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CC - Combined Packet for Council Meeting TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall To: Attention C.Jay Coles, City Clerk By: May 11, 2018 Cit y Clerk ’s Office 33 E. Broadwa y Avenue, Meridian, ID 83642 Phone 208-888-4433 Fax 208-888-4218  cityclerk@meridiancity.org www.m eridiancity.org Transmittal Date: 4-11-2018 File No: H-2018-0032 CUP, AZ, PP Hearing Date: May 17, 2018 REQUEST: An Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R -40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in and R-40 Zoning District for Entrata Farms. By: James Doolin, FIG Village at Parkside, LLC Location of Property or Project: 3880 and 3882 W Franklin Road Planning and Zoning Commission Meridian School District Tammy de Weerd, Mayor Meridian Post Office City Council Ada County Highway District Sanitary Services Ada County Development Services Building Department Central District Health Fire Department COMPASS Police Department Nampa Meridian Irrigation District City Attorney Settlers Irrigation District City Public Works Idaho Power Company City Planner Century Link Parks Department Intermountain Gas Co. Economic Development Idaho Transportation Department New York Irrigation District Ada County Associate Land Records Boise Project Board of Cont rol – Tim Paige Downtown Projects Community Development Meridian Development Corporation Historical Preservation Commission South of RR/SW Meridian NW Pipeline Boise-Kuna Irrigation District Hearing Date: May 17, 2018 File No.: H-2018-0032 Project Name: Entrata Farms Request: Request for: • Annexation and zoning of 19.07 acres of land with an R-40 zoning district; • Preliminary plat consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and, • Conditional use permit for a multi-family development consisting of 278 dwelling units in an R-40 zoning district , by James Doolin, FIG Village at Parkside, LLC . Location: The site is located at 3880 & 3882 W. Franklin Rd., in the south ½ of Section 10, Township 3N., Range 1W. E IDIAN=--- Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: l_ / Project name: �r�"f,�r�a ��•�'�s_ File number(s): 1 o� Assigned Planner: ( Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review ® Preliminary Plat ❑ Alternative Compliance ❑ Private Street ® Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment ❑ Time Extension: ❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one) lZ Conditional Use Permit ❑ UDC Text Amendment ❑ Conditional Use Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) ❑ Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification Applicant Information Applicant name.. James Doolin, Fig Village at Parkside, LLC Phone: 801-649-3519 Applicant address: 4685 S. Highland Dr. #202 Email: james@ldputah.com City: Salt Lake City State: UT Zip. 84117 Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned ® Other Owner name: 2FP LLC (Parcel #1210347123) Mathew Labaron (Parcel #12104: Owner address: 1002 N Happy Valley Rd (2FP) 1214 2nd St S (Labaron) City: Nampa (2 FP) Nampa (Labaron) State: ID Zip: 83689 (2FP) 83651 (Labaron) Agent/Contact name (e.g., architect, engineer, developer, representative): James Doolin Firm name: Fig Village at Parkside, LLC Phone: 801-649-3519 Agent address: 4685 S. Highland Dr. #202 Email: lames@ldputah.com City: Salt Lake City State: UT Zip: 84117 Primary contact is: ❑ Applicant ❑ Owner ® Agent/Contact Subject Property Information Location/strect address: 3880 & 3882 Franklin Rd "Township, range, section: 3N 1 W 10 Assessor's parcel number(s): S1 21 03471 23 S1210438803 Total acreage: 18.18 Zoning district: RUT Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridian�y urt;/klannine (Rev. 06112/2014) Project/subdivision name: Entrata Farms Subdivision General description of proposed project/request: 278 unit development consisting of a mix of townhomes and apartments. Proposed zoning district(s): R-40 Acres of each zone proposed: 18.18 Type of use proposed (check all that apply): ® Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Entrata Farms Homeowners' Assoc. Which irrigation district does this property lie within? Nampa Meridian Irrigation District Primary irrigation source: NMID owned pump station Secondary: N/A Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) Number of residential units: 278 Number of building lots: 60 Number of common lots: 3 Number of other lots: 0 Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 60 2-3 bedrooms: 218 4 or more bedrooms: Minimum square