consideration and the manager or person in charge of the local airport if the variance could create an aviation hazard as defined in section 21-501, Idaho Code. Denial of a variance permit or approval of a variance permit with conditions unacceptable to the landowner may be subject to the regulatory taking analysis provided for by secti on 67-8003, Idaho Code, consistent with the requirements established thereby.” Therefore, the City proposes an amendment to the UDC consistent with Idaho Code for the first Finding listed above pertaining to the variance not granting a right or special privilege to be removed as shown in Section VI. Staff believes the proposed amendment will clarify the Findings Council is required to make in order to grant a Variance consistent with State Code. V. DECISION Staff: Staff recommends approval of the proposed text amendment to the UDC based on the analysis provided in Section IV as noted in Section VI per the Findings of Fact and Conclusions of Law listed in Section VII. VI. EXHIBITS A. Proposed Text Amendment A. Purpose: The purpose of this section is to establish procedures for modification from the bulk and placement requirements of this title. B. Applicability: The provisions of this section shall apply to requests to vary from the requirements of this title with respect to lot size, width, and depth; front, side, and rear setbacks; parking spaces; building height; all other provisions of this title affecting the size and shape of a structure or the placement upon properties. If a means of alternative compliance is available, it should be exhausted before applying for a variance. C. Process: 1. The applicant shall complete a pre-application conference with the director prior to submittal of an application for a variance. 2. An application and fees, in accord with article A, "General Provisions", of this chapter, shall be submitted to the director on forms provided by the planning department. 3. The council shall apply the standard listed in subsection D of this section and all the findings listed in subsection E of this section to review the variance. D. Standard: The variance shall comply with Idaho Code section 67-6516. E. Required Findings: In order to grant a variance, the council shall make the following findings: Meridian City Council Meeting Agenda July 18, 2019 – Page 157 of 159 Page 3 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; 21. The variance relieves an undue hardship because of characteristics of the site; and 32. The variance shall not be detrimental to the public health, safety, and welfare. Meridian City Council Meeting Agenda July 18, 2019 – Page 158 of 159 Page 4 VII. FINDINGS 1. UNIFIED DEVELOPMENT CODE TEXT AMENDMENTS: (UDC 11-5B-3E) 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 a text amendment to the Unified Development Code, the Council shall make the following findings: A. The text amendment complies with the applicable provisions of the comprehensive plan; Staff finds that the proposed UDC text amendment, as shown in Section VI above, complies with the applicable provisions of the Comprehensive Plan. B. The text amendment shall not be materially detrimental to the public health, safety, and welfare; and Staff finds that the proposed zoning ordinance amendment should not be detrimental to the public health, safety or welfare. C. The text 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. Staff finds that the proposed amendment does not propose any changes to how public utilities and services are provided to developments. All City departments, public agencies and service providers that currently review applications will continue to do so. Please refer to any written or oral testimony provided by any public service provider(s) when making this finding. Meridian City Council Meeting Agenda July 18, 2019 – Page 159 of 159