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2023-09-07
W IDIAN PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, September 07, 2023 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT ABSENT Commissioner Nathan Wheeler Commissioner Patrick Grace Commissioner Maria Lorcher Commissioner Jared Smith Commissioner Enrique Rivera Commissioner Andrew Seal Commissioner Mandi Stoddard ADOPTION OF AGENDA CONSENT AGENDA [Action Item] Approved Motion to approve made by Commissioner Rivera, Seconded by Commissioner Wheeler. Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Rivera, Commissioner Stoddard 1. Approve Minutes of the August 17, 2023 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Bridgetower Marketplace (H-2023-0035) by Cheri Moore, Eckhardt Properties, located at 3149 W. Quintale Dr. 3. Findings of Fact, Conclusions of Law for Klein Home Addition (H-2023-0037) by Bryan and Carrie Klein, located at 224 W. Cherry Ave. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] ACTION ITEMS 4. Public Hearing for Village Leadership Academy (H-2023-0038) by Village Leadership Academy, located at 3006 E. Goldstone Dr. Withdrawn A. Request: Conditional Use Permit for a public education institute on 0.93 acre of land in the C-C zoning district as required by the Development Agreement (Inst.#104107403, MI-04-006). Motion to accept withdrawal made by Commissioner Wheeler, Seconded by Commissioner Rivera. Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Rivera, Commissioner Stoddard S. Public Hearing for Eagle Road Extended Stay Hotel (H-2023-0040) by KM Engineering, located at 2700 N. Eagle Rd.Approved Application Materials: https://bit.ly/H-2023-0040 A. Request: Conditional Use Permit for a 4-story extended stay hotel with 124 rooms on 2.77 acres of land in the C-G zoning district. Motion to approve made by Commissioner Rivera, Seconded by Commissioner Wheeler. Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Rivera, Commissioner Stoddard 6. Public Hearing for Windrow Neighborhood (H-2023-0031) by Conger Group, located at the northeast corner of S. Linder Rd. and W.Amity Rd. Recommended Approval to City Council (Hearing Date September 26, 2023) Application Materials: https://bit.ly/H-2023-0031 A. Request: Annexation of 46.133 acres of land with an R-8 zoning District. B. Request: Rezone of 19.62 acres of land from the R-4 to the R-8 zoning district. C. Request: Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on 65.10 acres in the proposed R-8 zoning district. Motion to recommend approval to City Council made by Commissioner Wheeler, Seconded by Commissioner Rivera. Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Rivera, Commissioner Stoddard ADJOURNMENT 7:04 PM Meridian Planning and Zoning Meeting September 7, 2023. Meeting of the Meridian Planning and Zoning Commission of September 7, 2023, was called to order at 6:00 p.m. by Vice-Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Nathan Wheeler, Commissioner Enrique Rivera and Commissioner Mandi Stoddard. Members Absent: Commissioner Andrew Seal, Commissioner Jared Smith and Commissioner Patrick Grace. Others Present: Chris Johnson, Kurt Starman, Bill Parsons, Sonya Allen, Stacy Hersh and Dean Willis. ROLL-CALL ATTENDANCE X_ Nate Wheeler X Maria Lorcher X_ Mandi Stoddard Patrick Grace X_ Enrique Rivera Jared Smith Andrew Seal - Chairman Lorcher: Good evening. Welcome to the Planning and Zoning Commission for September 7th, 2023. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the City Attorney and Clerk's office, as well as the City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony. If you have a process question during the meeting, please, e- mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel. You can access -- access it at meridiancity.org/live. With that let's begin with roll call. Mr. Clerk. ADOPTION OF AGENDA Lorcher: Thank you. The first item on the agenda is the adoption of the agenda. Village Leadership Academy, Item No. H-2023-0038, will be open for the sole purpose of withdrawing the application. So, if there is anyone here tonight to testify on that application we will not be taking public testimony at this evening. Could I get a motion to adopt the agenda? Rivera: So moved. Wheeler: Madam Chair? Meridian Planning&Zoning Commission September 7,2023 Page 2 of 21 Lorcher: Yes. Wheeler: Do we need to go ahead and address the consent items yet or -- Lorcher: That's next. Wheeler: That's next. Okay. So, then, second. Lorcher: Okay. It's been moved and seconded to adopt the agenda. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the August 17, 2023 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Bridgetower Marketplace (H-2023-0035) by Cheri Moore, Eckhardt Properties, located at 3149 W. Quintale Dr. 3. Findings of Fact, Conclusions of Law for Klein Home Addition (H- 2023-0037) by Bryan and Carrie Klein, located at 224 W. Cherry Ave. Lorcher: The Consent Agenda. We have three items on the Consent Agenda and we have -- we have three items on the Consent Agenda, to approve the minutes of the August 17th, 2023, meeting. Facts and Findings and Conclusions of Law for Bridgetower Marketplace and Facts and Findings of Conclusion for Law for the Klein Family Home Addition. And, actually, I will add a fourth. We will be changing the order of the agenda, so -- for the purpose of timeliness. Could I get a motion to accept the Consent Agenda as presented? Rivera: I make a motion to accept the agenda as modified. Wheeler: Second. Lorcher: It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: At this time I would briefly like to explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their Meridian Planning&Zoning Commission September 7,2023 Page 3 of 21 case and respond to staff comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will only be called once during public testimony. The Clerk will call the names individually of those who signed up on our website in advance to testify. You will, then, be unmuted on Zoom or you can come up to the microphones in Chambers. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on screen and our clerk will run the presentation. If you have -- as a -- if you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf you will have up to ten minutes. After all of those who have signed up in advance have spoken we will invite any others who wish to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button on the Zoom app or if you are listening on a phone please press Star 9 and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please, be sure to mute these extra devices so we do not experience feedback and we can hear you clearly. When you are finished, if the Commission does not have questions for you, you will return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak. Please remember we will not call on you twice. After all the testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant is finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and hopefully be able to make final decisions or recommendations to City Council as needed. Tonight we are going to go out of order. We are first going to do number six, which is the withdrawal and, then, we will do the conditional use permit, which is number five and, then, we will finish up with number four, which is the rezone and annexation. 4. Public Hearing for Village Leadership Academy (H-2023-0038) by Village Leadership Academy, located at 3006 E. Goldstone Dr. A. Request: Conditional Use Permit for a public education institute on 0.93 acre of land in the C-C zoning district as required by the Development Agreement (Inst.#104107403, MI-04-006). Lorcher: So, I would like to open the public hearing for Item No. H-2023-0038, Village Leadership Academy, for the sole purpose to accept the request for their application to be withdrawn. At this time may I get a motion to accept the withdrawal of the application? Wheeler: So moved. Rivera: Second. Lorcher: It's been moved and seconded to close the public hearing and accept the -- accept the withdrawal and close the public hearing. All those in favor say aye. Any opposed? Okay. Motion carries. Meridian Planning&Zoning Commission September 7,2023 Page 4 of 21 MOTION CARRIED: FOUR AYES. THREE ABSENT. 5. Public Hearing for Eagle Road Extended Stay Hotel (H-2023-0040) by KM Engineering, located at 2700 N. Eagle Rd. A. Request: Conditional Use Permit for a 4-story extended stay hotel with 124 rooms on 2.77 acres of land in the C-G zoning district Lorcher: The next item we will open for the public hearing is Item H-2023-0040, Eagle Road Extended Stay Hotel for a conditional use permit for a four story extended hotel. We will begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The first application before you tonight is a request for a conditional use permit. This site consists of 2.77 acres of land. It's zoned C-G and it's located on the east side of North Eagle Road, State Highway 55, south of Ustick Road at 2700 North Eagle Road. A little history on this property. A development agreement exists for the larger property in which this site is located as shown there on the vicinity map. It does include a conceptual development plan for a hotel on this site and allows one building permit to be issued prior to subdivision of the property. A final plat and an amendment to the development agreement was recently approved for the larger property that has not yet been recorded. The Comprehensive Plan future land use map designation is mixed-use regional. A conditional use permit is requested for a four story extended stay hotel with 124 rooms on 2.77 acres of land in the C-G zoning district as required by the UDC, because the site adjoins a residential district and existing residences -- apartments to the south. A multi-family development is currently in the development process directly to the east as well in the C-G zoning district and this property is on the eastern portion of the subject property that's highlighted here. Access is proposed by an existing curb cut at the northern boundary of the site for access via Eagle Road through the adjacent commercial property and a right-in, right-out access driveway via North Eagle Road, which was recently approved by City Council on the adjacent property to the south. Two driveways for connectivity between uses and for access via Records Avenue are proposed to the multi-family residential development to the east currently in the development process. An access driveway to the south is also planned for connectivity between uses. Off-street parking is proposed in excess of UDC standards. A minimum of 102 spaces are required. A total of 139 spaces are proposed, exceeding the minimum standard by 37 spaces. Bicycle parking is also proposed in excess of the minimum standard. A north-south pedestrian walkway is proposed within the western perimeter buffer and walkways are proposed to the east for interconnectivity between uses. A reduced buffer width of a minimum of five feet was recently approved by City Council along the eastern boundary of the site to future residential uses. Evergreen trees should be included in the buffer to achieve a mix of materials and barrier as desired between commercial and residential uses. Conceptual building elevations were submitted as shown for the proposed structure. Building materials primarily consist of EIFS, wall panels in two different colors, with a third accent color. Architectural metal siding in two different colors as an accent material and pre-finished metal flashing grills Meridian Planning&Zoning Commission September 7,2023 Page 5 of 21 and louvers. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual and will be reviewed for compliance with these standards with the subsequent designer view application. The subdivision, which includes this property, is required to be recorded prior to issuance of certificate of occupancy or the entire frontage improvements along Eagle Road will be required to be constructed with development of this site. Written testimony was received from Stephanie Hopkins, KM Engineering, the applicant's representative. They are in agreement with the staff report conditions. Staff is recommending approval per the staff report. The applicant is here to present tonight. Staff will stand for any questions. Lorcher: Commissioners, do we have any questions for staff? Would the applicant like to come forward? Hi. If you can, please, state your name and address for the record. Clark: My name is Lacie Clark. I'm with KM Engineering at 5725 North Discovery Way, Boise, Idaho. 83713. Lorcher: Thank you. Clark: I believe we sent in a presentation. Allen: Just a moment. Okay. It said shared and it did not. Give me a moment. Clark: Okay. So, I think a lot of this was probably addressed, but I will give a broad overview. This on screen right now is the approved preliminary plat for Sessions Parkway and our hotel will be on the eastern three lots. Once the plat is recorded we are going to do a property boundary adjustment and we are anticipating that will happen in the next few months of the plat recording. So, this is a rendering the architects sent. So, you can see where the building is on the entire site and, then, to the west is the rest of the Sessions Parkway development pads. Some of the site features on -- this is the updated site plan. As mentioned there is 139 parking out of the 102 required. Eight of those will be for electric vehicles and six will be for handicap parking. And, then, the connectivity -- the sidewalks will connect to proposed uses within the other development in the Sessions Parkway, as well as to -- on the east The Village apartments that are being developed. It's 125 rooms and four stories. There is -- it will be open 24 hours a day. There will always be one staff on site. It's proposed to have four to six full-time staff and six to eight part-time. With it being open 24 hours the security will be -- there is four points of access to -- in the north and south stairwells and two on the west and east access to the lobby and those will be double key card secured. So, you have to use your key card twice to get in and, then, as far as amenities there is a gym, a laundry room and vending. This -- these are more renderings, so you can see what it looks like in the day and at night. This building is what's facing -- the front of this building is facing the west and, then, the gazebo is a proposed amenity and you can see some of the pathways here and, then, where the trees are there will be another sidewalk. So, that about sums it up. I believe your developer might be tuned in, so they can answer any questions I don't have, but I will stand for questions now if anyone has any. Meridian Planning&Zoning Commission September 7,2023 Page 6 of 21 Lorcher: Commissioners, do we have any questions for the applicant? I do have one. Clark: Uh-huh. Lorcher: Does this hotel offer any balcony space for -- I didn't see it on the rendering from the front of the hotel. Do any of the rooms in the back of the hotel have any balconies or is it all just enclosed? Clark: No, I don't believe so. There is no balconies. Lorcher: Commissioners, any questions? Rivera: And it's -- you said on the amenities, gym, laundry room. Does it facilitate any kind of conference rooms or -- or, you know, for outside, you know, to come and use conference rooms, things like that? Clark: Not that I know of. I know that there is a lobby, so I'm not sure of any conference rooms. Rivera: Okay. Lorcher: Do you have any of these brands in other cities or is this the first from the company? Clark: Yeah. I think it's a pretty new concept. I'm not completely sure if they have started in other cities yet, but the developers might be able to speak to that. Johnson: Madam Chair, there is somebody with their hand raised and may be with the applicant. Lorcher: Okay. Johnson: It's Casey Tippins. Clark: Oh. Yeah. Lorcher: Hi. If you can state your name and address for the record, please. Tippins: Casey Tippins. Address is in Livingston, Montana. 5157 Livingston, Montana. We are the developer and applicant. Just to answer a couple questions, these units do not have conference rooms. They do not have balconies and just the -- the gym amenity inside these hotels. It is a new concept that Wyndham is rolling out. They have announced I think well over a hundred across the country, so these are expected to do very well. Lorcher: Thank you. Commissioners, any other questions for the applicant? Meridian Planning&Zoning Commission September 7,2023 Page 7 of 21 Wheeler: Madam Chair? Lorcher: Commissioner Wheeler. Wheeler: I have just a quick question. You said that there was some connectivity also to the south and I'm trying to see where that's at, aside from just the -- the road that's to the south, but no -- I don't see a drive aisle going down that way. Is there -- did I mishear something or -- Clark: Are you referring to this south -- Wheeler: South part of the property. I thought I heard something about there being like some connectivity to the south. Clark: The sidewalk, as far as I know, is the connectivity -- Wheeler: Okay. Clark: Yeah. Wheeler: Okay. So, just the sidewalk, not a drive aisle or anything like south. That's what I'm seeing. I just wanted to make sure I heard it correctly. Clark: Yeah. Wheeler: Okay. Lorcher: All right. I think we are good. Clark: Okay. Thank you guys. Lorcher: Thank you. Allen: Madam Chair, if I may address that. Commissioner Wheeler, there is a -- a drive aisle connection to the south that's -- it's off this site, but you can see it on the site plan there. Just wanted to clarify. Wheeler: Okay. Allen: Thank you. Wheeler: Okay. Thank you. Lorcher: All right. At this time we will take any public testimony. Mr. Clerk, is there anybody signed up to speak? Meridian Planning&Zoning Commission September 7,2023 Page 8 of 21 Johnson: Madam Chair, only the applicant was signed up. Lorcher: Anybody in Chambers would like to speak on this application? I take it there is nothing else you would like to add? Okay. All right. Can I get a motion to close the public hearing? Wheeler: So moved. Stoddard: Second. Lorcher: It has been moved and seconded to close the public hearing on File No. H- 2023-0040. All those in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Commissioners, any thoughts about this application for Eagle Road Extended Stay Hotel? Wheeler: No. It seems pretty straightforward and it seems like it's in the use. They are over the parking minimums. These are all benefits and bonuses, so pretty cut and dry. Lorcher: I will take a motion. Wheeler: All right. Do you want to go for it? Rivera: I will take a stab at it, yeah. After considering all staff, applicant and public testimony, I move to approve File No. H-2023-0040 as presented in the staff report for the hearing date of September 7th, 2023, with no modifications. Wheeler: Second. Lorcher: It's been moved and seconded to approve File No. H-2023-0040. All those in favor say aye. Any opposed? All right. Motion passes. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 6. Public Hearing for Windrow Neighborhood (H-2023-0031) by Conger Group, located at the northeast corner of S. Linder Rd. and W. Amity Rd. A. Request: Annexation of 46.133 acres of land with an R-8 zoning District. B. Request: Rezone of 19.62 acres of land from the R-4 to the R-8 zoning district. Meridian Planning&Zoning Commission September 7,2023 Page 9 of 21 C. Request: Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on 65.10 acres in the proposed R- 8 zoning district. Lorcher: All right. The next item we have open for public hearing is File No. H-2023- 0031, the Windrow Neighborhood, for annexation, rezone and preliminary plat. We will begin with the staff report. Hersh: Madam Chair and Commissioners, good evening. The applicant is here to present their project for Windrow Neighborhood. The applications that were submitted were annexation, rezone, preliminary plat and an MDA. The site consists of 65.10 acres of land with 19.967 acres already annexed and zoned R-4, located at the northeast corner of South Linder Road and West Amity Road. History on the property is there is an existing development agreement for the portion that was annexed to R-4 as part of the South Meridian annexation. The Comprehensive FLUM designation is medium density residential. The summary of the request is the applicant proposes to annex in four point -- or 46.133 acres of land with an R-8 zoning district. A portion of the property, which was the 19.967 acres, was annexed into the City of Meridian in 2015 and zoned R-4 to help delineate this property would be developed as residential. The development agreement that was created as part of this original annexation dictated that the city would have services available as soon as possible and the rezone application would be free of charge. The stipulation regarding a rezone application was made because the annexation was city initiated and the property had no concept plan or specific development planned at the time of the annexation. The city understood future development may not match the existing zoning and gave future applicants the opportunity to propose a different zoning with redevelopment of the property. The applicant provided legal -- a legal description and map for the annexation area, the rezone area and the preliminary plat boundary. The -- the proposed preliminary plat consists of 251 building lots, one existing home, 40 common lots on 65.10 acres and a proposed R-8 zoning district. Lots range in size for from 4,725 to 10,000 square feet. The proposed gross density of the subdivision is 3.87 units per acre. The applicant is proposing -- proposing six phases within this development. Phases one through four are situated to the west of the Calkins Canal and phases five through six are located to the east of the canal. Staff recommends that the main entrance from South Linder Road and the main entrance via West Amity Road be constructed with the first phase of development. The first phase of development should encompass the construction of both the ten foot detached sidewalks and the entire street buffers along the frontage of South Linder and West Amity Road. Staff believes that construction of the multi-use pathway along the Calkins Lateral should take place during phase four, instead of waiting until phase six. This modification aims to provide an extra amenity to the neighborhood at an earlier stage and staff generally supports the phasing plan. However, the applicant should provide a revised color phasing plan prior to the City Council hearing and staff did have a meeting with the applicant this afternoon and we are working together on that phasing plan. Just wanted to add that part that the dimensional standards for the proposed R-8 zoning district appear to meet -- the preliminary plat appears to meet those dimension standards required by the UDC. Meridian Planning&Zoning Commission September 7,2023 Page 10 of 21 Access to arterial streets, which is South Linder Road and Amity Road and one temporary