footage of structure (excl. garage): 9,484 Maximum building height: 38'-2" Minimum property size (s.t): 1,665 Average property size (sx..): 2,987 Gross density (Per UDC 11-1 A-1): 15.3 Net density (Per UDC 1 1-1 A-1): 67.6 Acreage of qualified open space: 5.30 _ Percentage of qualified open space: 29% "Type and calculations of qualified open space provided in acres (Per UDC I 1-3G-313): see attached exhibit Open arassv and landscape areas, common pathways, activity zones (See Open Space Exhibit) Amenities provided with this development (if applicable): t Type ofdwelling(s) proposed: ❑ Single-family Detached ❑ Duplex ® Multi -family ❑ Vertically Integrated ❑ Single-family Attached ® Townhouse ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Common lots: Other lots: Gross floor area proposed: Hours of operation (days and hours): _ Total number of parking spaces provided Authorization Print applicant name: Applicant signature: Existing (if applicable): Building height: _ Number of compact spaces provided: Date: Community Development ■ Planning Division ■ 33 F. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 fax: 208-888-6854 www metidiancity ore/plannitn -2- (Rev, 06/12/2014) March 26, 2018 Mr. Caleb Hood, Planning Division Manager City of Meridian 33 E. Broadway Ave., Suite 102 Meridian, Idaho 83642 RE: Entrata Farms Subdivision - Project Narrative Dear Mr. Hood: Attached for your review and approval are the plans and applications for the Entrata Farms Subdivision located at 3880 and 3882 W Franklin Rd., including: 1. Annexation and Rezone for the entire 18.18 acres 2. Preliminary Plat for the entire 18.18 acres 3. Conditional Use Permit for Multi -Family Development within R-40 zoning district. 4. Legal Descriptions After receiving comments from planning staff and from neighbors we have thoughtfully designed the proposed Entrata Farms development. The development includes: 278 total dwelling units; consisting of 198 Multi -Family Townhomes and 80 Multi -Family Apartment units. Architectural facades of the various building types are shown in the renderings included in the application. As you will note, the buildings have been designed with materials, colors, building proportions and architectural enhancements that blend well within the community. For design and planning purposes, our design team used the Meridian City Comprehensive Plan, Zoning Code, Ten Mile Interchange Specific Area Plan, Pre -application Meetings and Neighborhood Meetings as the policy basis for the design of the Entrata Farms Subdivision. As a result of this planning we ask your approval for the following: • Annexation and Rezone from RUT to R-40. • Conditional Use Permit to allow multi -family within the R-40 district. • Preliminary Plat for 18.18 acres per the application and plan. • Waiver to not tile the Purdam Drain at the south west corner of the property. Enclosed please find a legal description, open space exhibit, preliminary -plat, conditional use permit, annexation and rezone, and landscape plan for application. Thank you for your consideration and please feel free to contact me if you have any questions or require additional information. Please note that we have contacted Republic Services for approval on the trash enclosure locations, but as of today, we have not received any feedback. Republic did inform us that they are in the process of training a new plan reviewer and will be looking over our exhibit as soon as they can. We will gladly supply the City the information from them as soon as it becomes available. Lastly, a traffic impact study has been completed and accepted by ACHD. A written statement reflecting this has been included in our application package. Respectfully, 1`" V/ _/ JAIME SNYDER, LA I Landscape Architect WWI T -O ENGINEERS 2471 S. Titanium Place I Meridian, Idaho 83642 P 208.323.2288 www.to-engineers.com Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page SUMMARY The Entrata Farms Subdivision is located on the north side of Franklin Road, in between N. Black Cat Road and S. Ten Mile Road. This development is situated adjacent to The Franklin at Ten Mile Apartments. Currently, the site is zoned RUT. The Future Land Use Map designation for the property is High Density Residential. The proposed project is an 18.18 -acre development with 278 total dwelling units, significant open space and amenities. The development provides a variety of building/housing types in accordance with the Ten Mile Interchange Specific Area Plan. The proposed density for the development is15.3 units / acre. The design team has received comments from planning staff and neighbors which have helped to create this multifamily development, and has been designed to complement the adjacent neighborhood, as well as, be compatible with the High Density Residential designation within the Ten Mile Interchange Specific Area Plan. Primary features that are being used to make this subdivision attractive include: a significant community amenity package, attractive mix of 2 and 3 - story buildings, appropriately used setbacks and buffers to establish a uniform street presence and walkable pedestrian environment along Franklin Rd. and well-placed access locations to connect adjacent residential areas. The Kennedy Lateral runs along our easterly boundary and will be piped to eliminate a safety concern for our community. This piping will not only benefit the Entrata Farms Subdivision but also the adjacent apartment complex and the Nampa Meridian Irrigation District (NMID). We have coordinated with Valley Regional Transit and understand that they would like to have a future location for a transit station. We are accommodating them by including a designated location and a concrete space per their dimensional standards. There are large power transmission lines along Franklin Road. The required street landscape buffer is 25' along Franklin. We have provided at least 50' of space along the powerline corridor so that there is adequate separation from the development and the power lines. We have had several meetings with ACHD regarding this project. Important points are: 1. Perugia Street is stubbed to this property. ACHD has required that we carry the street through our property. We worked with direction from ACHD and have designed the road location to benefit the adjacent property to the west by locating it in a manner that allows for efficient continued development. Perugia is a local street and ACHD sees this carrying on all the way to Black Cat Road. We have not fronted any units onto Perugia. 2. ACHD has pointed out that Umbria/Franklin will have a traffic signal in the near future. Perugia ties into Umbria. 3. ACHD has requested that we situate Entrata Way as far to the west as possible. We have gone through several iterations of layouts and the proposed location of Entrata Way is ACHD's preferred location. 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RUT �+ r 1 } Adiacent Land Use Description Adiacent Zoning North Medium Density Residential R-8 South Medium / Medium High Density Residential R-8 / R-15 / R-40 SE Limited Office L -O East Medium High Density Residential R-15 West Low Density Residential Unincorporated - / - r Frau■ qa _ S! ��' ■ i a1 + - rue - I u1N�la1a i IU uu so ■ aun r r Cst= SS;Q Z �� - r RLT � R-40 r, 1 �E�` • � 1 C-CFJ I • r TRe infamatien shcd•n ca Nic map "s rnwnpdxd hem aricus cuoes artd "¢ sutjert to ranstartt teision- The Cty d t:leddun —k- R "P•attenty Q euenntee - W Me r omm Wiat3tl; aca_gr. irtelir Z. w campiatartess, er tiAkkAty cf arty d the data provided• far emY paepme. and assumes na "i respata city fv the irdcamatian contained en IR is nsp. oss*su ■ � •.F. RUT �+ r 1 } '�p��t�1/� Zoning Districts Induslsial DiMrklf RniMn i t Dia rku LL I i_• Light Industrial (I -L) Rl Il RILT tom, = • 1 'I1ik -R R_41 ■ Heavy Industrial (I H) Medium -Low Densly Resdendal (R-4) ■ R -S TQC Traditional Naiohbwhood Districts Medium Densly Residential (R-8) ■ Limnod Office (L -O) CiV ER IDIAN Cammoreial Districts Zoning Districts Induslsial DiMrklf RniMn i t Dia rku Neighborhood Business (C -N) Light Industrial (I -L) Low Density Residential (R•2) Community Business (C -C) ■ Heavy Industrial (I H) Medium -Low Densly Resdendal (R-4) ■ General Retail 8 Service Commercial (C -G) Traditional Naiohbwhood Districts Medium Densly Residential (R-8) ■ Limnod Office (L -O) ■ Old Town (O -T) ■ Medium -High Donsgy Resdonlial (R-15) Mixed Employment (M -E) Traditional Neighborhood - Center (TN -C) ■ High Density Residential (R•40) ■ High Densly Employment (H E) Traditional Neghborhood - Residential (TN -R) Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 14 PRELIMINARY PLAT APPLICATION General Site Development: The preliminary plat is an 18.18 -acre subdivision with 278 units consisting of the following: Two Multi -Family Townhome building types and one Multi -Family Apartment building type. o One of the Multi -Family Townhome building types is rear loaded unit with a mix of 2 and 3 -story units with garages and driveways accessed off private drives. This style home