emergency only access is proposed -- proposed via South Linder Road and a secondary emergency connection is proposed across the northern end of the Calkins Lateral. One stub street is proposed to the north and west and three stub streets are proposed at the east boundary of the site for future extension in accordance with the UDC. Each phase of the development is proposed to have two accesses for emergency services. The main entrance from South Linder Road and the main entrance via West Amity Road shall be constructed with the first phase of development. Staff recommends, again, that the main entrance from South Linder Road be constructed -- constructed with the first phase to eliminate the need for the temporary emergency access as proposed by the applicant. Currently Amity Road is approved with two travel lanes and no curb, gutter or sidewalk abutting the site and Linder Road is also improved with two travel lanes and no curb, gutter or sidewalk abutting the site. Linder Road is listed in ACHD's Capital Improvement Plan to widen to three lanes from Victory Road to Amity Road between 2036 and 2040. The intersection of Linder Road and Amity Road is listed on the Capital Improvement Plan to be constructed as a dual lane roundabout with a westbound right turn bypass lane with four lanes on the north leg, four lanes on the south, four lanes on the east and four lanes on the west leg between 2036 and 2040 based on ACHD staff report findings concerning the traffic study. The applicant is advised to construct specific turn lanes at Site A and Site B access to mitigate traffic concerns. For site access A on Linder Road, a southbound center left turn lane and northbound temporary right turn lane are recommended. For the site access B on Amity Road an eastbound center left turn lane and a westbound temporary right turn lane were recommended. The measures -- measures should be implemented as an alternative mitigation until the roadways are widened. Street K and O do not conform to the ACHD policies, so the applicant is required to construct these streets at 33 foot wide street sections and the applicant should provide traffic calming design elements for Street A, B, C, J, L and M, N, O, because they are over the 750 feet in length. And the development of the subdivision is required to comply with the subdivision design improvements listed in the UDC, including, but not limited to, streets, common driveways and block face. There are three common driveways proposed and they all meet the UDC requirements. Block length is required to comply with the standards listed in the UDC and block faces should not exceed 750 feet in length without an intersecting street or alley, unless a pedestrian connection is provided, then the blackface may extend it up to a thousand feet in length. In accordance with the UDC a block face should not exceed 1 ,200 feet unless a waiver is granted by the City Council. In certain cases as specified traffic calming regulation -- measures may be necessary for blocks that surpass a thousand feet in length. Staff finds that street A, B, C and M each include a pedestrian connection that meets the conditions outlined in the UDC above. Staff has determined that Street L should incorporate a string connection and that is on the west side within Block 11 that connects to east to break up the block length. The applicant has initially proposed a block length of 1,229 feet for Street J and that is next to the canal in the center of the plat. However, upon verifying the measurement staff found that Street J actually exceeds the length of 1 ,800 feet. The applicant is seeking a Council waiver for the block length. However, staff believes in order for the Council to grant the waiver the applicant should extend a public street Meridian Planning&Zoning Commission September 7,2023 Page 11 of 21 across the northern edge of the Calkins Lateral in the location where the emergency access is as proposed. So, that is to the north of the street. The applicant has indicated that the irrigation district wants to limit the number of crossings over the lateral. However, staff doesn't have any written documentation of such a request. Staff recommends that the applicant provide written documentation from the irrigation provider stating that another public street connection is not desired prior to the City Council hearing. Staff recommends that the application -- applicant incorporate an additional pedestrian connection and pedestrian -- pedestrian bridge over the Calkins Lateral from the north side of the road through Lot 46 or Lot 47, Block 7, and that would be close to this roundabout. Incorporating -- incorporating a pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. If the applicant doesn't want to extend the road and install the additional open space and pedestrian bridge -- bridge as recommended, the block length for Street J should not exceed 750 feet as required by the UDC and staff did also talk about this in a meeting -- in a meeting with the applicant and they are actually working on redesigning the street with some of -- some other details that we gave them from past projects to look at -- or examples. Sidewalks and pathways. According to the master pathways plan a ten foot wide detached multi-use pathways required along South Linder Road, a detached ten foot wide pathway along West Amity Road and a ten foot pathway is required along the Calkins Lateral. The common driveway is located at the northwest corner. That would be up here. And the southwest corner of the development should incorporate micro paths adjacent to the five foot landscape buffers to enhance walkability within the neighborhood. Staff recommends the applicant revise the plat and landscape plans to include the dimensions of the pathways and micro pathways on the plans. The landscape plan does not depict landscaping on each side of the ten foot multi-pathway along the Calkins Canal. Landscaping is required along the pathways in accordance with the UDC. The applicant is showing -- let's see. The applicant is showing 25 foot landscape buffers next to South Linder Road and West Amity Road. So, those meet the UDC requirements. Fencing. The applicant is providing six foot vinyl fencing and four foot -- or five foot tall wrought iron. So, those meet -- both fencing types meet the UDC requirements. The qualified open space is -- for the 65.1 acres requires 15 percent for the R-8 zoning district. The applicant is providing 16 percent. So, they are meeting that qualification in the UDC. Overall staff supports the proposed open space and their locations being centralized within the development for fairly equitable access on both sides of the Calkins Lateral, with fire access available from the north and the pedestrian bridge across the south over the lateral. Staff does recommend the applicant incorporated additional pedestrian bridge and pedestrian bridge over the Calkins Lateral from the north side of Street J, again, through Lot 46 or Lot 47, Block 7, to align with the cul-de-sac, incorporating an additional pedestrian bridge in the center of the development would enhance the open space and amenities within the area. So, the applicant is required to provide 13 points in amenities for five -- projects five acres in size and over. So, the applicant has provided 15.5 amenity points that exceed the amenity points required and they do provide a playground park in phase six, a fenced dog park in phase one. A picnic shelter on Lot 6, Block 5, and on Lot 3, Block 9 in phase two and five and three segments of ten foot wide multi-use pathways equaling approximately over 4,000 linear Meridian Planning&Zoning Commission September 7,2023 Page 12 of 21 feet in length in phases one and six. Staff has concerns, even though that they meet the -- the required amount of amenity points provided across different phases within the development, staff recommends that the ten foot pathway along the Calkins Lateral should be constructed with phase four, instead of waiting until phase six. To address the issue of timing, staff recommends that Lot 10, Block 8 in phase four should include another qualifying amenity for the northern portion of the neighborhood, ensuring that residents are not waiting until phase six for the proposed playground on the eastern side of the lateral. Additionally, in the interest of enhancing the enjoyment of open space, staff finds that the picnic areas on Lot 6, Block 5, and Lot 3, Block 9, should be equipped with tables and benches with the proposed shade structures in accordance with the UDC. According to the GIS imagery, the Calkins Lateral bisects the site and continues north -- northern boundary and the -- and the eastern part -- bisects the eastern parcel of the proposed development. The Calkins Lateral runs across the northeast corner of the site with a 51 foot wide easement. The applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway, which is allowed by the UDC. It is presumed that -- there is another lateral, the Carlson Lateral, is being tiled and relocated as part of construction of this development. The applicant is required to comply with the UDC and ensure that the irrigation facility bisecting the eastern property line is tiled or relocated. Staff recommends the applicant graphically depict the relocation of the easement on the plat prior to the City Council hearing and the applicant has submitted three building elevations with field materials of lap siding, stone accents for the detached homes. Overall staff finds the submitted elevations to comply with the minimum standards, but hopes future elevations depict more variation in finish materials to help differentiate the building facades along public streets. Written testimony. There is none. Staff does recommend approval of the requested annexation, rezone, preliminary plat and MDA applications with the requirement of a new DA per the approval of the findings in the staff report and this concludes staff's presentation and I will stand for any questions. Lorcher: Okay. Commissioners, are there any questions for staff before we bring the applicant up? Would the applicant like to come up, please? H.Clark: Good evening, Members of the Commission. Hethe Clark. 251 East Front Street in Boise representing the applicant and I have a presentation that I'm sure is on its way, right, Stacy? Okay. So, we are here to discuss Windrow Neighborhood and I wanted to -- maybe that will fire up. Good. All right. No problems. So, I want to start out by talking a little bit about the -- the vicinity, kind of give a little bit of context and, then, also talk a little bit about the -- the history of the project, because I think that that -- understanding where this comes from and what the city has done since 2016 in relation to this property is important as we -- before we jump into the details. So, the property is located at the corner of Linder and Amity in southwest Meridian and there are a couple of really important themes here. First, one is that this completes this square mile. This is an area -- there is a few annexed -- properties to be annexed just off to the east, but ultimately this is what completes the -- the square mile, which is developing east to west from Meridian towards Linder and, then, second, that there has been significant city infrastructure investment in both water and sewer in this area, all of which followed from Meridian Planning&Zoning Commission September 7,2023 Page 13 of 21 that 2016 annexation that Stacy mentioned and that I will go over a little bit more. This project helps to complete that plan and I will show you how. As we look at the Comprehensive Plan as a snapshot today, the area is planned as medium density. We are on the low end of the medium density -- density spectrum, which as you know is from three to eight units per acre. This is our annexation map. It shows that the portion of our project on the east is already annexed, with the remainder having contiguity to the city on the north. Now, that annexation question is very important to consideration of this application and so back in 2016, as you are probably aware, there was 1,300 acres that was annexed as part of a -- a large annexation for the city. You can see our property is up on the northwest corner up top, maybe, if the thing is working. Well, you can see my -- my arrow. I don't -- the computer seems to be lagging a bit. Here is another view, along with a picture of how this relates to Kuna's growth I will call it on Meridian's southwest flank. There are a couple of elements of the annexation that are key, though, tonight. The first was that the annexation was consensual and that it was arrived at through negotiated development agreements with each of the property owners, that the city reached out to those property owners, made certain commitments to the owners and the owners made commitments back as part of that annexation. The city's commitments included investments in water and sewer facilities in this area, so that those properties, if they come into the city and -- and took on those additional obligations, that they would also have the -- the ability to move forward with development. So, back in 2016 our predecessor signed an agreement with the city. That included the language that you see on the screen. Among other things it calls for, quote, advancement of sewer and water infrastructure facilities -- or infrastructure -- utility infrastructure for the benefit of the subject property, the City of Meridian and adjacent and adjoining properties. So, those benefits would be in the form of these utility extensions, which were planned out to take place over two phases. There was a phase that took place in two years and there was a phase that took place in four years and, then, as that development -- that infrastructure built out, then, those property owners would have the opportunity to -- to submit development agreements that were consistent with the FLUM. This is exactly what Stacy said to you a few minutes ago. So these -- this shows you the -- the two phases of the utility extensions. Phase one in blue. Phase two in pink. Our property is in phase two and as you could see from the -- the -- the comments during -- in the staff report and from the agencies, Public Works noted that sewer and water are directly adjacent and have been built out. This is what it looks like. You can see the city has constructed the water mains that ring the property in blue. Water does not have to be extended with this project, it's already there. You can also see that the city has constructed a sewer main to our property line. That's the -- the red line there on Linder Road. We will take that down to the new lift station that's located precisely where it's called for on the city's sewer master plan. Here is a -- here is a snippet from that and you can see on the map I just showed you -- you can -- we had the lift station on the southwest corner and that's where the -- the city's phasing plan calls for it as well. So, to summarize what you are seeing here tonight is fulfillment of this process that the city worked on with this property owner. Both sides lived up to the bargain. You know, the city's made significant investments in utilities that make the property ready for development. So, with that background let's look at the site. As -- as has been mentioned, 64 acre project. We are proposing an R-8 zone, 251 homes, 16 Meridian Planning&Zoning Commission September 7,2023 Page 14 of 21 percent open space. The proposed zoning and density are consistent with the FLUM. A couple comments while I have this up. You know, there was a few comments about block length and in large part the block length is driven by the location of the Calkins Lateral that I think makes sense to everyone. We will be doing the traffic calming measures that were called for by ACHD that would largely include bulb outs and -- and those types of like visual prompts to help calm the -- calm the traffic. Another point I would make is that the Carlson -- so, this is the Calkins Lateral. The Carlson on Google Maps looks like it might be on our property, but it, in fact, is not and so that we don't have to worry about the -- about the Carlson. With regard to open space and pathways, I like this map, because -- I actually really like this site plan, too. But it -- it really emphasizes how interconnected the property is going to be and the way that the design uses the Calkins as a -- as an amenity for the project. But you can see all of the amenities that are proposed, we have, you know, not -- not one, not two, but three components of the regional pathway network that are on the property. All of the internal neighborhood walking loops connect the various half acre and up parks, including the -- the half acre dog park that was mentioned during the initial presentation. The amenities exceed code. They include a play park, dog park, pathways, seated -- shaded seating areas. They do include tables, which was one of the points that staff mentioned is that we will have the tables there. More examples of what it would look like and, again, we exceed the overall amenities requirement with 15.5. You have seen the home designs. These are, obviously, the -- you know, the base design. There will be tweaks on this and there will be variety. Overall -- excuse me. Lot sizes from 4,725 to 10,000 square feet, with homes from 1 ,350 to 2,750 square feet. So, a good variety and appropriate for the FLUM designation in this location. So, what's next? We would ask for a recommendation of approval and to move this forward to Council. We are generally in agreement with the conditions with -- that have been discussed, but there are -- there is some work that needs to be done. The -- and -- and this is always the -- the kind of stuff that happens as you get the staff report and, then, you scramble for -- for the meeting is that you try to address as much as you can and as you heard we have been meeting with staff to review a few items and try to improve things and -- and -- and come to a -- a compromise position on other items. So, we will be following staff's direction to update the landscape plan. We will be showing the road calming measures as I mentioned previously. We will be providing a written confirmation from Boise project as to their -- their direction to not have so many crossings on their facilities and the -- the way that the staff report is set up I think that's appropriate, that if we provide that from the irrigation district, then, that would address that issue. So, ultimately, I think what -- what we should be doing and what we would ask you to include in a recommendation is to work with staff to revise the phasing plan to address the questions that staff raised about timing for certain of the amenities and for timing of the improvements on Linder on that frontage. We are -- you know, there are some items there that, you know, there is going to take a little bit of arm wrestling on, but, ultimately, what we are trying to do with that revised phasing plan is to move up that timing to -- in order to address staff's concerns. So, that's what we would be hoping for in a -- in a recommendation. With that I'm -- I'm happy to answer any questions from the Commission. Wheeler: Madam Chair? Meridian Planning&Zoning Commission September 7,2023 Page 15 of 21 Lorcher: Commissioner Wheeler. Wheeler: It's Keith, is that right? H.Clark: Hethe with an H. Yeah. Wheeler: Oh, Hethe. Sorry. H.Clark: It's a terrible name for introduction. Wheeler: No. You are good. Hethe. Can you go back to the conceptual plan that you had with the city's -- with the streets that -- yeah. Right there. So, you are talking about like having to bulb some of the -- and I know that the mouse doesn't work super great for you there, too, but to bulb some of the streets there, how is that going to affect your lot sizes? H.Clark: Overall it really shouldn't affect the lot sizes, because what you would be doing would be working on the edge of the right of way and, Commissioner Wheeler, let me -- wet me point out one item that is likely to occur as part of this conversation and -- and Bill may have some more to -- to add to this. But one of the things that we can do to try to address the block length is to reorient this intersection that you see here, because this is, obviously, the longest of the streets and so if we reorient this, turn it down so that that connection comes in so it breaks the -- the straight flow through there, it's my understanding that that would be one example of items that staff would consider as breaking that block -- block length. Otherwise, on some of those other streets the -- the bulb outs would primarily occur at like intersections like this. So, it would be, essentially, extending out into the right of way a little bit. Wheeler: Okay. Because I'm -- it is that long stretch, obviously, that's the biggest concern, right, on that and the bulbing and the -- how to mitigate traffic flow on that and there -- there is not a lot of space there to -- to move within that street and there is not a lot of places to bulb except for right there or to dead end it or to redirect or something like that. So, do you have any other sort of thoughts of mitigating some of the traffic flow on that or any other sort of concepts? H.Clark: The -- you know, the basic concept -- when we -- when we drafted it the way we did, one of the -- one of the ideal items of -- of following the dimensions of the Calkins is that you have that wavy element to it that in and of itself does provide traffic calming and, then, we would -- again, we would -- we would reorient over here and we would use the bulb outs at all the -- at the intersections. That's going to be primary -- the primary elements of it. ACHD doesn't want to have speed bumps, for example. Wheeler: Right. H.Clark: So -- but we would be working with staff and ACHD to do what -- what they would approve beyond that. Meridian Planning&Zoning Commission September 7,2023 Page 16 of 21 Wheeler: Okay. On that same -- you said that the irrigation district doesn't want to have a lot of connectivity going over the top of there or a lot of roads or pathways going over the top of the canals and you said that you do have that or you could get that in writing, then, is what you are saying? H.Clark: Commissioner Wheeler, that's correct and I can -- I can add to that if you would like. You know, the -- one of the items is -- we do have this crossing here, which is going to be full trafficked and, then, we have the crossing of the north that is initially emergency only eventually will not be emergency only, because we will have -- it will -- well, it won't be an emergency crossing I guess I should say. You know, let me -- let me say that one more time. So, initially, will be emergency and pedestrian. Eventually will just be pedestrian, because these other accesses will be open and putting in a full access here due to the topography is extremely challenging, but the main concern is that Boise Project does not want, you know, what could be three