has the front door and porch accessed from community pathways. o The other Multi -Family Townhome building type is a front loaded, 2 -story unit with the garage and driveways accessed off private drives. The front door is also accessed from the private drives. o The Multi -Family Apartment style buildings are 3 -story buildings and have (1) one -bedroom and (1) three-bedroom ADA accessible units on the ground floor of each building. The remaining units on the ground floor are one -bedroom, with a mix of one and two-bedroom units are on the second and third floor. One of the Multi -Family Apartment style buildings will also house a property management office along with a directory and map of the development. PRE -APPLICATION MEETINGS & NEIGHBORHOOD MEETINGS • Pre -Application Meeting #1 October 3, 2017 • Pre -Application Meeting #2 November 28, 2017 • Pre -Application Meeting #3 March 8, 2018 • Neighborhood Meeting January 9, 2018 ENTRATA UNIT COMPOSITION 1BR 2BR 3BR Front Loaded Townhomes 24 Rear Loaded Townhomes 174 Apartments 60 16 4 TOTAL 60 16 202 Architectural features and colors for all building types are designed to blend with surrounding neighborhoods by using stucco, brick, and varied colors in traditional tones. The mix of building styles provides variation in height and scale throughout the site to enhance the aesthetics of the streetscapes throughout the development The community connects to an existing sidewalk within a 25' wide landscape buffer along Franklin Road. Also in accordance to UDC codes, other perimeter landscape buffers, pedestrian connections and amenities are provided to ensure the quality of this community. Open Space: Meridian Code 11-4-3-27 Multi -Family Development requires the following open space: "250 sq. ft. for each living unit containing between 500 and 1200 sq. ft. of living area" and "350 sq. ft. for each living unit containing more than 1200 sq. ft. of living area." Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page Total required open space is 170,478 sq. ft. Total provided open space is approximately 231,010 sq. ft. Meridian Code 11-3G-3 also requires that common open space must meet or exceed 10% of the gross land area of the development. Restraints include: open space area must be larger than 20x20, and only 50% of the buffer along an arterial space may count toward the required amount. Please see attached Open Space Exhibit for distribution. Lastly, 80 sq. ft. of private outdoor enclosed space for each unit is required and between 80 - 120 sq. ft. has been provided in the form of a porch / patio/ or partially fenced yard. Parking: This project provides significantly more parking than is required by code to enhance the convenience and livability within the development. See the following Parking Table below for detailed information regarding the required/provided and distribution of parking spaces throughout the development: PARKING AND BICYCLE COUNT -DETAILS REQUIRED PROVIDED TOWNHOMES NORTH OF PERUGIA ST_ - 156 UNITS DRIVEWAY PARKING 156 218 GARAGE PARKING 156 194 PARKING STALLS - GUEST 0 52 PRIVATE STREET PARALLEL PARKING 0 25 TOTAL PARKING 312 489 TOTAL STALLS PER UNIT 2.0 3.0 TOTAL STALLS PER UNIT WIOUT PARALLEL PARKING 2-0 26 BIKE PARKING 18 18 TOWNHOMES SOUTH OF PERUGIA ST. - 42 UNITS DRIVEWAY PARKING 42 54 GARAGE PARKING 42 54 TOTAL PARKING 84 108 STALLS PER UNIT 2.0 2.6 BIKE PARKING 4 6 APARTMENTS WEST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON -COVERED - 24 TOTAL PARKING 64 68 STALLS PER UNIT 1.6 1.7 BIKE PARKING 3 4 APARTMENTS EAST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON•COVERED - 26 TOTAL PARKING 64 70 STALLS PER UNIT 1.6 1.8 BIKE PARKING 3 SITE TOTAL 4 COVERED PARKING 278 336 NON•COVERED PARKING 246 322 GUEST PARKING 77 TOTAL PARKING 524 735 STALLS PER UNIT 1.9 2.6 Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page Amenities: The amenity package includes 10 qualifying amenities, and includes amenities from each of the following categories: Quality of Life, Recreation and Open Space. The amenity package provided exceeds the required amenities for Multi -Family developments, which requires projects with over 75 dwelling units to have at least four (+4) qualifying amenities. The following amenities are provided as planned and described below: 1. Outdoor Pool Complex with restroom facilities — Recreation Category 2. Dual Slope Pavilion — 16'x 20' DS16X20M with picnic tables and BBQ stations (3) (to be installed in common activity area — Quality of Life Category 3. Playground Equipment — Step By Step 350-1802 — Recreation Category 4. Single Zipline — Step By Step ZZXX1145 — Recreation Category 5. 