connections with one of them being very close to yet -- to the main connection down here and -- but we will work with Boise Project and get written confirmation of that for you. Wheeler: Okay. H.Clark: For the City Council meeting, which is the way the staff had it set up in the staff report. Wheeler: Okay. And, then, one of the other points you said that you would be willing to accommodate has to do with the -- the -- the benches and the tables and things. That's easy for you guys to put that -- accommodate on that. H.Clark: That's already in the plans. Wheeler: Perfect. Okay. And, then, there was another thing about the -- the timing based upon phase four instead of phase six for the pedestrian -- for the regional pedestrian pathway. Are you guys willing to go ahead and put that -- I mean to -- to -- to construct that during phase four? H.Clark: Commissioner Wheeler, that will be part of the arm wrestling with that revised phasing plan, but part of that will be to address staff's concerns to make sure that that timing is where staff would like it. But I don't think that the numbering is going to be the same, I guess is the long and the short of what -- Wheeler: Okay. H.Clark: -- won't be one through six, it will be some other numbering pattern with more property in certain phases and less in others. But the -- the goal is to get onto the same page with staff in terms of the timing of that phasing plan and so that's why we are asking for you to -- to recommend that we work with them to get that done before City Council. Meridian Planning&Zoning Commission September 7,2023 Page 17 of 21 Wheeler: Okay. So -- so, the phasing plan that's currently here that's going to probably adjust the boundaries on how that's going to look? H.Clark: One hundred percent will adjust. Wheeler: Okay. H.Clark: Yes. Wheeler: So, I can just tell you that from the Commission standpoint, based upon history, we have been big proponents of not only of just having those pathways, but getting them operational soon. So, we like the connectivity. We like to see all that kind of stuff. So, that will be something that we would support that coming on board sooner rather than -- than later just, as you understand, just --just so you know. H.Clark: But it's -- it's a -- it's a big selling point for the project, too. So, we -- we want to -- we want to make sure it's done. We just need to make sure that it's done in a way that, you know, the project can still be functional -- you know, still be viable. Wheeler: Okay. And, then, one other question there is this big lot over here in the -- in the southwest -- or the southeast portion here. That's -- that's just by itself. Yeah. You are getting there. That's it. Yeah. What's -- what's happening there? H.Clark: Yeah. Commissioner Wheeler, that's an existing home. Wheeler: Okay. I think -- I think I'm all done. Lorcher: Any other questions? I do have a couple of questions. I noticed that you have got three private drive -- driveways, one at the top north -- I guess west corner and, then, one at the bottom. Are -- it kind of appears just based on this picture that they have access to Linder. Is -- will those be through streets? H.Clark: Commissioner Lorcher, no. So, these are -- these are just common drives up here. This -- down here this is the temporary emergency that we have proposed, but it would go away as soon as the access on Linder is -- is done. Lorcher: Okay. And, then, the -- the Carlson Lateral, the city mentioned that it was your responsibility, but you are saying it's not. Where is it located? H.Clark: Sorry, Commissioner Lorcher, didn't mean to speak over you. So, it's -- it is not on our property. It's east of our property. Lorcher: Oh, it's east of the property. Okay. And, then, the roundabout for Linder and Amity and the widening of Linder and Victory between -- and Amity is not until 2036 to 2040. That's a long time and a lot of things can change in the next 13 to 17 years. You said you have water. You said you have sewer. But what about the -- the rest of it, Meridian Planning&Zoning Commission September 7,2023 Page 18 of 21 guess, you know, the -- the fact that, you know, fire can't get there within their proposed five minutes of time and I know you are going in phases, so it's not like it's next week or anything like that, but how are you going to, you know, manage the fact that ACHD is not going to be focused on this area for over ten years? H.Clark: Commissioner Lorcher, there is -- there is a couple of -- there is several questions there, so I will -- I will try to pick them off one at a time. So, with regard to ACHD, ACHD has a capital improvements plan, we are all aware of that. That capital improvements plan and the five year work plan is a work in progress. They plan those -- for those improvements when they believe that they are going to be needed. If you look at the ACHD report, the Linder capacity right now is at about a third, like the -- tinder's capacity is -- Linder is doing fine on capacity. As the city decides to develop in this area, my expectation is that some of those improvements would move up on the capital improvements plan, but as it stands right now there is not a traffic capacity concern and there is not a concern with -- with those intersections that ACHD is deemed to be a problem for this project. Lorcher: Okay. H.Clark: With regard to the service times, you know, we scratched our heads a little bit at the -- at the fire response time. Here is the map. Google Maps shows a four minute drive for the typical vehicle from the existing fire station number -- I think it's six and so from our view in -- and fire is not here to ask, but from our view this is well within the response time and you also have the new station that's just off to the east that's just opened as well. So, we don't see this as a -- as a concern in terms of ability to serve and, in fact, you can see it's pretty much a straight shot and, then, when our access opens -- when we have an access -- this is the conservative approach; right. This is just showing our -- our entry on Amity. But when we have our entry on Linder open that will shorten it up even more. So, we -- we just -- we don't see a -- a fire response issue. Lorcher: Okay. Thank you. I think that's all I had. Commissioner Stoddard, did you have any questions for the applicant? Stoddard: I do not. Lorcher: All right. Thank you very much. H.Clark: Thank you. Lorcher: Mr. Clerk, are there anybody signed up to give public testimony? Johnson: Madam Chair, there is not. Lorcher: All right. Can I have a motion to close the public hearing? Johnson: Madam Chair, I don't know if anyone in person -- Meridian Planning&Zoning Commission September 7,2023 Page 19 of 21 Lorcher: Oh, I'm sorry. How about all you people? Does anybody in Chambers would like to come up and speak on this application? Okay. I think we are good. All right. May I have a motion to close the public hearing? There is somebody there? You are good? Rivera: I make a motion to close the public hearing. Wheeler: So moved -- or second. Sorry. Lorcher: All right. It's been moved and seconded to close the public hearing. All those in favor say aye. Any for nay? All right. Public hearing is closed. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Commissioners, this is a recommendation to City Council. It's a big project in a place where there is nothing right now. I know I drive Victory on occasion and right now there are starting to be stoplights, but mostly it's stop signs and that could be, you know, adding 252 houses -- can't add that fast, but, you know, it's going to be in phases, so I know it's not all done in one time. But adding 252 houses to an area that doesn't really have anything going on, but it seems to be a cross ways for people to move around town, you are -- and no infrastructure for roads for, you know, ten to -- ten years or so, I'm wondering if that's going to kick us in the butt later? Wheeler: Madam Chair? Lorcher: Commissioner Wheeler. Wheeler: So, for me I like the -- I -- I really like the project in the sense that it's -- it's keeping some of the natural flows and I like the fact that even on the long stretches of the street it is following the contour of the -- of the canal. It breaks it up well. It seems like a lot of these issues that we might -- that we might be contemplating might be able to be worked out with staff as they are going to adjust some of the phasing plan or the phasing -- some of the pedestrian walkways even and, you know, we are just recommending this. Not approving the plan itself. So, it's kind of -- and it's coming within the -- the zoning that it has and it's on the lower side of it on the density. It -- it -- I mean it is a lot of homes like you are saying for sure and it does come in with the -- the roadways, but I mean that's pretty -- I mean that's a pretty well thought out plan. I would -- I would support this as a -- as a recommendation for annexation based on what they have presented and knowing that they are going to be working with staff on some of the -- the finer details of -- of how this is put together and how it ultimately looks within the UDC. Rivera: Madam Chair? Lorcher: Commissioner Rivera. Meridian Planning&Zoning Commission September 7,2023 Page 20 of 21 Rivera: So, looking at the map we are looking at now is Oakwood Estates on -- on Victory, is that already there? Has that already been -- is that existing already homes? Lorcher: Looking at this map it looks like they are already there, yes. Rivera: But Brundage Estates is -- it looks like here it just received a second time extension for that. So, Brundage Estates -- has that been approved already or it's just -- it's on a second extension? Hersh: Mr. Commissioner, yes. So, the Brundage Estates went through a second time extension, but the project was already approved through Commission and Council. Rivera: Okay. Hersh: And they are allowed one time extension director and a second time is -- goes to City Council. Rivera: So, with the -- with the flow that I'm seeing just -- Commissioners, I think it's -- Windrow -- this project, which is kind of slide into that -- you know, that next -- next to Brundage Estates, I mean I like the floor -- I like the -- that there is already, you know, existing homes there and it's just kind of the continuation of -- from Victory Road to Amity Road it will have -- it will be in phases. It will have the -- you know, the access to Linder Road. Yeah, I would -- it's -- it's a big project, but, you know, in phases it's -- it's -- it kind of flows with what's going on here. Yeah. I think I would -- I would support the recommendation to -- to City Council. Lorcher: Commissioner Stoddard, do you have anything else to add? Stoddard: No. I just want to say I agree. I think with the staff's recommendations for modifications -- I agree with those and I -- I think it is a well thought out project. So, I'm in agreeance with the modifications. Lorcher: Okay. I would be open for a motion. Wheeler: So, after considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of File No. H-2023-0031 as presented in the staff report for the hearing date of September 5th, 2023, with no modifications. Rivera: I second the motion. Lorcher: It's been moved and seconded to approve File No. H-2023-0031. All those in favor say aye. Any opposed? Motion passes. Thank you. Today's September 7th. Did you say September 7th? Rivera: I -- I think it reads September 5th, so it should be, sorry, September -- should it be September 7th? Meridian Planning&Zoning Commission September 7,2023 Page 21 of 21 Lorcher: So, to -- to adjust, the motion will be reading as September 7th as September 5th. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Can I get a motion to adjourn? Wheeler: Madam Chair? Stoddard: So moved. Lorcher: Yes, Commissioner Wheeler. Wheeler: I move we adjourn. Rivera: Second. Lorcher: All right. It's been moved and seconded that we adjourn. All those in favor say aye. Any opposed? All right. Meeting adjourned. Thank you very much. MEETING ADJOURNED AT 7:04 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 9-21-2023 Andrew Seal Commission Chair ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the August 17, 2023 Planning and Zoning Commission Meeting Meridian Planning&Zoning Commission August 17,2023 Page 10 of 10 Lorcher: After considering all staff, applicant, and public testimony, I move to approve File No. H-2023-0037 as presented the staff report for the hearing date of August 17th, 2023, with no modifications. Smith: Second. Seal: It's been moved and seconded to approve File No. H-2023-0037 for the Klein Home -- Klein Home Addition. You did say approved, not recommend to approve; correct? Lorcher: I said approve. Seal: Okay. Thank you. Lorcher: Didn't I? Seal: Second the date -- for the date of September 7th, 2023. All in favor, please, say aye. Opposed nay? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: And with that I will take one more motion. Smith: Mr. Chair? Seal: Go right ahead. Smith: Move to adjourn. Stoddard: Second. Seal: It's been moved to adjourn. All in favor, please, say aye. Opposed nay? We are adjourned. Thank you all very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 6.25 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 9 17 1 23 ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Bridgetower Marketplace (H-2023- 0035) by Cheri Moore, Eckhardt Properties, located at 3149 W. Quintale Dr. CITY OF MERIDIAN C� E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND I D A H O DECISION& ORDER In the Matter of the Request for a Conditional Use Permit to Construct a Drive Thru as Part of a Mixed-Use Commercial Retail Development Project Comprised of Two Single Story Buildings Totaling 12,266 Square Feet.The Drive Thru is for the Building Located at 3137 W.Qunitale Drive Which is Approximately 5,826 Square Feet and is Within 300 Feet of Another Drive Thru and a Residential District.The Buildings Are Located on 1.62 Acres of Land,in the C-N Zoning District at 3149 W. Qunitale Drive,by Cheri Moore,Eckhardt Properties. Case No(s).H-2023-0032 For the Planning& Zoning Commission Hearing Date of: August 17,2023 (Findings on September 7,2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of August 17,2023, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of August 17, 2023, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of August 17, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of August 17, 2023, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). BRIDGETOWER MARKETPLACE H-2023-0035 Page 1 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this APPROVAL is subject to the conditions of approval in the attached staff report for the hearing date of August 17,2023, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning& Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of August 17, 2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-513-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted.With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). BRIDGETOWER MARKETPLACE H-2023-0035 Page 2 Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of August 17,2023 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). BRIDGETOWER MARKETPLACE H-2023-0035 Page 3 By action of the Planning&Zoning Commission at its regular meeting held on the 7th day of September ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER JARED SMITH VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED COMMISSIONER ENRIQUE RIVERA VOTED Andrew Seal, Chairman 9-7-2023 Attest: Chris Johnson, City Clerk 9-7-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 9-7-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). BRIDGETOWER MARKETPLACE H-2023-0035 Page 4 EXHIBIT A STAFF REPORT C: E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING August 17,2023 � Legend � DATE: . _ ^act Lflcflfion TO: Planning&Zoning Commission - FROM: Linda Ritter,Associate Planner 208-884-5533 SUBJECT: H-2023-0035—Bridgetower l Marketplace CUP w LOCATION: 3149 W. Quintale Drive in the NW 1/4 of Section 35,Township 4N.,Range 1 W. (Parcel#R1079920481) _ MIA I. PROJECT DESCRIPTION Conditional Use Permit request to construct a drive through which is part of a mixed-use commercial retail development project comprised of two single story buildings totaling 12,266 sq. ft. The Conditional Use Permit is for the building located at 3137 W. Quintale Drive which is approximately 5,826 square feet and is located within 300 feet of a another drive through and a residential district. The building is located on approximately 1.62 acres of land in the C-N zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details ` Page Acreage 1.62 acres(Conditional Use Permit) Future Land Use Designation Office Existing Land Use Vacant/undeveloped Proposed Land Use(s) Mixed-use commercial retail with a drive-through Current Zoning Neighborhood Business(C-N) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 6/05/2023;2 attendees and 1 email attendees: Page 1 Description Details Page History(previous approvals) Annexation(AZ-01-003,DA Inst.No. 1 01 1 1 7652); Preliminary Plat Bridgetower Crossing Subdivision(PP-01- 005);Conditional Use Permit(CUP-01-006),Final Plat(FP- 04-031,DA Inst.No. 100079863);Bridgetower Crossing Commercial Rezone(RZ-07-022,DA Inst.No. 108059802); A-2023-0034 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study No es/no Access Access is proposed from a shared driveway via Ten Mile Road at the Northern boundary (Arterial/Collectors/State of the site. Hwy/Local)(Existing and Proposed) Trip Generation See ACHD Staff Roort C. Project Area Maps Future Land Use Map Aerial Map 4 Legend ru 'LegendIF - ,• R"ect Location �"` Prajeu Loco-v•- I�Jrfl- t�au� UE � - = Re sidential Page 2 Zoning Map Planned Development Map SIT u &oUj- Legend Legend � () I� Fto l Locaton I Prcject Locaficn $ I +_ City Limits TA, U Planned Pefcel FM 1 R-15 L ... _ C-C R 1 s WR-8 -M R RU LW - -. R- K T I-L I-L—RUTHE ff --- III. APPLICANT INFORMATION A. Applicant: Cheri Moore,Eckhardt Properties-22033 Eel Lane,Middleton,ID 83644 B. Owner: Same as Applicant C. Agent/Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 7/26/2023 Radius notification mailed to properties within 500 feet 7/28/2023 Public hearing notice sign posted 8/2/2023 on site Nextdoor posting 7/31/2023 Page 3 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): Land Use: This property is designated Office on the Future Land Use Map(FLUM). The purpose of the Office designation is to ensure that neighborhoods,neighborhood centers, and commercial developments be both grounded and unique, incorporating features of their surroundings while offering residents,visitors, and employees distinctive, safe,and inviting environments. Gathering places should be convenient and integrated, encourage social activity and engagement through generous and intentional amenities and activation, and be a cornerstone of community pride and timeless neighborhood value. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /comp-plan): 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): • "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) The proposed use will contribute to the mix of uses in this area that ensure the livability and economic vitality of the community. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject mixed-use area is currently a bustling and diverse community with a range of amenities, including office buildings and single-family developments. To the north, there are commercial and office uses, such as a credit union and a multi-use medical building. To the east, there is a single-family residential area, and to the south, there is a vacant lot that is proposing a daycare facility.Across Ten Mile Road to the west, new development is emerging,featuring single-family residences, retail spaces, office buildings, and other types of land use. The proposed mixedof commercial uses aims to further enhance this vibrant area by introducing a drive-through option for area residents,particularly those residing in nearby residential developments. This addition will provide convenience and accessibility to the community, allowing residents to easily access services and amenities without leaving their vehicles. Additionally, the new establishment will create job opportunities for nearby residents, contributing to the local economy and further fostering a sense of community. Overall, the proposed mixed-use development aligns with the existing character of the area and complements the surrounding land uses. It aims to meet the needs of the community by offering convenient services while also contributing to the economic vitality of the neighborhood. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A). Along the entire frontage of S. Ten Mile Road, there is an existing 5-foot wide detached sidewalk within the landscape buffer. The development requires a minimum 5-foot wide sidewalk adjacent to all commercial buildings and along the main driveways within the site. These sidewalks will facilitate pedestrian connectivity and easy access throughout the mixed-use development. Page 4 • "Minimize noise, lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.01F) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. VI. STAFF ANALYSIS A. The Applicant requests approval of a Conditional Use Permit(CUP)to construct a 5,826 square foot multi-tenant building with a drive-through pick-up window for a restaurant on a 1.62-acre property in the C-N zoning district. A restaurant is listed as a principal permitted use in the C-N zoning district per UDC Table 11-2B-2, subject to the specific use standards listed in UDC 11-4-3-49. A drive-through requires approval of a conditional use permit when it's within 300 feet of another drive-through facility, an existing residence or a residential district per 11-4-3-1 IA.1. In this case,one other drive-through establishment exists within 300 feet of the property—Westmark Credit Union on the lot to the north. There are also existing residences and a residential district within 300 feet of the property to the east(Bridgetower Crossings No. 5 Subdivision). As noted above,the City has already approved a certificate of zoning compliance and administrative design review application for this property. The site design,building elevations, and proposed uses were found to be in compliance with UDC standards. B. CONDITIONAL USE PERMIT(CUP) Conditional use permit for a new 5,826 square foot multi-tenant building with a drive-through for a restaurant on approximately 1.62 acres of land in the C-N zoning district to allow the requested drive- through use within 300 feet of another drive-through facility,residential district,and existing residence. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment. All establishments providing drive- through service are required to identify the stacking lane,menu and speaker location(if applicable), and window location on the site plan.A menu board location should be depicted on the plans. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards: 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and the public right-of-way by patrons; The site layout for the proposed building includes a stacking lane that provides queuing space for up to 5 vehicles, which is located before the drive-through window. The drive-through itself starts at the northeast side of the building along the private drive and exits at the northwest side onto the private drive to the north of the property. If there is excessive overflow from the drive-through lane, it will stack onto the private drive to the north or the commercial drive aisle to the east, rather than spilling onto N. Ten Mile Road. The concept plan also shows that the stacking lane is separate from the drive aisles and parking, which allows for easy access to the rest of the development. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is a separate lane from the circulation lanes needed for access and parking. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing Page 5 residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed prior to approaching the ordering window and parallels the stacking lane along the north side of the building. 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located starting on the northeast side of the building and ending on the northwest side of the building. The drive-through is visible from N. Ten Mile Road along the north side of the building for surveillance purposes. Based on the above analysis, Staff deems the proposed drive-through is in compliance with the specific use standards as required. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49 Restaurant,which requires at a minimum, one (1)parking space to be provided for every 250 square feet of gross floor area(see parking analysis below). The proposed multi-tenant building will include space to accommodate a restaurant and up to two(2) additional tenants upon project completion. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-N zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards.A Certificate of Zoning Compliance and Design Review(A-2023-0033)was approved for this project. Access(UDC 11-3A-3): Access is proposed on the site plan from W. Quintale Drive,a private street on the north side of the property, via the residential arterial road to the west(N. Ten Mile Road). Vehicles will enter the site from the west and will either park in the lot in front of the building or continue to the east and enter the drive through along the east side of the property and exit on the north side of the property. There is an escape lane provided just north of the drive through window that exists the drive aisle to the north. Direct access via S. Ten Mile Road is prohibited. Parking(UDC 11-3C): A minimum of one(1) off-street parking space is required per 500 square feet(s.£) of gross floor area, except for the restaurant use which is 250 s.f. as noted above. Based on the 12,266-foot multi-tenant buildings, a minimum of 25 parking spaces are required,if the building were to develop with other uses other than a restaurant. To ensure the site can accommodate other restaurant users staff has evaluated the parking ratio based on the 250 s.f.requirement. If every tenant space in this commercial development were approved as restaurants the site would need to have a minimum of 49 parking spaces.A total of 67 parking spaces are proposed, exceeding both UDC standards. A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking was reviewed and approved with the plans that were submitted for the certificate of zoning certification and design review application (A-2023-0034). Pedestrian Walkways: The proposed plan includes a 5-foot pedestrian walkway along the southern boundary of the property as mandated by UDC 11-3A-19.13.4. The adjacent property will be required to building the additional 5 feet and the pathway will be shared and maintained by both properties. Page 6 Landscaping(UDC 11-3B): Street buffer: The 35-foot street landscape buffer along N. Ten Mile Road was constructed with the improvements for the Bridgetower Crossing Subdivision No. 7. Staff recommends that the existing landscaping buffers along N. Ten Mile Road remain in place and shall be protected during construction on the site per UDC 11-3B-10. According to UDC Table 11-2B-3, a 25 foot wide landscaped buffer is required adjacent to residential uses. The adjacent residential use to the east of the property has already incorporated a landscape buffer and sidewalk lining the private drive, which provides additional screening and buffering."Parking lot: Landscaping is required in the parking lot per the standards in UDC 11-3B-8C.1. The applicant added a landscape strip along the west side of the parking lot, in front of the parking stalls, with a width of 3 to 4 feet. To accommodate the landscape strip, the parking stalls adjacent to the building can be reduced to 17 feet in length and the drive aisles can be reduced to 25 feet in width (see landscape plan below). The Perimeter landscape planter around the building drive aisles (north,south, east, and west)should be 5-feet in width. Per UDC 11-313-8C.2d, each interior planter that serves a double row of parking spaces shall have at least two (2)trees and shall be covered with low shrubs, lawn, or other vegetative ground cover. Trees shall be centered within the planters and provide urban canopy. Deciduous urban canopy trees shall be pruned to a minimum height of eight(8) feet above the adjacent parking areas. The landscape plan shows two planters that serve a double row of parking stalls in which two trees have been added per UDC. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC I I-3A-I IC. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure I in UDC I I-3A-I IC. Outdoor lighting was approved with the Certificate of Zoning Compliance and Design Review application (A-2023-0034). Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service and equipment should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount, all equipment should be screened and out of view as noted above. Building Elevations(UDC 11-3A-19 I Architectural Standards Manuan: Conceptual building elevations were submitted for the proposed structure as shown in Section VII.C. Building materials consist of brick, stucco,metal siding, metal roof canopy, and glazing. Final design was approved through administrative design review(A-2023-0034). Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)was submitted,reviewed and approved administratively(A- 2023-0034). VII. DECISION A. Staff: Staff recommends approval of the Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on August 17,2023.At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: All Page 7 b. In op position:None c. Commenting: Cheri Moore,Eckhart d. Written testimony: None e. Staff presenting-agplication: Linda Ritter.Associate Planner f Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission. a. None. 4. Commission change(s)to Staff recommendation: a. None VIII. EXHIBITS A. Site Plan(date: 6/29/23) ..................... -1 X XXXX XXXX X XX 4 G 4 cr PROPOSED BUILDING'13- M28 Sp.FT PROPOSED BUILDING'M Wo so FT. LOT fig,NLOCN LO ARCHITECTURAL SITE PLAN Page 8 B. Lanscape Plan(date: 3/24/23) f0 g O sL11 I i MSS ., ..... ....... .. �1 ENTIRLMENTWNO 11 PL16N ���-„�, a� .,,, 5"w. wr ffi. mQVM 3 x�GUvuld6w ,�Smri rml mm..®me mm,�w �'d'S1J1R ms E e �w• ter- .,aw km Page 9 C. Bridgetower Marketplace Approved Elevations EXTERIOR FINISH SCHEDULE KEYNOTES aw— ILL E. RIOR SPECIFICATIONS W+ m W c c � z rr 22 H ��� � � l hYf ,1'i b� �J ��•�i mown� — 0 W s j ... 'Till 7.T:4y t ,...... 1 EXTERIOR LEVATIOu3 SOUTH ELEVATION .rr•.,� Ay.E EXTERIOR FINISH SCH EOl1LE NEVNOTEfi EXTERIOR PCC EGI EIGATIOUS c W o c O _ W . t � '7 �wwn.ewww n.iw..r..Iw Lu 3 m WEST ELEVATION• • I . . • • _ �'�" SAW A. I�rr I 1"d • • .. =Rs NORTH ELEVATION Page 10 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. This project is subject to all current City of Meridian ordinances and shall comply with the previous conditions of approvals associated with this site(A7--01-003, PP-01-005; CUP-01-006; FP-04-031; RZ-07-022,DA Inst.No. 108059802; A-2023-0034). 2. All mechanical equipment on the building and outdoor service and equipment should be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. 3. A Certificate of Zoning Compliance and Design Review application was submitted and approved for the proposed use(A-2023-0034). The design of the site and structure complied with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 4. The existing landscaping buffers along N. Ten Mile Road to remain in place and shall be protected during construction on the site per UDC 11-3B-10. 5. Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment and standards listed in UDC 11-4-3-49—Restaurant is required. 6. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B- 6F. B. PUBLIC WORKS https://weblink.meridianciU.org/WebLink/DocView.aspx?id=301912&dbid=0&r0o=MeridianCitX Public Works Non-Plat Conditions https://weblink.meridiancily.org/WebLink/DocView.aspx?id=301913&dbid=0&r0o=MeridianCitX C. FIRE DEPARTMENT No comments were submitted. D. POLICE DEPARTMENT No comments were submitted. E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=302780&dbid=0&repo=MeridianCitX Page 11 F. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=301919&dbid=0&r0o=MeridianCity G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:Zlweblink.meridiancituoWlWebLink/DocView.aspx?id=302652&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-N district(see Analysis, Section VI for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds the proposed multi-tenant building with a drive-through will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VI of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use will be be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Page 12 Staff finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. Page 13 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Klein Home Addition (H-2023-0037) by Bryan and Carrie Klein, located at 224 W. Cherry Ave. CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit to Expand the Existing Non-conforming Use which Consists of an Addition to the Existing Home to Add a Fourth Bedroom with Only One (1) Garage Parking Space Instead of the Required Two(2) Spaces on 0.11-Acre of Land in the R-4 Zoning District at 224 W. Cherry Ave.for Klein Home Addition,by Bryan Klein. Case No(s).H-2023-0037 For the Planning&Zoning Commission Hearing Date of. August 17,2023 (Findings on September 7,2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of August 17, 2023,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of August 17, 2023, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 17, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of August 17,2023, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2023-0037 Page 1 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of August 17,2023, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of August 17, 2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2023-0037 Page 2 G. Attached: Staff Report for the hearing date of August 17,2023 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2023-0037 Page 3 By action of the Planning&Zoning Commission at its regular meeting held on the 7th day of September ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER JARED SMITH VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED COMMISSIONER ENRIQUE RIVERA VOTED Andrew Seal, Chairman 9-7-2023 Attest: Chris Johnson, City Clerk 9-7-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 9-7-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2023-0037 Page 4 EXHIBIT A STAFF REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H Q HEARING August 17,2023 Legend T, DATE: leiPFaject Lacs ian � � ,. TO: Planning&Zoning Commission _ W, E =LFf FROM: Sonya Allen,Associate Planner a.. 208-884-5533 _ SUBJECT: Klein Home Addition—CUP - H-2023-0037 LOCATION: 224 W. Cherry Ave.,in the NE 1/4 of Section 12, T.3.,R.1W. (Lot 9,Block 2, "'- Fran Meridian Subdivision; Parcel #R2917150120) I. PROJECT DESCRIPTION Conditional use permit to expand the existing non-conforming use which consists of an addition to the existing home to add a fourth bedroom with only one (1)garage parking space instead of the required two (2) spaces on 0.11-acre of land in the R-4 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 0.11 acre Future Land Use Designation High Density Residential(HDR) Existing Land Use 11 Single-family home&property Proposed Land Use(s) No change proposed Current Zoning R-4(Medium Low-density Residential) Proposed Zoning NA Neighborhood meeting date 3/23/23 History(previous approvals) Lot 9,Block 2,Fran Meridian Subdivision Pagel !� r r �moo�� No MEOW" ME ■ ■■■I■ . ! e '' tog: &;gm ■ ■■ ■ ■ ■ �■III � 1 � 11.FIN -41 ::ry� = 1■1 ■f 'ice:: ', "�` i:g;LiiliiYYH��iiiill'MEN ri r MEN :;■ ME ME do!!_� -I=ME ME EMI■ }�■� ■��_ ME 0 soon •■ = w ■IINo I * Tis��lirsl on on �, ��� ����■�� * �i■ ■ I III �r � ' .,im owl * �IiMIiiYY•��11ii ■N::= * �� �■ rr � C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 7/26/2023 Radius notification mailed to property owners within 300 feet 7/28/2023 Public hearing notice sign posted 8/7/2023 on site Nextdoor posting 7/31/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as High Density Residential(HDR). The HDR designation allows for the development of multi-family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve dwelling units per acre. Development might include duplexes,apartment buildings,townhouses, and other multi-unit structures. PROPOSED USE: The property is currently developed with a 3-bedroom single-family home;no change of use is proposed— an addition for a 4'bedroom is proposed. All of the surrounding area designated HDR on the FLUM was developed with single-family residential detached homes in the early 1970's. VI. STAFF ANALYSIS The Applicant currently has a 3-bedroom single-family home with a single car attached garage on the subject property. The existing use is considered a non-conforming use because it doesn't comply with the off-street parking standards listed in UDC Table 11-3C-6,which requires four(4)parking spaces for 3-and 4-bedroom units,with at least two (2)of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad. Per UDC 11-1A-1,a non-conforming use is defined as a use that lawfully existed prior to the effective date of the UDC but that does not now conform to the allowed uses for the district in which it's located—non- conforming parking is deemed a non-conforming use.Non-conforming uses are allowed to continue as long as the use remains lawful and is not expanded or extended as set forth in UDC 11-IB-4; if expanded, approval of a CUP is required. A Conditional Use Permit(CUP) is requested to expand the existing non-conforming use from a 3-to a 4- bedroom unit with substandard parking(see exhibits in Section VIII). The existing covered patio at the rear of the house is proposed to be converted to living area along with an addition totaling 379 square feet. Only one(1) garage space exists with a parking pad for one(1) car in front of the garage; an approximate 13' x 40' gravel driveway exists on the east side of the parking pad/garage which will accommodate parking for two (2)vehicles. On-street parking is also available. The Applicant states that it's not possible to add on to the existing garage due to lot size constraints which would make compliance with the side yard setback Page 3 requirement infeasible. For this reason and because there is adequate area on the site to park four(4)vehicles with on-street parking for guests, Staff is supportive of the request. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit(CUP)with the condition listed in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on August 17,2023.At the public hearing.the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Bryan Klein.Applicant/Owner b. In opposition:None C. Commenting None d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission. a. Request for Staff to consider a code change to allow such requests to be considered administratively instead of through the public hearing process with a conditional use permit: and b. Concern pertaining to the use increasing(i.e. a business,rental property,etc.)which could further impact the limited parking on the site. 4. Commission change(s)to Staff recommendation: a. None Page 4 VIII. EXHIBITS A. Site Plan(dated: 4/7/23) '9xwl9[°ANoxr*o w[.,+[MWn ar,.s L,u[Nhq.rv[+,.oRGONKG*q�.��°°ws9 ,.(px'umroR[an.ta„b.vngx[•rktioe[weo.e.,troRc.c[on!•.r+°o alw�wMro ro LU 1MrxRevµip[pxr�rixoROlIHlxl+�i�arEC,u�.OR�Ixe,i�,OR.ax'WO�xlfiw0 XI+GIOa:.a�IN�MGrn.nElW%Ll4ex.wON,iNr<IY,MS(Awwv u,O�,W.iWS d'Z 3w1..l.,eoo.re.°FORT��rtrtw�oxs,��,ex..Em„x.,..o,��...�a«.x.°x.ro.. �vw�a�.rm�n,ecw...uEmraw.[eox�so[am.awv�o.ww.ne«o[sRorxe.w°� u!ler.urxrxe IurvRsr a x.0 w�rcx Ras,«axou�nrcn R.rElExsa.sr.0 a rx!wr.aHo I - rxb'..ce ve*Hr,wn.v.e zro*ue weluHe Msro ee..xxiw.,orxowaw..xueoaxeer x°nrx°rlr.r[.✓..ixrcxox xx�o.xe. E6i6H LRiY h enx,w,v Yxevv,aoe• �y�•j hLL Mpllc ip ppM.Lr W IY,!]01R lRG S IEGG lrtrcRsixRro +��u9 r. �s3d 60' ..FnS9e_44 35'E —.. msx r.�ry E �C P �!wlc�n,w�n K��ocnnex.*o.enmev o.°w,e.w _ O ADDE D FOOTFRW — i I R ARE FOOY!GE Yh6L��5EE I.2 F�RrphEMEY•R °.u.cnoxe alw.Ma+�n xr.uwnw.s..�naronxs.xaw +er ww.e alw.wxti. mollxwluoorl I rAs"TING _ SGxEPJ4E Ix pRa.hiipx m��la�eslrmaxEs n,m�rvrr.m.izlro xs,ore ccmc�rEu rnr'.c HGauoix6EHEue I GOYEREUPATIO IU rxm0.nvl�I�MRHn p�rv.[Islx.Ccoxxw.[tll`� I REOIIIREMEHTS.R m•rwoll nwxa x.o. .ro orrccw.�c�ron,xa. x [FYI �yt9w� I IN Q xowwr M' F f EM3- N Izl �ko o n oR,Px�xraaRsxIhrl�..°.xq. ----, APFROX. 10' ��µ. �xa[RR wH. rtm. �oax�Hea ry 589°49'35"W �IYE PLAN LEpExo Eli Page 5 B. Building Elevations of Existing Home&Proposed Addition LU LU KLEIN ADDITION J ` it HO ............ ............ F 7� Page 6 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=303139&dbid=0&repo=MeridianCitX C. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridianciV.or,g/WebLink/Doc View.aspx?id=302202&dbid=0&r0o=MeridianCitX D. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=302690&dbid=0&repo=MeridianCitX X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-4 zoning district except for the parking requirement, which is considered a non-conforming use and the reason for the conditional use permit, however four(4) off-street spaces are still avaiable on the property(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use will be harmonious with the Comprehensive Plan and is consistent with the requirements on the UDC, except for the substandard parking, which is the reason for the conditional use permit. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the proposed addition to the single-family home will be compatible with other single-family uses in the general neighborhood and with the existing character of the vicinity and will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds the proposed use will not adversely affect other properties in the vicinity. Page 7 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. The Commission finds that essential public services are currently provided to this property and that the use will continue to be served by these facilities. Police and Fire currently provides service to this property. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by the reasons listed. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and The Commission finds the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. The Commission finds the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards set forth in the UDC as compared to the level of development of surrounding properties because most of the adjacent properties either have no garage or just a carport or single-car garage. Further, the proposed addition does not increase the non-conformtiy as three and four bedroom homes have the same parking requirement. The site still maintains the required off-street parking spaces but does not have the additional garage space required by the parking standards in the UDC. Page 8 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Planning and Zoning Commission Meeting September 7, 2023 Item #4: Windrow Neighborhood (H AERIAL MAPZONING MAPFUTURE LAND USE MAP Annexation & Preliminary Plat0031) -2023- Annexation Legal Description & Map Rezone Legal Description & Map Windrow DA Boundary Legal Description & Exhibit Map Preliminary Plat Fire Phasing PlanBlock Length Exhibit Common Drive Exhibits Parking Plan Landscape Plan Open Space Exhibit Conceptual Building Elevations & Floorplans Item #5: Eagle Road Extended Stay Hotel AERIAL MAPZONING MAP FUTURE LAND USE MAP Conditional Use Permit – Site/Landscape Plan Changes to Agenda: Item #6: Village Leadership Academy (H-2023-0038) – Applicant requests withdrawal of application as they can’t afford to make repairs to Eagle Rd. and all adjacent streets. Item #4: Windrow Neighborhood (h-2023-0031) Application(s): Annexation Rezone Preliminary Plat MDA Size of property, existing zoning, and location: This site consists of 65.10 acres of land, with 19.967 acres already annexed and zoned R-4, located at the Northeast Corner of S. Linder Road and W. Amity Road. History: South Meridian Annexation H-2015-0019; DA Inst. 2016-007443 Comprehensive Plan FLUM Designation: Medium Density Residential (MDR) Summary of Request: The Applicant proposes to annex 46.133-acres of land with an R-8 zoning district. When a portion of the property (19.967 acres) was annexed into the City of Meridian in 2015 it was zoned R-4 to help delineate that this property would be developed as residential. The Development Agreement that was created as part of this original annexation dictated that the City would have services available as soon as possible and the first Rezone application would be free of charge. This stipulation regarding a Rezone application was made because the annexation was City initiated and the property had no concept plan or specific development planned at the time of annexation; the City understood future development may not match the existing zoning and gave future applicants the opportunity to propose a different zone with redevelopment of the property. A legal description and map for the Annexation area, Rezone area, and Preliminary Plat area were provided. Preliminary Plat: The proposed preliminary plat consists of 251 building lots, one (1) existing home, and 40 common lots on 65.10- acres in the proposed R-8 zoning district. Proposed lots range in size from 4,725 to 10,000 square feet (s.f.) (or 0.11 to 0.23 acres). The proposed gross density of the subdivision is 3.87 units per acre. The Applicant is proposing six (6) phases within this development: Phases 1-4 are situated to the west of the Calkins Lateral, while Phases 5-6 are located to the east of the Calkins Lateral. Staff recommends that the main entrance from S. Linder Rd. and the main entrance via W. Amity Rd. be constructed with the first phase of development. The first phase of development should encompass the construction of both the 10’ detached sidewalks and the entire street buffers along the frontage of S. Linder Rd. and W. Amity Road. Staff believes that the construction of the multi-use pathway along the Calkins Lateral should take place during Phase four (4) instead of waiting until Phase Six (6). This modification aims to provide an extra amenity to the neighborhood at an earlier stage. Staff generally supports the phasing plan; however, the Applicant should provide a revised color phasing plan. Dimension Standards: The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed preliminary plat appears to comply with the dimensional standards of the district. Access (UDC 11-3A-3): Two (2) arterial streets (S. Linder Road and W. Amity Road) and one (1) temporary emergency-only access is proposed via S. Linder Rd. and a secondary emergency connection is proposed across the northern end of the Calkins Lateral; one (1) stub street is proposed to the north and west and three (3) stub streets are proposed at the east boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of development is proposed to have two (2) accesses for emergency services; the main entrance from S. Linder Rd. and the main entrance via W. Amity Rd. shall be constructed with the first phase of development. Staff recommends the main entrance from S. Linder Rd. be constructed with the first phase to eliminate the need for the temporary emergency access as proposed by the applicant. Currently, Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site and Linder Road is improved with 2-travel lanes and no curb, butter or sidewalk abutting the site. Linder Road is listed in ACHD’s Capital Improvements Plan (CIP) to be widened to 3-lanes from Victory Road to Amity Road between 2036 and 2040. The intersection of Linder Road and Amity Road is listed on the CIP to be constructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. Based on the ACHD Staff report findings concerning the traffic impact study (TIS), the Applicant is advised to construct specific turn lanes at site Access A and site Access B to mitigate traffic concerns. For site Access A on Linder Road, a southbound center left-turn lane and a northbound temporary right-turn lane are recommended per ACHD’s specification. For site Access B on Amity Road, an eastbound center left-turn lane and a westbound temporary right-turn lane are recommended per ACHD’s specifications. These measures should be implemented as alternative mitigation until the roadways are widened. Street K and Street O do not conform to ACHD’s District policy; therefore, the Applicant is required to construct these streets as 33-foot wide street sections. The Applicant should re-design Street A, Street B, Street C, Street J, Street L, Street M, and Street O to be less than 750-feet in length or provide traffic calming design elements approved by ACHD Traffic Services. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face. There are three (3) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit was submitted with the application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway. Staff concludes that the common driveway exhibit submitted appears to satisfy the UDC code requirements. Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed 750’ in length without an intersecting street or alley unless a pedestrian connection is provided, then the block face may be extended up to 1,000’ in length. In accordance with UDC 11-6C-3F.4, a block face should not exceed 1,200 feet, unless a waiver is granted by the City Council. In certain cases, as specified in section (F)(3) of this regulation, traffic calming measures may be necessary for blocks that surpass 1,000 feet in length. Staff finds that Street A, Street B, Street C, and Street M each include a pedestrian connection that meets the conditions outlined in UDC 11-6C-3F as stated above. Staff has determined that Street L should incorporate a pedestrian connection located within Block 11 that connects to the east to break up the block length. The Applicant has initially proposed a block length of 1,229 feet for Street “J”; however, upon verifying the measurement, Staff found that Street “J” actually exceeds a length of 1,800 feet. The Applicant is seeking a Council Waiver for the block length. However, Staff believes in order for the Council to grant the waiver, the Applicant should extend a public street across the northern edge of the Calkins Lateral in the location where the emergency access is proposed. The applicant has indicated that the irrigation district wants to limit the number of crossings over the lateral however, staff doesn’t have any written documentation of such a request. Staff recommends that the applicant provide written documentation from the irrigation provider stating that another public street connection is not desired prior to the City Council hearing. Staff recommends that the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of this road through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. If the applicant doesn’t want to extend the road and install the additional open space and pedestrian bridge as recommended, the block length for street “J” should not exceed 750 feet as required by the UDC. Sidewalks & Pathways (UDC 11-3A-17 & UDC 11-3A-8): According to the Meridian Master Pathways Plan, a 10-foot wide detached multi-use pathway is required along S. Linder Road (a residential arterial), a detached 10-foot wide pathway along W. Amity Road (a residential arterial), and a 10-foot pathway is required along the Calkins Lateral. The common driveways located at the northwest corner and southwest corner of the development should incorporate micro paths adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood. Staff recommends the Applicant revise the plat and landscape plans to include the dimensions of the pathways and micro paths on the plans. The landscape plan does not depict landscaping on each side of the 10-foot multi-use pathway along the Calkins Lateral. Landscaping is required along all pathways in accordance with the standards listed in UDC 11-3B-12C. Landscaping (UDC 11-3B): The Applicant is showing a 25-foot wide common lot along S. Linder Road and a 25-foot wide common lot along W. Amity Road consistent with UDC code requirements. The landscape buffers are depicted with trees in excess of code and include landscape beds with shrubs and other vegetative ground cover, consistent with UDC 11-3B-7. Therefore, Staff finds the proposed street buffers comply with all UDC requirements. In addition, all open space areas are shown with trees, sod, and other landscaping in excess of minimum code requirements. Fencing (UDC 11-3A-7): According to the submitted landscape plans, the Applicant is proposing 6-foot vinyl privacy fencing along the perimeter of the property and the rear lot lines and a 4-foot or 5-foot tall wrought iron open vision fencing adjacent to any common open space areas. Both fencing types and their proposed locations comply with UDC standards. Qualified Open Space (UDC 11-3G): The proposed project is approximately 65.10 acres in size requiring a minimum amount of open space based on the requested zoning. Per UDC Table 11-3G-3, the R-8 area requires a minimum of 15% qualified open space. Per the calculations, the minimum amount of qualified open space required is 9.77 acres. According to the submitted plans, the Applicant is proposing 10.39 acres of qualified open space, exceeding the minimum amount required. The proposed 10.39 acres equates to approximately 16% qualified open space. Overall, Staff supports the proposed open space and their locations being centralized within the development for fairly equitable access on both sides of the Calkins Lateral with the fire access available from the north and the pedestrian bridge access from the south over the Lateral. As mentioned above, Staff recommends the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of Street “J” through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. Amenities (UDC 11-3G): UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The project size of 65.10 acres requires a minimum of 13 amenity points (1 point for every 5 acres). According to the submitted plans and narrative, the Applicant is proposing the following qualifying amenities: playground park (includes play structure, climbing dome, climbing rocks, swings, passive open spaces, and seating areas) in Phase 6, fenced dog park (includes seating benches, dog waste facility, micro-pathway) in Phase 1, Picnic shelter on Lot 6, Block 5 and on Lot 3, Block 9 in Phase 2 and Phase 5, and three segments of 10’ wide multi-use pathways equaling approximately 4,000 linear feet each in length in Phases 1 and 6. According to UDC Table 11-3G-4, the proposed amenities total 15.5 amenity points and exceed the minimum amenity point requirements for a project of this size. Staff has concerns regarding the amenities provided across different phases within the development. As mentioned above, Staff recommends that the 10’ pathway along the Calkins Lateral should be constructed with Phase Four (4) instead of waiting until Phase Six (6). To address the issue of timing, Staff recommends that Lot 10, Block 8 in Phase 4 should include another qualifying amenity for the northern portion of the neighborhood, ensuring that residents are not waiting until Phase 6 for the proposed playground on the eastern side of the lateral. Additionally, in the interest of enhancing the enjoyment of open space areas, Staff finds the picnic areas on Lot 6, Block 5, and Lot 3, Block 9 should be equipped with tables and benches with the proposed shade structures in accordance with UDC 11-3G-4. Waterways (UDC 11-3A-6): According to GIS imagery, the Calkins Lateral bisects the site and continues to northern boundary and the Carlson Lateral bisects the eastern parcel of the proposed development. The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway as allowed by UDC 11-3A-6B.2. It is presumed that the Carlson Lateral is being tiled and relocated as part of the construction of this development. The Applicant is required to comply with UDC 11-3A-6 and ensure this irrigation facility bisecting the eastern property is tiled or relocated. Staff recommends that the Applicant graphically depict the relocation of the easement on the plat prior to the City Council hearing. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): The Applicant submitted conceptual building elevations for the proposed homes. Note that detached single-family homes do not require Design Review approval prior to building permit submittal. The submitted elevations depict varying roof profiles and colors with the same or similar field materials of lap siding and stone accents for the detached home. Overall, Staff finds the submitted elevations to comply with the minimum standards but hopes future elevations depict more variation in finish materials to help delineate the building facades along public streets. Written Testimony: None Staff Recommendation: Staff recommends approval of the requested annexation, rezone, preliminary plat and development agreement modification applications with the requirement of a new DA per the conditions of approval and the Findings in this 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- 2023-0031, as presented in the staff report for the hearing date of September 5, 2023, 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-2023- 0031, as presented during the hearing on September 5, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0031 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Eagle Road Extended Stay Hotel (H-2023-0040) Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 2.77 acres of land, zoned C-G, located on the east side of N. Eagle Rd./SH-55, south of Ustick Rd. at 2700 N. Eagle Rd. History: \[if applicable\] Comprehensive Plan FLUM Designation: MU-R Summary of Request: \[details\] Written Testimony: \[name(s)\] - \[issue(s)\] Staff Recommendation: Approval Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2023-0040, as presented in the staff report for the hearing date of September 7, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2023-0040, as presented during the hearing on September 7, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0040 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) v IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Windrow Neighborhood (H-2023-0031) by Conger Group, located at the northeast corner of S. Linder Rd. and W. Amity Rd. Application Materials: https:Hbit.ly/H-2023-0031 A. Request: Annexation of 46.133 acres of land with an R-8 zoning District.B. Request: Rezone of 19.62 acres of land from the R-4 to the R-8 zoning district.C. Request: Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on 65.10 acres in the proposed R-8 zoning district. PUBLIC HEARING SIGN IN SHEET DATE: September 7, 2023 ITEM # ON AGENDA: 4 PROJECT NAME: Windrow Neighborhood (H-2023-0031) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 9/7/2023 Legend DATE: OProject Location 0< TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 --� SUBJECT: Windrow Neighborhood H-2023-0031 LOCATION: Located at the NEC of S.Linder Road and W. Amity Road in the SW 1/4 of Section 25, Township 3N,Range 1W (Parcels#S 1225347078,#S 1225325700, ;, ®®1 #S1225336520,#S1225336505). --- I. PROJECT DESCRIPTION Request for Annexation of approximately 46.133 acres of land from RUT in Ada County to the R-8 zoning district; • Rezone of 19.62 acres from the R-4 zoning district to the R-8 zoning district; • Preliminary Plat consisting of 252 single-family residential building lots and 40 common lots on 65.10 acres in the proposed R-8 zoning district; and • Modification of the existing Development Agreement(DA) (H-2015-0019 -Inst. #2016-007443) for the purpose of creating a new DA to develop the proposed residential subdivision(Note: The MDA application requires Council action only). II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage AZ—46.133 acres;RZ— 19.62;PP—65.10 acres; Future Land Use Designation Medium Density Residential(MDR,3-8 du/ac) Existing Land Use(s) County and City residences and several outbuildings Proposed Land Use(s) Detached Single-family Residential Lots(#and type;bldg./common) 292 total lots—251 residential building lots, 1 existing home,and 40 common lots Phasing Plan(#of phases) Proposed as five(5)phases Page 1 Description Details Page Number of Residential Units 252 single-family units Density Gross—3.87 du/ac. Open Space(acres,total Approximately 10.39 acres of open space proposed /buffer/ ualified) ((approximately 16 Amenities Four(4)qualifying amenities are proposed,totaling 15.5 amenity points—Large Dog Park,Neighborhood Park with a play structure,climbing dome,seating areas w/shelter, other open green space with picnic areas,and multi-use athway segments. Physical Features(waterways, The Calkins Lateral and Carlson Lateral bisect the site hazards,flood plain,hillside Neighborhood meeting date March 30,2023 History(previous approvals) South Meridian Annexation H-2015-0019,Development Agreement Inst.2016-007443 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access Access is proposed via S.Linder Road,an existing arterial along the entire west boundary (Arterial/Collectors/State and via W.Amity Road,an existing arterial street along the entire southern boundary of Hwy/Local)(Existing and the property. Proposed) Stub No existing stub streets.Applicant is proposing five stub streets with this project;two to Street/Interconnectivity/Cross the east/west for Street B,one to the east for Street K,one to the east for Street O,and Access one to the north for Street P. Existing Road Network No Capital Improvements Capital Improvements Plan(CIP)!Integrated Five Year Work Plan(IFYWP): Plan/Integrated Five Year Linder Road is listed in the CIP to be widened to 3-lanes from Victory Road to Amity Road Work Plan between 2036 and 2040. • The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg. 4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. • Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Linder Road to Meridian Road with the design year in 2026 and the construction date has not been determined • The intersection of Linder Road and Victory Road is listed in the CIP to be reconstructed as a single-lane roundabout between 2036 and 2040. • The intersection of Amity Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg and signalized between 2031 and 2035. Fire Service • Distance to Fire 2.2 miles from Fire Station#6 Station • Fire Response Time The project currently lies outside of the Meridian Fire response time goal of 5 minutes. This project currently falls in an area where we don't have total response times that meet NFPA 1710 standards or the current city of Meridian adopted standards. — Page 2 Description Details Page • Accessibility Proposed project meets all required road widths and turnaround dimensions as presented in the preliminary plat. Any changes shall require Fire Department approval if any roadways or accesses are changed. The shared drives shall have an address sign at each entrance and the roadways shall be maintained 365 days a year for Fire,EMS,and Police responses. The ends of the common driveways shall be signed"No Parking Fire Lane" per Appendix D of the 2018 IFC and ACHD sign standards. A phasing plan was submitted and approved by the Fire Department. Any changes to this plan shall be approved by the Fire Code Official or his designee. Water&Wastewater • Impacts/Concerns See Public Works Site Specific Conditions in Section HIT C. Project Area Maps Future Land Use Map Aerial Map Legend Legend ZProject Location �W si rA Project Location Residential 9 MedsH gh D �nsitY "r/. sid Reential c� /�/ c ur r u Metlium M1 Density Residential \` Zoning Map Planned Development Map Ru Legend � � Legend Project Location R 8 R-8 a Project Location f c R-4 Y City Limits R�T� Planned Parcels R-40 R-15 R-8 I!I RUT RUT u Ll�56 R=4 R-12 RUT TN-R R-4 ®� RI6 RUT Page 3 III. APPLICANT INFORMATION A. Applicant: Laren Bailey, Conger Group—4824 W. Fairview Avenue,Boise,ID 83706 B. Property Owner: Open Door Rentals,LLC- 1977 E. Overland Road,Meridian,ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 8/16/2023 Radius notification mailed to properties within 500 feet 8/11/2023 Site Posting 8/25/2023 Nextdoor posting 8/07/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map(FLUM) contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The subject property spans a total of 65.10 acres,with 19.967 acres already annexed as Medium- Density Residential(R-4)containing an existing home. The remaining 46.133 is proposed to be annexed with R-8 zoning. Currently,the subject site abuts an R-4 zoning district to the north,while the east,west, and part of the south are occupied by county residential not yet annexed into the City of Meridian. To the south,there is Medium-Density Residential(R-4),which is included as part of the South Meridian Annexation. The subject property is designated as Medium Density Residential on the future land use map consistent with the approved Brundage Estates Subdivision to the north. The Applicant proposes a 251-lot subdivision for single-family residential detached homes and one (1) existing home to remain at a gross density of 3.87 units per acre,which is within the desired density range of the MDR designation. TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this property. South Linder Road along the western boundary of this site is designated as a residential arterial street and is listed in the ACHD CIP to be widened from 2-lanes(one in each direction)with no curb, gutter or sidewalk to 3-lanes between 2036 and 2040.West Amity Road is currently improved with 2 travel lanes(one in each direction)and has no curb, gutter or sidewalk. The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg,4-lanes on the south,4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. 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): Page 4 • "Establish and maintain levels of service for public facilities and services,including water, sewer, police,transportation, schools,fire, and parks"(3.02.01 G). City water&sewer are currently available directly adjacent to this site. Public Works has discussed the requirements and outlined the path to receiving services in the Public Works specific conditions in Section VIII.B. Fire Station#6 will be within 2.2 miles of the project and the project will be located in an area where the Fire Department does not have a total of response times that meet the standards or current City of Meridian adopted standards. • "Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D). The proposed medium-density single-family detached homes will contribute to the variety of residential categories in the City by adding a diverse range of housing sizes and price points. • "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A). The proposed plat depicts a total of 10.39 acres (or 16.0016) of qualified open space, much of which is usable, and quality amenities consisting of a large dog park, neighborhood park (swings,play structure, climbing dome, seating areas, additional pathway), 10'wide regional pathways, and shade structures with picnic area.A future City park is planned approximately a half mile northeast of the proposed development. Because this site is located in a rural area, there are no sidewalks along S. Linder Rd. or W. Amity Road to provide pedestrian and bicycle access. For this reason, Staff recommends the detached 10 foot wide sidewalk along the project's entire frontage adjacent to S. Linder Rd. and W.Amity Rd. to be installed with the first phase of development. • "Coordinate with developers, irrigation districts,and drainage entities to implement the proposed pathway network along canals, ditches,creeks,laterals,and sloughs."(3.08.02B). The Applicant is proposing a segment of pathway along the Calkins Lateral consistent with the Pathways Master Plan. • "Provide options for passive recreational opportunities not typically supplied by parks and facilities such as jogging,walking, and bicycling."(4.04.01B). The applicant is proposing micro- paths within the large central open space that have efficient access to the proposed regional pathway network around the perimeter of the project creating ample opportunity for these passive recreational elements. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure are provided." (3.03.03) The proposed development plan is consistent with the City's vision in terms that medium-density residential uses are proposed; however, only one housing type is proposed rather than a mix of housing types as desired. Public services and infrastructure are proposed to be provided. • "Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling." (4.04.01A). The extensive pathway system proposed within the Windrow Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Windrow Neighborhood Page 5 will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits." (4.05.03B) The proposed project is in the City's `fringe"area; therefore, it may not be a priority area for extension of City services and development, because there are still vacant entitled properties to the north yet to be developed. Staff finds the aforementioned analysis and policies in general make the project consistent with the Comprehensive Plan. VI. STAFF ANALYSIS A. ANNEXATION(AZ) : The Applicant proposes to annex 46.133-acres of land with an R-8 zoning district. A legal description and exhibit map for the annexation area is included in Section VIII.A. This property is contiguous to City annexed land to the north and south and within the City's Area of City Impact boundary. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. B. REZONE (RZ): When a portion of the property was annexed into the City of Meridian in 2015 it was zoned R-4 to help delineate that this property would be developed as residential. The Development Agreement that was created as part of this original annexation dictated that the City would have services available as soon as possible and the first Rezone application would be free of charge. This stipulation regarding a Rezone application was made because the annexation was City initiated and the property had no concept plan or specific development planned at the time of annexation;the City understood future development may not match the existing zoning and gave future applicants the opportunity to propose a different zone with redevelopment of the property. A legal description and exhibit map for the rezone area is also included in Section VIII.A. A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 251 single-family detached dwelling units, one (1)existing residential home is to remain, and 40 common lots at a gross density of 3.87 units per acre(see Sections VIII.B, H). The proposed use and density of the development is consistent with the MDR FLUM designation. C. DEVELOPMENT AGREEMENT MODIFICATION(MDA): The Applicant proposes a modification to the existing Development Agreement(DA) (Inst. #2016-007443) for the purpose of creating a new Development Agreement to develop the proposed residential subdivision. The DA will be tied to the submitted preliminary plat and be required to develop the property per the submitted plans and proposed housing types. Staff finds the proposed project and the requested applications to be generally consistent with the future land use designations within this project site. As a provision of the new DA, Staff recommends the property located at 1100 W. Amity Road no longer be subject to the terms of DA Inst.#2016-007443 (South Meridian H-2015- 0019) and be subject to the terms of the new DA. The Applicant has provided a legal Page 6 description and exhibit map encompassing the entire project boundary that will be governed by the new DA included in Section VIII.B. D. PRELIMINARY PLAT(PP): The proposed preliminary plat consists of 251 building lots, one (1) existing home, and 40 common lots on 65.10-acres in the proposed R-8 zoning district. Proposed lots range in size from 4,725 to 10,000 square feet(s.f.)(or 0.11 to 0.23 acres). The proposed gross density of the subdivision is 3.87 units per acre. The subdivision is proposed to develop in six phases as shown in Section VIII.C. The Applicant is proposing six(6)phases within this development.Phases 1-4 are situated to the west of the Calkins Lateral, while Phases 5-6 are located to the east of the Calkins Lateral. Staff recommends that the main entrance from S.Linder Rd. and the main entrance via W. Amity Rd. be constructed with the firstphase of development. Furthermore, the firstphase of development should encompass the construction of both the 10'detached sidewalks and the entire street buffers along the frontage of S. Linder Rd. and W.Amity Road. Staff believes that the construction of the multi-use pathway along the Calkins Lateral should take place during Phase four(4)instead of waiting until Phase Six(6). This modification aims to provide an extra amenity to the neighborhood at an earlier stage. Staff generally supports the phasing plan;however, the Applicant should provide a revised color phasing plan in addition to the proposed fire phasing plan in Section VIII.F prior to the City Council Hearing. Existing Structures/Site Improvements: According to GIS imagery,there are existing homes and other outbuildings adjacent to Linder Road and Amity Road that will be removed upon development of Windrow Neighborhood.An existing home on Lot 1,Block 10 is proposed to remain. No other site improvements are known. All existing structures that do not conform to the setbacks of the district are required to be removed with the first phase of development, as proposed. Dimensional Standards(UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed preliminary plat appears to comply with the dimensional standards of the district. Access(UDC 11-3A-31: Two(2)arterial streets(S. Linder Road and W. Amity Road)and one (1) temporary emergency-only access is proposed via S. Linder Rd. and a secondary emergency connection is proposed across the northern end of the Calkins Lateral; one (1) stub street is proposed to the north and west and three (3) stub streets are proposed at the east boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of development is proposed to have two (2)accesses for emergency services;the main entrance from S. Linder Rd. and the main entrance via W. Amity Rd. shall be constructed with the first phase of development. The proposed emergency access plan was approved by the Fire Department in Section VIII.F.As noted above,staff recommends the main entrance from S.Linder Rd. be constructed with the first phase to eliminate the need for the temporary emergency access as proposed by the applicant. Currently,Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site and Linder Road is improved with 2-travel lanes and no curb,butter or sidewalk abutting the site. Linder Road is listed in ACHD's Capital Improvements Plan(CIP)to be widened to 3- lanes from Victory Road to Amity Road between 2036 and 2040. The intersection of Linder Road and Amity Road is listed on the CIP to be constructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg,4-lanes on the south,4-lanes on Page 7 the east, and 4-lanes on the west leg between 2036 and 2040. Based on the ACHD Staff report findings concerning the traffic impact study(TIS),the Applicant is advised to construct specific turn lanes at site Access A and site Access B to mitigate traffic concerns. For site Access A on Linder Road,a southbound center left-turn lane and a northbound temporary right-turn lane are recommended per ACHD's specification. For site Access B on Amity Road, an eastbound center left-turn lane and a westbound temporary right-turn lane are recommended per ACHD's specifications. These measures should be implemented as alternative mitigation until the roadways are widened. Additionally,ACHD's Staff comments/recommendations regarding the proposed street sections within this development indicate that Street K and Street O do not conform to ACHD's District policy. Therefore,the Applicant is required to construct these streets as 33-foot wide street sections. These streets are to be designed in such a way that they stub to adjacent parcels and can be extended in the future(see snapshot of ACHD"s recommendations below). d. Staff CommentslRecommendations: The applicant's proposal for Street A, Street B, Street C, Street D, Street E, Street F. Street G, Street H, Street J, Street L, Street M, Street N, and Street P meets District policy and should be approved, as proposed_ The applicant's proposal for Street K and Street O does not meet District policy_The applicant should be required to construct Street K and Street O as 33-foot street sections as they stub to adjacent parcels and will be extended in the future. The applicant's proposal to construct the entrances of Street A and Street H as 52-foot street sections with a 10-foot wide landscape median and two 21-foot lanes meets District policy and should be approved, as proposed. The applicant should be required to plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island_ Parking is allowed on one side of a reduced width street(Streets C, D, E, F,G, M, N, O). The applicant should be required to install "NO PARKING' signs on one side of all reduced width streets and an both sides of Street H. The applicant should be required to coordinate a signage program with District Development Review staff. The applicant's proposal for four cul-de-sac turnarounds meets District policy and should be approved, as proposed. The cul-de-sac turnarounds should be constructed with a minimum radius of 50-feet_ The Applicant should re-design Street A, Street B, Street C, Street J, Street L, Street M, and Street O to be less than 750-feet in length or provide traffic calming design elements approved by ACHD Traffic Services. Staff recommends that the Applicant submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. Furthermore,ACHD is requiring the Applicant to have approved plans for the crossing of Calkins Lateral(Street A)prior to the pre-construction meeting and final plat approval. Staff recommends that the Applicant comply with ACHD's conditions of approval. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3,including but not limited to streets, common driveways and block face. There are three(3)common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D.A perpetual ingress/egress easement shall be filed with the Ada County Recorder or a note added to the final plat that contains a common driveway, which shall include a requirement for maintenance of a paved surface capable of Page 8 supporting fire vehicles and equipment.An exhibit was submitted with the application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway(See Section VIII.G). If a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway should be depicted on the opposite side of the shared property line from the common driveway.Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Staff concludes that the common driveway exhibit submitted appears to satisfy the UDC code requirements. Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed 750' in length without an intersecting street or alley unless a pedestrian connection is provided,then the block face may be extended up to 1,000' in length. In accordance with UDC 11-6C-3F.4, a block face should not exceed 1,200 feet,unless a waiver is granted by the City Council. In certain cases, as specified in section(F)(3)of this regulation,traffic calming measures may be necessary for blocks that surpass 1,000 feet in length. Staff finds that Street A,Street B, Street C, and Street M each include a pedestrian connection that meets the conditions outlined in UDC 11-6C-3F as stated above. Staff has determined that Street L should incorporate a pedestrian connection located within Block 11 that connects to the east to break up the block length. The Applicant has initially proposed a block length of 1,229 feet for Street "J"in Section VIII.H;however, upon verifying the measurement,Staff found that Street "J"actually exceeds a length of 1,800 feet. The Applicant is seeking a Council Waiver for the block length. However,Staff believes in order for the Council to grant the waiver, the Applicant should extend a public street across the northern edge of the Calkins Lateral in the location where the emergency access is proposed. This topic was discussed during the pre-application meeting. The applicant has indicated that the irrigation district wants to limit the number of crossings over the lateral however,staff doesn't have any written documentation of such a request. Staff recommends that the applicant provide written documentation from the irrigation provider stating that another public street connection is not desired prior to the City Council hearing. Moreover, to help reduce traffic speeds, the design of Street "J"incorporates curves, however, the applicant should still incorporate traffic calming measures as required by ACHD and UDCll-6C-3F. Further,Staff recommends that the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of this road through Lot 46 or Lot 47,Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. If the applicant doesn't want to extend the road and install the additional open space and pedestrian bridge as recommended, the block length for street "J"should not exceed 750 feet as required by the UDC. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. According to the submitted elevations, each home is proposed with a two-car garage or a three- car garage which presumes a 3 to 5-bedroom home and would require a minimum 20 foot to 3- foot wide driveway for each building lot. In addition, as discussed above, some of the streets within this development are proposed as 27 foot wide street sections which only allow parking on one side of the street instead of both sides as allowed on the standard 33 foot section. The Applicant has submitted a "Parking Plan"that illustrates an additional 428 on-street parking Page 9 spaces (over 1.7 additional parking spaces per home) available for use by the residents (See Section VIII.I). Sidewalks&Pathways (UDC 11-3A-17& UDC 11-3A-8): 5-foot wide attached and detached sidewalks are proposed along the internal local streets consistent with UDC requirements. The Applicant is also proposing other pedestrian walkways throughout the entire site. According to the Meridian Master Pathways Plan, a 10-foot wide detached multi-use pathway is required along S. Linder Road(a residential arterial), a detached 10-foot wide pathway along W. Amity Road(a residential arterial),and a 10-foot pathway is required along the Calkins Lateral. The Applicant has included the pathways on the plans; however, the pathway widths are not indicated on the plans to determine if they are consistent with the UDC The Applicant is required to place the multi-use pathways within public access easements adjacent to the public streets unless they are within ACHD right-of-way. Additionally, the common driveways located at the northwest corner and southwest corner of the development should incorporate micro paths adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood. Staff recommends the Applicant revise the plat and landscape plans to include the dimensions of the pathways and micro paths on the plans. The landscape plan does not depict landscaping on each side of the 10 foot multi-use pathway along the Calkins Lateral. Landscaping is required along all pathways in accordance with the standards listed in UDC 11-313-12C; a landscape strip a minimum of five (5)feet wide shall be provided along each side of the pathway with a mix of trees, shrubs, lawn, andlor other vegetative ground covers. Landscaping(UDC 11-3B): A 25-foot wide street buffer along S. Linder Road, an arterial street,and a 25-foot wide street buffer along W.Amity Street,an arterial street, are required and should be landscaped per the standards in UDC Table 11-313-7C.All landscape areas should be landscaped per UDC 11-3B-5, general landscaping standards. Lastly,according to the submitted plans,the Applicant is proposing pathways and micro-paths which should be landscaped in accord with UDC 11-313-12 standards. The Applicant is showing a 25 foot wide common lot along S. Linder Road and a 25 foot wide common lot along W. Amity Road consistent with UDC code requirements. The landscape buffers are depicted with trees in excess of code and include landscape beds with shrubs and other vegetative ground cover, consistent with UDC 11-3B-7. Therefore, Staff finds the proposed street buffers comply with all UDC requirements. In addition, all open space areas are shown with trees, sod, and other landscaping in excess of minimum code requirements. Fencing(UDC 11-3A-7): All fencing is required to comply with the standards listed in UDC 11- 3A-7.According to the submitted landscape plans, the Applicant is proposing 6-foot vinyl privacy fencing along the perimeter of the property and the rear lot lines and a 4-foot or 5-foot tall wrought iron open vision fencing adjacent to any common open space areas. Both fencing types and their proposed locations comply with UDC standards. Qualified Open Space(UDC 11-3 : The proposed project is approximately 65.10 acres in size requiring a minimum amount of open space based on the requested zoning. Per UDC Table 11- 3G-3,the R-8 area requires a minimum of 15%qualified open space. Per the calculations,the minimum amount of qualified open space required is 9.77 acres. According to the submitted plans,the Applicant is proposing 10.39 acres of qualified open space, exceeding the minimum amount required. The proposed 10.39 acres equates to approximately 16%qualified open space. The qualified open space proposed consists of Y2 of the arterial street buffer to S. Linder Road, of the arterial street buffer to W.Amity Road, there are several large central open space areas, and several smaller common open space areas located throughout the development. The Page 10 landscape buffers to the adjacent a. Enhanced landscaping asset forth in Article 11-313,Landscaping Requirements; arterial/public streets meet the b. Multi-use pathways; enhanced buffer requirements outlined C. Enhanced amenities with social interaction characteristics; in UDC 11-3G-3B.3 to count towards d. Enhanced context with the surroundings. the open space. Previously, these areas automatically qualified towards the minimum open space but this is no longer the case with the latest open space code updates that desires for more than the minimum to be included within the required buffers in order to count towards the overall qualified open space for a project. The Applicant appears to comply with all four(4)points outlined in code (See Section VIII. D&E). Additionally, the parkways depicted on the Open Space Exhibit as qualifying open space appears to meet the three (3)points outlined in code (See Section VIII. D &E). a. The parkway meets the minimum width standard as set forth in subsection 11-3A-17E of this Chapter. b. The parkway is planted with street trees in accord with Section 11-3B-7,"Landscape Buffers Along Streets",of this Chapter. c. Except for alley accessed dwelling units,the area for curb MOD each residential lot or common driveway shall be excluded from the open space calculation.For purposes of this calculation, the curb cut area shall be twenty-six(26(feet by the width of the parkway. The centralized open space area on Lot 14, Block 12 depicts playground equipment with shelter, a climbing dome, seating areas, all connected to the surrounding local streets via 5-foot wide sidewalks. The centralized open space on Lot 6, Block 5 and Lot 3, Block 9 depict, large open grass areas,picnic shelter, and internal pathways. Overall,Staff supports the proposed open space and their locations being centralized within the development for fairly equitable access on both sides of the Calkins Lateral with the fire access available from the north and the pedestrian bridge access from the south over the Lateral. As mentioned above,Staff recommends the Applicant incorporate an additional pedestrian connection and pedestrian bridge over the Calkins Lateral from the north side of Street "J"through Lot 46 or Lot 47, Block 7 to align with the cul-de-sac. Incorporating an additional pedestrian bridge in the center of the development enhances accessibility to the open space and amenities within the area. Amenities (UDC 11-3 : UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The project size of 65.10 acres requires a minimum of 13 amenity points (1 point for every 5 acres).According to the submitted plans and narrative,the Applicant is proposing the following qualifying amenities: playground park(includes play structure, climbing dome, climbing rocks, swings,passive open spaces, and seating areas) in Phase 6,fenced dog park (includes seating benches,dog waste facility,micro-pathway)in Phase 1,Picnic shelter on Lot 6, Block 5 and on Lot 3,Block 9 in Phase 2 and Phase 5,and three segments of 10' wide multi-use pathways equaling approximately 4,000 linear feet each in length in Phases 1 and 6.According to UDC Table 11-3G-4,the proposed amenities total 15.5 amenity points and exceed the minimum amenity point requirements for a project of this size. Staff has concerns regarding the amenities provided across different phases within the development. As mentioned above,Staff recommends that the 10'pathway along the Calkins Lateral should be constructed with Phase Four(4) instead of waiting until Phase Six(6). To address the issue of timing,Staff recommends that Lot 10,Block 8 in Phase 4 should include another qualifying amenity for the northern portion of the neighborhood, ensuring that residents are not waiting until Phase 6 for the proposed playground on the eastern side of the lateral. Additionally,in the interest of enhancing the enjoyment of open space areas,Staff finds the picnic areas on Lot 6,Block 5, and Lot 3,Block 9 should be equipped with tables and benches with the proposed shade structures in accordance with UDC 11-3G-4. Staffs recommendations are aimed at ensuring Page 11 there are adequate amenities within each phase. A detail of the amenities should be submitted with the final plat application for the phases in which they are located. Waterways(UDC 11-3A-6): According to GIS imagery,the Calkins Lateral bisects the site and continues to northern boundary and the Carlson Lateral bisects the eastern parcel of the proposed development. The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway as allowed by UDC 11-3A-6B.2. It is presumed that the Carlson Lateral is being tiled and relocated as part of the construction of this development. The Applicant is required to comply with UDC 11-3A-6 and ensure this irrigation facility bisecting the eastern property is tiled or relocated. Staff recommends that the Applicant graphically depict the relocation of the easement on the plat prior to the City Council hearing. Furthermore,irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of twenty(20)feet wide and outside of a fenced area, unless otherwise waived by City Council in accord with UDC 11-3A-6. Utilities(UDC 11-3A-21): The Applicant is proposing and is required to extend necessary public utilities for the proposed project. Public Works has reviewed the subject applications for compliance with their standards and Ends them to be in general compliance, see the specific conditions outlined in Section VIII.B of this report. Pressurized Irrigation System (UDC 11-3A-15):Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18 :An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manuan: The Applicant submitted conceptual building elevations for the proposed homes.Note that detached single- family homes do not require Design Review approval prior to building permit submittal. The submitted elevations depict varying roof profiles and colors with the same or similar field materials of lap siding and stone accents for the detached home. Overall, Staff finds the submitted elevations to comply with the minimum standards but hopes future elevations depict more variation in finish materials to help delineate the building facades along public streets. VII. DECISION A. Staff: Staff recommends approval of the requested annexation,rezone,preliminary plat and development agreement modification applications with the requirement of a new DA per the conditions of approval in Section IX and the Findings in Section X of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 12 VIII. EXHIBITS A. Annexation and Rezone Legal Descriptions and Exhibit Maps awtooth Land 5urvep.nej. LL P (c08) 398.8104 `"- (ZO8) 398-$,05 2030 5. Wa5hin*on Ave., Emmett, ;D 83 17 Windrow Annex4adon Description BASIS OF BEARINGS is N. V3128" E. between a found brass cap LS 737, marking the southwest Comer of 5"an 25 and a found aluminum cap PLS 13934 marking the 1/4 corner common to Sections 25 and 26,T- 3 N„ R, 1 W,, B.M., Ada County, Idaho. A parcel of land located in the SW114 of 5D on 25,Township 3 North, Range 1 blest, Boise Meridian, Ada County, Idaho, more particularly described as follows: COMMENDING at a brass cap marking the southwest canner of said Section 25; Thence N. 0"31'28" E., coincident with the west line of sald SWI/4 and the Centerline of S, Under Road, a distarrte of 364-11 feet to a 518"rebar with an Illegible cap and the POINT OF BEGINNING; Thence continuing, N. 0113126"E., colncidentwith said west line and said centerline, 962.17 feet to a 5/8"rebartcap PLS 11574 marking the 51116 corner common to Sections 25 and 26, Thence continuing, N. 0131'28"E., coinaidentwith said west line and said centerline, 760.50 feet to the Centerline of the Calkins Drain; Thence leaving Bald west Ilne and said centerline and coincident with said centerline of the Calkins Drain tt►e followlag Ave(5)courses and distances: Thence$-82°51'07"E„95,25 feet; Thence S. 7V2842"E., 5100 feet; Thence S. 591116A1"E,,42.DO feet; Thence 5. 4304442"E.,45.00 feet; Thence S. 411124'42° E., 913.66 feet to the north line of the SW114 of the S 114; Thence 5, 89129'27"E., coincident with the north line of said SW114 of the SWI/4,a distance of 504.44 feet to a 1/2"rebar{cap PLS 6552 marking the 5W1116 corner of said Section 25; Thence S. 0529%"W„coincident with the east line of said SWI/4 of the 5YV114, a distance of 1325.09 feet to a 5/8"rebar{cap PLS 5617 marking the W1/16 corner common to Sectlons 25 and 36 and the centerline-of W. Amity Road; Thence N. 8903233"W, coincident with the south Ilne of said SW1/4 4f the SWI14 and said centerline of W. Amity Road, 1025.52 feet to a 5/8'rebar{cap PLS 5617, P,12923kl EM1M23048-WINDR04M SiJS-CON ERlSurveylDrawings%LegaI DsscrlpllonsllNindebw Annexation.dacx Page: 11 Page 13 Thence im4ng said south line and Said centerline, N. 0131'28"E-, parallel with Said west line 3154-11 feet to a 5/8"rebar)cap PL5 5617, Thence N. 64133233"W., parallel with Sald South I11e, 300.04 feet to the POINT OF BEGINNING. Said paroei oontai-ns 46.L33 mare or less, 1 2 Ur R M3ti1 EM1'Ll 23046-VVIN DRCWW SUB-CONGEMSurveytiDra+winstiLegar DeseriphonslYlrindrow Arinexatan.docx P3r� a �# Page 14 , t I 7 n, I L � i 9 Wc m � I Y f } i w LIP q ` on asown sa rr O. �I 3"rmv#R d4 EMU A)dd Page 15 Milk 5awtooth Land 5vrvf Fyn j, LLC �71 .-'.s�� F: (2081 368-8 0 04 f! (208) 3oa-8 1 o5 2 Wan*srigton Ave-, Emmett, rD 3361 Windrow ndraw East Rezone Descri ptton BASIS OF BEARINGS i5 N. 4031'2S" E. betwaen a round bass cap LS 737, marking the southwest corner of Section 25 and a found aluminum cap PLS 13934 marklrrg the 1/4 corner common to Sections 25 and 26.T, 3 N., R. 1 Val., B.M.,Ada County, Idaho. A parcel of land Intated in the SEI/4 of the 5W114 of Section 25r Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows; i COMMENCING at a brass cap marking the southwest corner of said Section 25; Terence S. 89°32'33"E.r coincident with the south iine of said SWI/4 and the centerline of W. Amity Road, 1325.56 feet to a 5/8"rebar}cap PLS 5617 marking the W1/16 carver common to Sectlom 25 and �6and the POINT OF BEGINNING; Thence leaving Bald south lane and said centerline, N. O°29'06"E.r wrcident with the west line of said SE1/4 of the SWI/4, a distance of 1325-69 feet to a 1 f2"rebar{cap PLS 6552 marking the SW1116 Comer of said Section 25; Thence S. 59112927"E.,coincident wlth the north line of said SEL/4 of the SW1/4, a distance of 644.28 feet to a 1/2"rebarJno cap; Thenoe leaving said north liner 5- V26'12"W, 1324.51 feet to a 5/8"rebar/no cap on said south lure and said centerline; Thence N. 89°3233"W,coincident with said south line and said centerline, 645.45 feet to the POINT OF BEGINNING. Said parcel contains 19.611 acres more or less. L r4 11574 F WjA R 202311 EM111234148-WrNnOW SUS-CONnEMSurveytiDrawing5%LegaI Deacript;onslW ridrow East Rezone.docx Page 16 PRO 63% � : 71 Y rwb'lv.+w7fi F 9. lJHG►'Y Xp naumzre ti 4 y� h d0'3['Jik'r lV.ii' PU kill -- �-- _� � y xomom•f J72S M' ;� o 5�71.7t IA'fi fl' All Fa Page 17 B. Windrow DA Boundary Legal Description and Exhibit Map Sawtooth Land Surveying, LLC C110 p: f2b8p 395-$0 CAA F: ti2G5)338 - 2030 S. Wo-5himIton 1wc.,tmm&tt. 10 83r-17 Windrow Boundary Description BASIS OF BEARINGS i5 N, 0°31'25" E. between a found brass cap LS 737,marking the southwest corner of Section 25 and a found alurninum Cap PL5 13934 marking the 114 Darner common to Sections 25 and 26,T. 3 N., R. 1 W„ B.M., Ada County, Idaho, A parcel of land looted in the SW114 of Section 25, Township 3 North, Range 1 West, Boise Merldian, Ada County, Idaho, more particularly described as follows: COMMENCING at a brass rap marking the southwest corner of sald Section 25; i Thence N. 0113128" E., coincident with the west line of said SMW1/4, a distance of 364,11 feet to a 5/9" rebar with an illegible cap and the POINT OF BEGINNING; Thence continuing, N. 0031'28"E.,coincdent with Said west line and said centerline, 962-17 feet by a 5184 rebar/cap PLS 11574 marking the 51/16 comer common to Section$25 and 26; Thence contlnuing, N. 0*3128"E. coincident with said west line and said centerline, 760.50 feet to the centerline of the Calkins Drain; Thence leaving said west line and said centerline and coincident with said centerline of the Calkins Drain the Following five(5)courses and distances: Thence S. 82051'07"E.,95.25 feet; Thence S. 7002$427 E., 50.00 feet; Thence S. 590164V E., 42.00 Feet; Thence S. 43114442"E., 45.00 feet; Thence S. 411112442"E., A3.65 feet to the north line of the S1/2 of said SW1/4; Thence S- 89,12927"E„ coincident with the north line of said S1/2 of the SW1/4, a distance of 5DC44 feet to a 1/2"rebar/cap PLS 6552 marking the SW1116 corner of said Section 25; Thence continuing, S, W2977" E., coincident with said north line, 644-28 feet to a 1/2"rebar with no cap; Thence leaving said north line, S. 011126'12"W,, 1324.51 feet to a 5/8"rebar with no Cap on the south line of said SW1/4; P_3202311 EAAni2�048-WINC ROW SUS•CONCER%5urvay50ramngo%eggl pescripborrsMindrow Bountlary.doex Paga li Page 18 Thence N. 8913233"W.,coincident with said south line, 645.40 feet to a 5/8"rebar/cap PLS 5517 marking the W1116 corner common to Sections 25 aid 36; Thence continuing, N. 89°32`33"W., coincident with said south line, 1025.52 feet to a 5/8"rebar/cap PLS 5617; Thence leaving said south line, N. 0°31"28" E., parallel with said west line, 364.11 feet to a 518" rebarfcap PLS 5617; Thence N. 891132'33"W.,parallel with said south line,300.04 feet to the POINT OF BEGINNING. Said parcel contains 65.744 more or less. 0. 1 74 lfr�V19 P_120 M EMT1723049-WINDROW S LIB-CO NGERlSurveoDrawingsTegal ❑escriptian%Mindrow Rwndary.doex Page 12 Page 19 setrse�r � � NI aNIP t4 4i4 ai r 1 r k � nit o v .0k . x� ~ —— _ i.l�fW JY i a 1FZYF 1JGif1C k --,Rli �I �YQ117L '4 7NIMR9@�Q y6r, 0 J � m Page 20 C. Preliminary Plat(dated: 5/23/2023) Y Y PRELIMINARY PLAT FOR H7 NDROWSUBON151ON I mxsxlr, w ao.' mlaw __—_—_-- r _u[ _ rI : E I 8 r•.w 8■ I- I , �Y n �1 — l i I s 1 I l 1 I`I - � v 11 .t.....� Vie.. 51 c z i ------ I rt i L—___ _.._.._.._ — —._.._.._ .,.�.——1— -- -- PP 1.0 r1 - [- I R.J I I — I I ®r ti* — I SI =J,mok _ _ _ _-- _ jklw �E_====____ MATCHLI NE SEE SHEET PP1.2 PPI.I Page 21 N MA7CHUNE SEE SHEET PP1.1 Y rir t a -- ___..ter— ... - _11tlC -----J-- ------------ -� -- -- ----- � ® _. I �It �• ..� .. ;� �� _-_. © +. �\� « 8 > � : : AW : I,IATCHUHE SEE SHEET PP1.3 PP I Z N IAATCHu NE SEE SHEET PP1.2 �WC `• i ... II � am3 �a g I r liz h®^ --�--� -- -- --- -- -L _ ' - - - I � � PP1.3 Page 22 Y �WC >HO � rix a OZ 1 _ I M o .. I cu44 - _. MATCH)HE SEE SHEET P41-S t PPI A MATCHUNE SEE SHEET PP I A Y w ® nos ®'"' - ~~~ I sr g z -------------€ ----I------------ ---------- --- j ----------- - - — -- -- -- — --- ---- ��- ---- - € - ---------� � PP1.5 Page 23 C. Landscape Plans (date: 5/25/2023) WI N D K O W S U BD IVI S I ❑ N MERIDIAN,ID PRELPMINARY PLAT LANDSCAPE PI,AN I ' WIN ❑ R ❑ W SUBDIVISI ❑ N MERIDIAN,I❑ PRELIMINARY PERT LANDSCAPE PLAN 1 •tom . - - Page 24 FLAW,ALrrre • — MIffm FAW ♦ � ♦Y � � �• y its � d 1• � 1 V VV1 l Va \ • I , L �t} X \h } y\_♦♦ L , 1 I !It y tlL1G1l2 R LN�7[.Yi�E PIY L1 L1 IL i 4 } � 1 1 kL l •1 L h ry � ��~ ~� ~t i � t t 4t�hti V LI 11 F 1uJ 1 .f .ate j� � \ V l }` � VV V 711 ti V 1ll 1 i t l ' I � � J x ♦� '� h�j�'i.t 4y •�``t It ky \lL`L}V} 4 � � I xfV $ ....... y V t`�•1 lV ♦• 1 •♦ a \.x `♦ • � •;s��• •• •�` � by } �.l � + ti ,r �- a i� it tt,{tti *\.• r\'• `tiff �` ` xi } .. III, �t y •1 ,� V � y � ♦ ,\i•� ♦ •�ti• •• 1 III } } \ , •,� •♦•� ` ,\ . , .ti,t ��,. �, 1 w u NOTE Wr — Mram L1Y�OGgE Page 25 i ` y IJ ON E+Z"�n I� Wk i:•;,.�.h'!!,h fa t�_r'�Ycc Y�.«�ni4'_��`.:r�:4'��i�r.•.5x.4':til'n.��:i:N x�t+..fi s�:a r;.i=i�r.�lS.� - H •e!; I l a f v LFA � k tag• Py`�.�A•�A';:7F:li!_'�[.��6'Fr.Yrl4s�7..,ii?ir^i•Tai4riwre,t_•.y�:�r�('vruliraai��uri-usrnnveni a r 744 a F*1 i p ML M4-- � K L riuMM ►+ lat.lM1. �a��1J�-�fix. _W ® ,,.,, ? m PLANr F-P,Lerre px ,�. MW� rr�n.rrrnw,snwrn, �_ �..aS —, �a N07IMd L m O pcvriaPnnrrrr aara�..,.....�.,._..,e.e uuo.a,re .�� LB JAM Page 27 D. Open Space Exhibit: X WINDROW SUSIMSIC_N OPEN SPACE E Isff �mb --- ------- ------- - --——------------------ ----------- Page 28 E. Fire Phasing Plan: PPELIMINARY PLAT FOR WINDROW SUBDIVISION —7M L + Secondary Emergency X Connection ---Tphase 5 Temp. Emergency Access Phase 2 Main Access N, VIE Phase 1 Temp. Emergency Access 4 --- ----- Phase 1 Main Access Ppi Page 29 F. Common Drive Exhibits: -------------- LOT 12 TAKES DIRECT STREET ACCESS. DFAIEMY LOCATED ON NOffrti SIDE DF LOT- 12 12.0v REAR SETEIACK TYP ----------- STREET 11 5.00' SIDE I LOT 7 TAKES DIRECT STREF SE RACK Typ ACCESS- DftiEWALY U)CWTEID ON EAST SIDE OF LOT. ---------I -------- L---------j NON- kDABLE LOT CS"M BLANK BUU U-nLfrY EASEMENT ll��1�I.T E M�059 W I N 1)ROW SU 9D I VII SIO IN 83707 3 COMMON DRIVEWAY EXHIBIT-LOTS 7-12 BLOCK 3 Page 30 25 Q r vi {/ I 20,00' COMMON 'I LOT 21 TAKES r*WCT ST-HE_I ACCESS. CC E &Y LOCATED I I ON EISr SIDE OF Lot. I 20-UO' FRoN-r ------- 5EWCK TYP. I � ———— ————————i i -- BL❑CK 3 I 21 18 20 5.00'SErEAC DE ---------- .__i r 12_00` REJkR 6�d�' LSCP �•. SMACK TYR ol � 6UFFER 17 �,`• ,n STREET G -:r r. — —————————- J 1 I � I 16 LOT 16 TAKES DOWU STREET •''-a ACCESS. ORII+EWAY LOCATED ON SOUTH5" Of LOT- $EF&fiCK TYP. r uj w ~ . + Elf ——— —————— H r: cW wr o w K i iS � I� 34 PO Wx 604E WINDROW SUBDIVISIDN 03EF,0 83T07 COMMON DRIVE EXHIBIT`DOTS 16-21 BLOCK 3 SLAL I' — 3e' ChL.(2m)4&3hm -Wiiumps'".*Q.N4. min Page 31 4 � I _ I r•� I � I I I I I I i 213 I I 5.00 S�pE .. I SETWK M , I � ` I S � a - r � I 1 12.00' REM I � 18 , I ' u I I SEMbtK TrP LOT 19 TAK-ES DIRECT STREET l Aq,MS. DMEMY LOQA-IED ON SOUTH SIDE OF LOT. 3 I 22 17 I A s { C i1fIL >�ITC w a w H a 5G G iQ 40 Poeox6099 WINDROW SUBDIVISION 65ME.MfiM7 COMMON DRIVE EXHIBIT LOTS 18 21 BLOCK 7 scsL I' Ln' IIL(;Do)44E,30M t a N A5 Oa.+<k5.ti++'•k5.ca A5 Page 32 G. Block Length Exhibit 1228'a LENGTH ` 1 475' Page 33 H. Parking Plan % 40 Exhibit J —Parking Plan The Windrow Neighbofhaod will meet or exceed all the requirements of the City of Meridiau's Cade for off-street parking.All homes within the neighborhDod will have a minimum of a two(2)car garage and a driveway that will a€commodate an additional two(2)parkingspaces,faratotal offaur(4)off-street parking spaces. As illustrated below,an addatianal US (over 1.7 additional per home)on-street parking spaces will he available far use by the residen€e_ 4 i F � f N rl I 1$ 4 I � I -- -J*�• it � �_ I , I � % 7 I ' L—.——t «------ — ------ Wi ndraw Neighborhood—Narratlue 5.18.262 3 Page 15 Page 34 1. Conceptual Building Elevations&Floorplans -46 4F' WINDROW - - �- PLAN I ems. w1m F- PIHV �T- I: �I �Q ' WIVE Page 35 y sya -�x x d G WINDROW PLAN two i i top L 4 ' WIDE Page 36 ,f2 �u NTf IT WINDROW PLAN 50' Wl DE Page 37 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation and rezone of this property. Prior to approval of the annexation and rezone ordinance, a DA shall be entered into between the City of Meridian and the property owner(s)/developer at the time of ordinance adoption. A final plat will not be accepted until the DA is executed and the AZ and RZ ordinance is approved by City Council. 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 and rezone. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be substantially consistent with the approved plat, landscape plan,phasing plan, common drive exhibits, and conceptual building elevations included in Section VIII and the provisions contained herein. b. The property located at 1100 W. Amity Road shall no longer be subject to the terms of DA Inst. #2016-007443 (South Meridian H-2015-0019). c. The 10' detached sidewalks and the street buffers along S. Linder Rd. and W.Amity Rd. shall be constructed with the first phase of development; the 10' multiuse pathway and associated landscaping along the Calkins Lateral shall be constructed with the fourth phase. d. The existing home and outbuildings on the property being annexed shall be removed with the first phase of development,as proposed. f. The existing home on Lot 1,Block 10 shall be required to connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. g. The rear and/or sides of homes visible from S. Linder Road and W. Amity road(Lots 12-19,Block 3; Lots 5-6,Block 7; Lots 8-18,Block 7; Lots 2-22,Block 2; Lots 2-10, Block 1) shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches, balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. Preliminary Plat Conditions: 2. The preliminary plat included in Section VII.B, dated May 23, 2023, shall be revised 15 days prior to the City Council hearing as follows: a. Revise the plat to include 10-foot sidewalks along the Linder and Amity frontages. b. Add a plat note stating that direct lot access to S. Linder Road and W.Amity Road is prohibited. c. Revise the plat to illustrate Street K and Street O as 33-foot wide street sections in accordance with ACHD's District policy. Page 38 d. Consistent with ACHD conditions of approval and UDC 11-6C-3F,provide traffic calming measures along Street A, Street B, Street C, Street J, Street L, Street M, and Street O to help mitigate its long and straight design or revise the plat to redesign the roadways. e. The Applicant shall submit a revised phasing plan(in color) as follows: • Include the construction of both 10-foot detached sidewalks and the entire street buffers along the frontage of S.Linder Rd. and W.Amity Rd with the first phase. • Construct the 10-foot multi-use pathway and associated landscaping with the third phase. • The S.Linder Rd. entrance shall be constructed with the first phase in lieu of the temporary emergency access.Update the proposed fire phasing plan to align with staffs recommended changes to the phasing plan. • Extend a public street across the northern edge of the Calkins Lateral in the location where the emergency access is proposed AND add an additional micropath and pedestrian bridge over the Calkins Lateral from the north side of road J through Lot 46 or Lot 47,Block 7 to align with the cul-de-sac.A detail of the pedestrian bridge shall be submitted with phase 3 of the final plat.If the irrigation district doesn't want another public street and/or pedestrian bridge over the lateral,the applicant shall provide written documentation stating such. • If the applicant doesn't want to extend the road and install the additional open space and pedestrian bridge,the block length for road J shall not exceed 750 feet in accord with UDC 11-6C-3F1. f. The existing home shall obtain a new address upon development of this project consistent with the development of the new local street. g. If the Carlson Lateral easement is wider than ten(10)feet, it shall be included in a common lot that is a minimum of twenty(20) feet wide and outside of a fenced area, unless otherwise waived by City Council in accord with UDC I I-3A-6. 3. The landscape plan included in Section VII.C, dated July 29,2022, shall be revised 15 days prior to the City Council Hearing as follows: a. A detail for each of the amenities shall be depicted on the plan or submitted separately. b. Landscaping shall be depicted on either side of pathways. Landscaping is required along all pathways in accordance with the standards listed in UDC 11-3B-12C; a landscape strip a minimum of five (5) feet wide shall be provided along each side of the pathway with a mix of trees, shrubs, lawn,and/or other vegetative ground covers. c. The common driveways abutting Lot 11,Block 3 and Lot 19,Block 7 located at the northwest corner and southwest corner of the development shall incorporate micro paths adjacent to the 5-foot landscape buffers to enhance walkability within the neighborhood. d. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-I005. The Applicant shall coordinate with the City Arborist(Kyle Yorita kyorita@meridiancity.org)to determine mitigation requirements prior to removal of existing trees from the site. f. The picnic areas on Lot 6,Block 5, and Lot 3,Block 9 shall be equipped with tables and benches with the proposed shade structures in accordance with UDC 11-3G-4. Page 39 g. That Lot 10,Block 8 in phase 4 shall include another qualifying amenity serving the northern portion of the neighborhood. h. Street"L" shall incorporate a pedestrian connection located within Block 11 due to the block length. i. Make the necessary revisions to the landscape plans to match the plat revisions noted above in IX.2. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 6. The Applicant shall comply with all ACHD conditions of approval. 7. The Applicant shall ensure the irrigation ditch(Carlson Lateral)bisecting the property is tiled and/or relocated consistent with UDC 11-3A-6 standards. The Calkins Lateral can remain open if granted approval by City Council. 8. 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. 9. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 10. A perpetual ingress/egress easement shall be filed with the Ada County Recorder or a note added to the final plat that contains the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 11. Prior to the City Engineer's signature on each final plat, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division and recorded for the multi-use pathway along Calkins Lateral. 12. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 13. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. B. PUBLIC WORKS https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=303089&dbid=0&r0o=MeridianC i &Cr=1 C. FIRE DEPARTMENT https:llweblink.meridiancily.org/WebLink/Doc View.aVx?id=300782&dbid=0&r0o=MeridianC ity Page 40 D. ADA COUNTY DEVELOPMENT SERVICES https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=301758&dbid=0&r0o=MeridianC hty E. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=301690&dbid=0&repo=MeridianC Ry F. MERIDIAN PATHWAYS—CONDITIONS https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=303090&dbid=0&r0o=MeridianC ity G. BOISE KUNA IRRIGATION DISTRICT https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=300883&dbid=0&r0o=MeridianC i &cr=1 H. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=301382&dbid=0&r0o=MeridianC iv I. VALLEY REGIONAL TRANSIT(VRT) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=301026&dbid=0&r0o=MeridianC Ry J. COMPASS https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=301760&dbid=0&repo=MeridianC i &cry 1 K. NAMPA&MERIDIAN IRRIGATION DISTRICT(MNID) https:Ilweblink.meridiancitU.ore/WebLink/Doc View.aspx?id=302018&dbid=0&r0o=MeridianC iv L. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=303608&dbid=0&r0o=MeridianC i &cr--1 M. NEW YORK IRRIGATION DISTRICT https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=303544&dbid=0&repo=MeridianC ity N. SCHOOL IMPACT TABLE https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=305128&dbid=0&repo=MeridianC hty O. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=305825&dbid=0&r0o=MeridianC Ry X. FINDINGS A. Annexation and Rezone(UDC 11-5B-3E) Page 41 Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed zoning map amendment to annex the property into the City of Meridian and rezone apportion of the property with the R-8 zoning district with the proposed preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Stafffinds the proposed zoning map amendment and the request for the development complies with the regulations outlined in the requested R-8 zoning district and is consistent with the purpose statement of the requested zone. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Stafffinds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare should all conditions of approval be met. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to,school districts; and Stafffinds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the annexation and rezone is in the best interest of the City. B. Preliminary Plat Findings: 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; Stafffinds that the proposed plat is in general compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds that public services will be provided to the subject property with development. (See Section VIII 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, Stafffinds that the subdivision will not require the expenditure of capital improvement funds. Page 42 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 based upon comments from the public service providers(i.e.,Police,Fire,ACHD, etc). (See Section IXfor more information) 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. 