5 Station Fitness Station- Playworld Design; Energi Prime Complete 5 Station System — Recreation Category 6. Full Size Basketball Court — Recreation Category 7. Dog Park — Best In Show RECF0021XX — Quality of Life Category 8. Open grassy play field with minimum dimensions of 100'x50' (maintained in common activity area) — Open Space Category 9. Open grassy play field with minimum dimensions of 100'x50' (maintained in Multi - Family Townhome common space) — Open Space Category 10. Pathways- Micro paths are provided through the Multi -Family common spaces as well as linkages to the existing Franklin Road sidewalk — Quality of Life Category Access / Roadways: At the request of ACRD, the Entrata Farms Subdivision is divided by a continuation of W. Perugia Street. The street is a local street which will connect the development with existing development to the east, and stub to a future extension of Perugia to the west. The location of the future extension stub on the west property boundary of the development has been designed in coordination with ACHD. Perugia Street is proposed to have attached sidewalks on each side of the street. The project also proposes one approach off Franklin Road. Private drives are also proposed within the development. Multifamily Townhome Community — Narrative The site is planned for a mix of Multi -Family Townhomes and Multi -Family Apartment style buildings which in the R-40 zoning District, require a Conditional Use Permit. The Multi -Family Townhome community is designed with two distinct building types. The first type of Multi -Family Townhome building is rear loaded and contains two distinct unit styles, with 3 -story units on the interior of the building and wider 2 -story units on both ends. Of the 174 units of this Multi -Family Townhome type, 49 units are 2 -story and 125 are 3 -story. Each of these units contains at least one attached garage and an outdoor porch/patio. Floor plans to accommodate different user preferences and lifestyles are accounted for, with the option of either having three bedrooms on the same floor or the bedrooms split between the second and third levels. Each unit has least 80 sq. ft. of private outdoor space, as require by code. Dwelling units range from 1,374 livable sq. ft. (2 -story, three bedroom) to 1,684 livable sq. ft. (3 -story, three bedroom) and each have private garages (1-2 car). Buildings will have a maximum height of 34'-6". The second type of Multi -Family Townhome is a front loaded, 2 -story building primarily used along the western perimeter of the development. Each of these 24 dwelling units will contain at least one Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page attached garage and a partially fenced private outdoor space to provide at least 80 sq. ft. of private enclosed outdoor space, as required by code. Dwelling units have 1,291 livable sq. ft., three bedrooms, and a private, single car garage. Buildings will have a maximum height of 25'-8". The project perimeters of this multi -family development will consist of privacy fencing and landscape buffers meeting or exceeding Meridian Code. The perimeter landscape includes the following: • Along Franklin Road, a 25' wide Landscape Buffer is designed with a mix of vegetation types, including evergreen and deciduous trees, to create a uniform street presence along the front of the development. • The western perimeter of the development is adjacent to unincorporated land. A 6' privacy fence is proposed along this western boundary. • Along the eastern boundary, the development is adjacent the Kennedy Lateral and mostly R-15 zoning, a compatible use. A 2 -rail fence is proposed 12.5' off of the property boundary in to provide a total of 25' buffer along the Lateral (12.5' each side). The 2 -rail fence will provide a location for the irrigation easement, containment, and allow the residences to see through the fence so there is not a unviewable corridor over the Kennedy Lateral. • A 20' Landscape Buffer is provided in the southeastern corner of the development where it is adjacent to existing L -O zoning. Connectivity between the development and other adjacent developments will be made through W. Perugia Street. Internally 26' wide private drives are utilized to access the units. Traffic calming bulb -outs are located on W. Perugia Street to keep speed slow on the relatively straight roadway. Also, guest parking, bicycle parking, trash