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 require preserving. Page 43 v IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Eagle Road Extended Stay Hotel (H-2023-0040) by KM Engineering, located at 2700 N. Eagle Rd. Application Materials: https://bit.ly/H-2023-0040 A. Request: Conditional Use Permit for a 4-story extended stay hotel with 124 rooms on 2.77 acres of land in the C-G zoning district. PUBLIC HEARING SIGN IN SHEET DATE: September 7, 2023 ITEM # ON AGENDA: 5 PROJECT NAME: Eagle Road Extended Stay Hotel (H-2023-0040) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name LQe- a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY DEVELOPMENT DEPARTMENT p HEARING September 7,2023 Legend DATE: f 0 I�P•o:�v- _oco-o� TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner - 1 208-884-5533 R--1 R1 R. R'8 R1 R-1 R- SUBJECT: Eagle Road Extended Stay Hotel—CUP 3 RUT R.g ' RUT H-2023-0040 3 RI R1 R +' -:2 1 R- LOCATION: 2700 N. Eagle Rd.,in the NW 1/4 of R1 R '7 R. , R-8 Section 4,T.3N.,R.IE. (Parcel RUT RUT #S1104233650) R1 C-p �I R-8 R- I. PROJECT DESCRIPTION A Conditional Use Permit(CUP)is requested for a 4-story extended stay hotel with 124 rooms on 2.77-acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 2.77 acres Future Land Use Designation Mixed Use—Regional(MU-R) Existing Land Use Vacant/undeveloped land Proposed Land Uses Hotel Current Zoning I C-G(General Retail& Service Commercial) Proposed Zoning NA Neighborhood meeting date 6/1/23 History(previous approvals) H-2022-0046(PP,MDA Inst.#2023-033831);FP-2023-0002;H-2023-0030 (MDA) Page 1 B. Project Maps Future Land Use Map Aerial Map (fLegend -- Legend ppr I�Proje�t Lac��ar. � Praiec+Loca=or III l c7.:r4 it "" -�Rjh 7�1 � _.►''� `-=-F3 ' FI j� •h .i�: fRe id r tial ". � ` 1 p1 19111'EL ffi"rd4AQ'L_I - .ba ���7J�J7�� r• Ij,�3,} �a2'�r `h�. is �. . Idntia�l Zoning Map Planned Development Map Legend - �- 0 � Legend ®m IF•o ec _-- �- IdProjent Lncafior _ _-- u _, •• ® "_i City L r"i# — Planned Paris R--1 R78 R1 - R1 C-C: - - R- 5 I I I 1 R- 3 RUT R- = 1 1 R-4 z R1 RU R-S -4 RU ED III. APPLICANT INFORMATION A. Applicant: Lacey Clark,KM Engineering—5725 N. Discovery Way,Boise,ID 83713 B. Owner: GFI Meridian Investments,LLC 74 East 500 South, Ste. 200, Bountiful,UT 84010-6251 Page 2 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 8/16/2023 Radius notification mailed to property owners within 300 feet 8/11/2023 Public hearing notice sign posted 8/17/2023 on site Nextdoor posting 8/11/2023 V. COMPREHENSIVE PLAN ANALYSIS FUTURE LAND USE: This property is designated Mixed Use—Regional(MU-R) on the Future Land Use Map included in the Comprehensive Plan. The purpose of the MU-R designation is to provide 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 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 supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D in the Comprehensive Plan. PROPOSED USE: This property is proposed to develop with a 124-room extended stay hotel. TRANSPORTATION: The Master Street Map(MSM) does not depict any collector streets across this property. 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): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) A dense landscape buffer is required between the subject property and the abutting multi family development to the east. Page 3 • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed hotel use should be generally compatible with the future multi family residential apartments to the east, which should minimize conflicts between uses and maximize use of land. • "Support infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities, irrespective of existing development." (2.02.02C) Development of the subject property with a hotel shouldn't negatively impact the abutting future multi family development to the east or the existing commercial uses to the north and south or the multi family development to the south. (This development is not downtown) • "Provide pathways, crosswalks,traffic signals and other improvements that encourage safe,physical activity for pedestrians and bicyclists."(5.01.01B) A pathway is required to be constructed along the west boundary of this site for pedestrian safety through the commercial development. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development of this site. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Development of this infill site will contribute to maximizing public services. VI. STAFF ANALYSIS A Conditional Use Permit(CUP)is proposed for a 4-story extended stay hotel with 124 rooms on 2.77-acres of land in the C-G zoning district as required by UDC Table I1-2B-2 and 11-4-3-23B because the hotel site adjoins a residential district and existing residences(i.e. apartments)to the south.A multi family development is currently in the development process directly to the east as well in the C-G zoning district. Future development of the subject property is governed by a development agreement(DA)#2023-033831), which was recently amended but has not yet been recorded(H-2023-0030). The proposed development plan for a hotel is generally consistent with the Option#2 conceptual plan in the DA. The DA allows one building permit to be issued prior to subdivision of the property; subsequent building permit applications are not allowed to be submitted until after the property is subdivided, although Certificate of Zoning Compliance and Design Review applications may be submitted and approved prior to recordation of the plat. This property was included in the final plat(FP-2023-0002)for Sessions Parkway Subdivision as Lots 3-5, Block 1,which was recently approved by City Council but has not yet been recorded. The proposed site plan depicts the hotel building spanning across property lines; therefore,if the hotel use goes forward, a final plat modification application will be required prior to recordation of the plat to reduce and reconfigure the lots; or,a property boundary adjustment application will be required to consolidate Lots 3-5 if the plat is recorded before development of the hotel. The property is required to be subdivided prior to issuance of Certificate of Occupancy; or the entire frontage improvements along N.Eagle Rd./SH-55 will need to be constructed with development of this site. Page 4 The hotel shall operate in accord with the definition for such in UDC 11-1A-1,as defined by I.C. 67- 4711,which allows the sale/rent of a place to sleep to an individual for a period of less than 31 continuous days. Dimensional Standards: Future development is required to comply with the dimensional standards of the C-G zoning district listed in UDC Table 11-2B-3, except for the landscape buffer to residential uses,which was reduced from 25-to a minimum of 5-feet by City Council with the recent development agreement modification application(H-2023-0030). Specific Use Standards: Per UDC Table 11-2B-2,hotels are required to comply with the specific use standards listed in UDC 11-4-3-23. Per these standards, a CUP is required for any hotel that adjoins a residential district or an existing residence. Accessory uses,including but not limited to,restaurants,retail, drinking establishments and personal services may be allowed if such uses are completely within the hotel structure; a drinking establishment,which is not proposed,requires separate approval. Access: A curb cut exists at the northern boundary of the site for access via Eagle Rd./SH-55 through the commercial property via an existing reciprocal vehicular&pedestrian ingress-egress easement(Inst. #2016- 003980). Access driveways for connectivity between uses and for access via N. Records Ave. are proposed to the multi-family development to the east, currently in the development process.An access driveway to the south is also planned for connectivity between uses. A right-in/right-out access driveway via N. Eagle Rd./SH-55 was previously approved by City Council on the adjacent property to the south for access to this development contingent upon approval from the Idaho Transportation Department(ITD). Reciprocal cross- access easements are required to be granted to the properties to the south and east and recorded prior to City Engineer signature on the final plat(FP-2023-0002). Parking: Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-613, which require a minimum of one(1) space to be provided for every 500 square feet(s.f.) of gross floor area. Based on 51,200 s.f.,a minimum of 102 vehicle parking spaces are required that comply with the dimensional standards listed in UDC Table 11-3C-5.A total of 139 spaces are proposed,exceeding the minimum standard by 37 spaces. A minimum of one(1)bicycle parking space is required to be provided for every 25 proposed vehicle parking spaces or portion thereof per UDC 11-3C-6G.Based on 139 proposed vehicle spaces, a bicycle rack(s) capable of holding a minimum of five(5)bicycles is required to be provided that complies with the design standards listed in UDC 11-3C-5C. Four(4)bicycle racks are depicted on the site plan, one at each entrance to the building,which should accommodate the required spaces; calculations demonstrating compliance with the minimum standards should be included on the site plan. All off-street parking areas are required to be provided with a substantial wheel restraints to prevent cars from overhanging beyond the designated parking stall dimensions as set forth in UDC 11-3C- 5B.3.When a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions may be reduced 2-feet in length if 2-feet is added to the width of the sidewalk or landscaped area(to total a minimum of 7-feet)planted in groundcover; the plans should be revised accordingly. Walkways: A 4-foot wide pedestrian walkway is proposed within the perimeter buffer along the western boundary of the site and crosswalks are distinguished from the vehicular driving surface through the use of scored concrete as required. Two (2) additional crosswalks should be included across the east/west driveway at the northern end of the site where walkways are proposed to stub from the hotel; crosswalks should also be included across internal driveways to the south and west if pedestrian facilities are planned on the opposite site of these driveways. The DA requires a decorative cross-walk to be constructed across the drive aisle of the multi-family portion of the development(SWC of the Village Apartments)to enhance pedestrian connectivity with development of this site. Page 5 Landscaping: Parking lot landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B-8C. The proposed landscaping within the parking lot appears to comply with these standards. The buffer to residential uses to the east is required to be comprised of,but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover that result in a barrier that allows trees to touch within five(5)years of planting per UDC 11-3B-9C. There are existing trees in the eastern portion of the buffer on the residential property to the east; evergreen trees should be included in the buffer on this site in addition to the deciduous trees to achieve the mix of materials and barrier desired. Design:Building elevations of the proposed structure are included in Section VIII.0 below.Building materials primarily consist of EIFS wall panels in two (2) different colors with a third accent color; architectural metal siding in two (2) different colors as an accent material; and prefinished metal flashing/grilles/louvers. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual and will be reviewed for compliance with these standards with the subsequent Design Review application. A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the proposed use, site design, landscaping and building design prior to submittal of a building permit application to ensure compliance with UDC standards, previous conditions of approval, development agreement provisions, and the conditions contained herein. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit(CUP)with the condition listed in Section IX in accord with the Findings in Section X. Page 6 VIII. EXHIBITS A. Site Plan(dated: 8/23/23) Mild Rita-LWN3d 3Sfl IVNC ILIO MOO owcI%vI0R13W 1310H 01-03-W VHONAM A A 3 0 I ---:--- ---------------- ------- ----_-_,- _ - -.--- t ff--------- I---------- ------ - J 10 T. iEl I ^,• I 4 j IIL p W jI 1 e I8 --- s o If � �• I II� - s =�3 of s� � r g Igz s x --` o — � Q� g e k $ Y 1 j � € r& O I Y e_: gyp: "YA % gAggge S py¢Y3 Page 7 B. Landscape Plan(dated: 8/29/23) CONEALLINFORMf TON nxgzF` i R.�S .— — .r'`_.__ w.w[,� g55 O "� vanp..�u i.xW.� rum rc�i¢vui urw sre Aux wwnorsn A�w�m"��u�u o°•�r" r�am:lUiw��a - ti 3 — sy:8 O zz s-u�xwcwa• 'e r o-�me n.. o.n: �vnrt rce ME' a'ro°mE Vi77, emttrvrt LLL T%� � � �trmx�xwr �mx umar_un�.., weorew¢.n�w moaz..o�nE ica.o�u,n.a m�wxow w me n wuwm mane ss aaxaim Mm me�cmew eow 'k __� ,,. 30 © „ aorw eYE.xm,n»�. «. �.. e..a•.��...xao.m,,.. w.e�>¢y ..® s ,E,N.ma. ,» IanoscAPE rALcuunons� �"„��� �¢ d - _� ••w ���.rt m' MFNGATIQN REQUIREMENTS wxr°��a"uw >a, °"'^ � z nw,i — C•) u•xo xrrm miz>r rx w�mrmx "�� F Ali BI oP,ARKING GAL[UUMNS O - m w me.m won 02 ` I 9 m¢s mmr® emu - r o`E� I— C� 1 h I /a^ km LANDSCAPE PLANT,,,µ �_��_� W�• °�••,wm:, °• __�' 03 BENLHO—IL x 04 11 RA 11—IL 05 GAZEBO REFERENCE PHOTOS L1.O Page 8 C. Building Elevations PROJECT NARRATIVE 7y7 Pmjec!Narcative Intl geelgn Hlghill Plojecl Echo is m eztentled slay hokel crosisimg al a sirgle 4slay hole) -- s mkwe,wlM l24 guest roans"'trash em1—to serve the Iwtel. Echo Is lovared at 2700 N Eagle Rcatl(Parcel I❑$91g4Z�3fi5g}In the Q reqreq WIf of ma palcel.Careful sde planning is used to aggregate = uired vehlurlar cacufabm and resil setbocks nm large,usable U antlscapa bailer areas. NJ p� _ These Lmdscapeareesaccompll¢h mefaliewnrp deelgn gents: F c th. Intl � 2 2.pi Reduces me bwltling s lral irnplovo me PetleJnan ezpenence U Imo, a 1p he requlretl sepemlwn b resgenkel pmpeNes rW'1 w 4� Ll deveta sam theeest 3 . .Soften in . t. nhle paerking arse aM herlps block Ifre Q Wse a Ita ndh aM eisGgI hall syms.1h. d 9. t tre Agml-t.tlea b S wl 9nEAalg 1 aw wt-pr i fapa.sofn as w11a to poked vahcl i b—d,, e akigwe,as io the Widaegudin Wm petial glg valhtla a 2ppqran O�s Ell Highlighfa far lire Fa ft and ma[edal seMcgons: W� 1.Thetlesign intent is twoonferbckin9la-msthel came fights at the entMv©y I 2 The smle of Ina budtlng rs halher arfimlaled tinlh ma wnWaw tletelllrg gslfrg color tecMqueS ai lne.pening5. 3.4 Mde mastuWcco imgin ia a cambinuaMWen of eaoschenxl c ofibnrs h help, ny md reduce }d n a�ghpl. p..dil,q . - Sarehpequml medal shymlap paneling This Mows for tleaner detailing arq flashing tlereiling. 6.TMs ca '13 im of stpoco,rq arr>tdeclpral metal detailing govides high qualityhy,high durabdiry tinrsnes. 7.Atl n loa help s h Ie width from the sde plan design&Ivws tar tree canopies tonelp wren me bundu,g elevahm. PROJECT ECHO AN EXTENDED STAY HOTEL MEN 2700 N.EAGLE RD.MERIDIAN,ID.83W MERIDIAN CITY CONDITIONAL USE PERMIT SUBMITTAL - i 0 2TA1 PROJECT NARRATIVE 7L7 II �+ Project Narrative and Oeslgn Xighlighh' V wh Echo ins m ertentled slay hotel crosis[ing of a In ere 4Ilwy hotel sVuctrve,wllh 124 guest loans and a trash enclosure m salve the We Ftl IS loratad m 27W N Eagle R (Parcel I❑$11g423365g}In the Q eesamhalfofthapeicel.Carefulsdeplannmg—u I.aggregate = rewrM w hlal amuralim antl rmidegtlel setbacks nta ImM,usable U aadsmpe—seas. 21..Featl um stmhae rb wltling ssm.eplaamtol wlmnp tnoo wreas tlgrea npWetll egseouiaenN eexsp eadnetl nrs. t TMse Lndscape am accomplish the fallq deelgn gols I 1j!�Uw' "a tiJ deebWesbth—st 3 QC c" Wsinesses to Jhe nodh arq ezis4rg end ndrxe trail systems a the scum. CL p w 4.Creates atraa ranoPY over the padrirg arse aM helps Nock Hie 1 ran adjoining Properties. 5.Tree shade inn redece knwanled heel goirt to the east-eiq ® waslyresanting facades of ink lwkal.as wall as t rdiM ad v—dis 6.Inaa l s 1 disfanca from perking areas Eo the W Igirg sateguertling fiam pdrenbbl glVg velxcfes. Dealgn Highlights far the Fa,;eharW n dal rlecdone: J. t.The aeaiga latent is two,nledmxiag rarma metwme eaneer at me enbyway 2.The scale of die s hhr al —lea wlh the g w tle 11rg ugolor lac .at i+eapenm 3 stu—wth aMfab1 beeac d Adddimal Wil isuMe e sm finsh ep,reue eegya11 nee W g and ebalplg. S.al map fural metal ulmgp parrelirg This a Wws 1a tleaner delailag arq wisp Mshlrg detaling. 6.TMs canolnallon of sluoco and a[Mrteatural metal dotadmg"Ides Ngh Welhy,NO durability finiclres. 7.Atltldlmal landscape w Ih hom the she plan desgn allows Ior tree canopies to help Mh lne buddHV elerstian. PROJECT ECFIO AN EXTENDED STAY HOTEL 2700 N.EAGLE RD.MERIDIAN,ID.636" MERIDIAN CfTY CONDITIONAL USE PERMIT SUBMITTAL a 0 2T.01 Page 9 PREFINISHED METAL FLASHING I GRILLES I LOUVERS T y ■PREFI BRONZE ANDDOPING OARK BRONZE ANOOIZEO ARCHITECTURAL METAL O SIDING-SHIPLAP PANELS BOO'BRI WALL STEEL u S S01LOB'WALLPANELS c //,' ,I COLOR:DARK BRONZE � 6 I y l ^} � � W BOO:BRIDGER STEEL SHIPLAP WALLPANELS y' COLOR:HEMLOCK GREEN W W Q n - EIFS WALL PANEL COLOR.ECID1111111TORWI#10 NATURAL WHITE p a ry TEXTURE.SANDBLAST 8 .GOLOR:ECHO B4103D S m fL SW 624D WINDYBLUE ❑ TEXTURE:SANDBLAST .00LOR:EGH0 65103U ST D—IT-11 - KINGS GRAY TEXTURE:SANDBLAST Qi BASIS OF DESIGN SYSTEM_ a' DR-IT'OUTSULATION PLUS MD"EIFS p WITH MOISTURE DRAINAGE EXTERIOR COVERAGES BREAKDOWN- TOTAL FACADE AREA: 2].116 FT^2 Not- CONR EIFS AREA: 21,—FT^2-81% PROPOSED EIFS AREA: 16,T 62% METALPANELSo 5,4.11--2o z% EXT.ELEV.-NORTH EXT.ELEV.-NORTH-TRAIL GLAZING: 3 252 FT^2-12 D% BUILDING SKIRT: 86511-32% 1'ann 1— PTACS/GRILLES: 5M FT^2-2.1% - FLASHINGS&SIG WAGE 7M FT^2-28% R 1�J�' E \ 248' B" 135' 0' JL 2 ^O , ^O p O Vl Z F Q 7 Z O EXT.ELEV.-EAST-REAR Darr m 2T.09 Page 10 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Comply with the previous conditions of approval in effect for this site, as applicable [H-2022-0046 (PP,MDA Inst. #2023-033831); FP-2023-0002; and H-2023-0030(MDA)]. 2. A final plat modification application shall be submitted prior to recordation of the plat to reduce the number and configuration of the building lots so that the hotel is on one lot intead of three lots and doesn't span across property lines; or, if the plat is recorded prior to development of the hotel, a property boundary adjustment application shall be submitted to consolidate Lots 3-5, Block 1 of Sessions Parkway Subdivision. 3. The property shall be subdivided prior to issuance of Certificate of Occupancy; or,the entire frontage improvements along N. Eagle Rd./SH-55 shall be constructed with development of this site. 4. The site plan and/or landscape plan shall be revised as follows: a. Include calculations for bicycle parking that demonstrate compliance with the minimum standards listed in UDC 11-3C-6G and include a detail of the proposed bicycle racks that demonstrate compliance with the design standards listed in UDC 11-3C-5C. b. Either depict wheel restraints in parking spaces to prevent cars from overhanging beyond the designated parking stall dimensions onto sidewalks or perimeter planter areas; or, add 2-feet to the width of the sidewalk or landscaped area planted in groundcover to allow for vehicle overhang—parking stall dimensions may be reduced 2-feet in length as set forth in UDC 11-3C- 5B.3 c. Depict two(2)additional scored concrete crosswalks across the east/west driveway at the northern end of the site where walkways are proposed to stub from the hotel; and across internal driveways to the south and west if pedestrian facilities are planned on the opposite side of these driveways. d. Depict a decorative cross-walk across the drive aisle of the multi-family portion of the development(SWC of the Village Apartments)to the east to enhance pedestrian connectivity as required by the development agreement. e. Include the number of required vs.provided bicycle parking spaces in the Project Summary on the site plan[a minimum of five(5) spaces are required based on 139 vehicle parking spaces]. Include a detail of the bicycle rack(s)that complies with the design standards listed in UDC I I- 3C-5C. f. Include evergreen trees in the buffer to residential uses along the eastern boundary of the site to achieve the mix of materials and barrier desired in UDC 11-3B-9C. 5. Future development is required to comply with the dimensional standards of the C-G zoning district listed in UDC Table 11-2B-3, except for the landscape buffer to residential uses, which was reduced from 25-to a minimum of 5-feet by City Council with the recent development agreement modification application(H-2023-0030). 6. The hotel shall operate in accord with the definition for such in UDC 11-IA-1, as defined by I.C. 67- 4711,which allows the sale/rent of a place to sleep to an individual for a period of less than 31 continuous days. 7. The design of the structure shal I comply with the design standards listed in the Architectural Standards Manual. 5. A Certificate of Zoning Compliance and Design Review application is required to be submitted for Page 11 approval of the proposed use, site design, landscaping and building design prior to submittal of a building permit application to ensure compliance with UDC standards, design standards in the Architectural Standards Manual, and the conditions contained herein. 6. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. PUBLIC WORKS https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=304023&dbid=0&repo=Meridian City C. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=304026&dbid=0&repo=MeridianCiU&cr =1 D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=304105&dbid=0&repo=Meridian City E. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridianciU.orgJ ebLink/DocView.aspx?id=304434&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G zoning district with the exception of the reduced buffer to residential uses to the east approved by City Council with H-2023-0030. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds that the proposed use will be harmonious with the Comprehensive Plan and is consistent with the requirements on the UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed hotel use should be compatible with other uses in the area and with the existing character of the general vicinity and that such use should not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Stafffinds the proposed use should not adversely affect other properties in the vicinity. Page 12 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. Stafffinds that essentialpublic services are currently serving thisproperty exceptfor water and sewer, which will be extended with future development. Police and Fire currently provide services to this property. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds theproposed use will not create excessive additional costs forpublic facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes,glare or odors. Staff finds the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by the reasons listed. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and This findings is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This findings is not applicable. Page 13 E IDIAN;--- Applicant Presentation Echo City of MeridianConditional Use Permit Applicationan Extended Stay Hotel– Proposed Development Plan Surrounding Uses Thank You Sessions 5-Comprises Lots 3 Subdivision Parkway North SITE FEATURES 24 hours with added security 125 ROOMS, 4 STORIESCONNECTIVITYAMPLE PARKING Thank You! Initial Site PlanNo sidewalks to the westto the eastWider landscape buffer Revised Site Planaislesouth drive -the northwest boundary, east of Added sidewalk to the the east5’ landscape buffer to