dumpsters and cluster mail boxes are dispersed throughout the project along the private drives and apartment parking areas. Perimeter dwelling units are oriented with their private space towards the boundary of the development. Some of these units face the Kennedy Lateral and others back to a privacy fence on the western border. The orientation will give users and residents, both within and beyond the development, adequate feelings of privacy. Internal dwelling units are largely oriented to front onto pathways and open space. These pathways will provide guest access to front doors and patios. Primary resident access to the all the Multi - Family Townhomes is provided via private drives, which allows direct access to all driveways and private garages. Private roads provide access to guest parking, as well as, to bicycle parking, trash and mail boxes for residents and/or guests. A central open space activity area provides the entire community with amenities that include a 50x100 grassy area, playground, outdoor pool, zipline and pavilion. Multifamily Apartment Community — Narrative The Multi -Family Apartment portion of the development is a four -building community, designed with one building type. Oriented along Franklin Road, these three-story buildings have (1) one -bedroom and (1) three-bedroom ADA accessible unit on the ground floor of each building. The remaining units on the ground floor are one -bedroom, with a mix of one and two -bedrooms on the second and third floor. Located within one of the apartment buildings is a property management office that will house the directory and map of the development. A 25' wide Landscape Buffer runs in front of the buildings along Franklin Road and is designed with a mix of vegetation types, including evergreen and deciduous trees, to not only provide a visual separation between the road and the buildings, but also provided continuity along the entire frontage of the development. Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 18 For each of the 80 apartment units in the Multi -Family Apartment style buildings, 80 sq. ft. of private, outdoor open space is provided, as required by code. At least one covered parking stall (garage or covered parking lot space) is also provided. Dwelling units will range in size from 693 livable sq. ft. to 921 livable sq. ft. Buildings will have a maximum height of 38'-2". The Multi -Family Apartment community is accessed through a private driveway that lead residents and guests to a mix of covered and surface parking, bike stalls, trash and mail boxes. A second central open space area is conveniently located south of W. Perugia Street. This location makes it easy to access for apartment residents and guests. This activity area provides the entire community with amenities such as: a full-size basketball court, 50x100 grassy area, and fitness stations. CONCLUSION As planned, the Entrata Farms Subdivision provides a diverse blend of Multi -Family residential options that are not only compatible with existing adjacent development but are also in line with the High Density Residential designation of the Ten Mile Interchange Specific Area Plan. The development also has a uniform and appropriate street presence along Franklin Road, an attractive amenity package, significant open space and parking (both providing substantially more than required). With these qualities, the developers and design team respectfully request your approval of this subdivision Annexation and Rezone, Conditional Use Permit, and Preliminary Plat and applications for Entrata Farms Subdivision. Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 19 Site Plan Front Loaded Two Story Multifamily Units - Block 1, Lots 3-8 Read LoadedTwo-ThreeStoryMultifamilyUnits -Block 1, Lots 1&2 Multifamily Apartment Units - Block 2, Lots 13&14 Block 3, Lot 1&2 Block 1, Lot 9-42 Block 2, Lot 1-12 0 Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 10 Open Space =\,\, , I I � I I � I I � i NW. PERM!TREET M �- IN Z T - D 1 .IS_ ..: _. j-� Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 11 Open Space (continued) Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 12 mpT .......... .............. 5...... . Open Space Calculations The open space provided for in the development is approx. 231,010 sq. ft. The total open space required is 170,478 sq. ft. Please see the following tables for detailed information regarding open space: REQUIRED MULTI -FAMILY OPEN SPACE SUMMARY OPEN SPACE NO. NO. UNITS AREA (SF.) AREA (AC.) TOTAL AREA — 791.782 18-18 10% OPEN SPACE — 79,178 1.82 250 SF OPEN SPACE PER 500- 1200 SF UNIT 60 15,000 0.34 350 SF OPEN SPACE PER >1200 SF UNIT 218 76,300 1.75 TOTAL OPEN SPACE REQUIRED — 170,478 3.91 PROVIDED MULTI -FAMILY OPEN SPACE SUMMARY OPEN SPACE NO. AREA (SF.) AREA (AC.) 1 59,461 1.37 2 3,721 0.085 3 11,518 0.26 4 1,598 0.037 5 2,704 0.065 6 6,207 0.14 7 28,242 0.65 8 1,498 0.034 9 23,992 0.55 10 13,787 0.312 11 7,366 0.17 12 15,044 0.35 13 29.382 0.67 14 13,721 0.31 15 (50% of Landscape Buffer) 12,769 0.29 TOTAL OPEN SPACE PROVIDED 231,010 5.30 Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 13 Rear Loaded Multi -Family Townhome (2 - 3 Story) j 1st Floor aaoos 2nd Floor 3rd Floor Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 14 Street Facing End Elevation Rear Loaded Multi -Family Townhome Rendering (2 - 3 Story) Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 15 Front Loaded Multi -Family Townhome (2 -Story) ]0 M NM?�IB11NL PVO[ IMfYIt 71lY0� �-Nt11. fMlm 1st Floor 2nd Floor Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 16 Front Loaded Multi -Family Townhome Renderings (2 -Story) Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 17 REAR ELEVATION M 1st Floor b[_q N Q �,... _ IJ gC �G-� ❑G C]Cf ADA SALES I yla�cv, r4'- 2nd Floor 3rd Floor ob LF ui Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 18 Multi -Family Apartment Building Renderings Entrata Farms Subdivision — Narrative and Summary of Applications T-0 Engineers Page 1 19 Amenities The amenity package for the development include the following items (pictures/illustrations for a few of the amenity items are included): 1. Outdoor Pool Complex with restroom facilities — Recreation Category 2. Dual Slope Pavilion — 16'x 20' DS16X20M with picnic tables and BBQ stations (3) (to be installed in common activity area — Quality of Life Category 3. Playground Equipment — Step By Step 350-1802 — Recreation Category 4. Single Zipline — Step By Step ZZXX1145 — Recreation Category 5. 5 Station Fitness Station- Playworld Design; Energi Prime Complete 5 Station System — Recreation Category 6. Full Size Basketball Court — Recreation Category 7. Dog Park — Best In Show RECF0021XX — Quality of Life Category 8. Open grassy play field with minimum dimensions of 100'x50' (maintained in common activity area) — Open Space Category 9. Open grassy play field with minimum dimensions of 100'x50' (maintained in Multi - Family Townhome common space) — Open Space Category 10. Pathways- Micro paths are provided through the Multi -Family common spaces as well as linkages to the existing Franklin Road sidewalk — Quality of Life Category Playground Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 20 low Fitness Stations Zipline ***Development amenity package includes single zipline only Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 121 Plaza Shelter, 16'x20' Dual Slope Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 22 T•O ENGINEERS March 26, 2018 Mr, Caleb Hood, Planning Division Manager City of Meridian 33 E. Broadway Ave., Suite 102 Meridian, Idaho 83642 RE: Entrata Farms Subdivision — Purdam Drain Waiver Dear Mr. Hood: As a part of the planning process for the development of Entrata Farms Subdivision we request a waiver to not tile (Pipe) the Purdam Stub Drain at the south west corner of the property. The Purdam Stub Drain is a natural drain that takes irrigation waste, storm drainage from existing roadways, and potentially lowers the groundwater. The Drain straddles the property line at our south west — where some of it is on the neighbors and some on this development. It is not practical to tile the drain without getting onto the neighbors' property. There is approximately 195' of drain that is at this corner. We are proposing to leave this open. We have discussed the drain with Nampa Meridian Irrigation District. They are not opposed to leaving the drain open. We will have a fence located on the easement for the drainage to discourage folks from entering onto the drain. Please let me know if you have any questions or comments regarding this matter. G, Carpenter, P.E. ct Manager cc: 170270 Project File 332 N. Broadmore Way Nampa, ID 83687 Phone (208) 442-6300 Fax (208) 466-0944 into@to-engineers.com to-engineers.com Aviation I Transportation I Land Development I Municipal I Water Resources I Surveying Project No: 170270 Date: March 26, 2018 Page 1 of I ANNEXATION DESCRIPTION For the City of Meridian T -O ENGINEERS A parcel of land located in the SW1A of the SE1A and the E1/2 of the SW1/4 of Section 10, Township 3 North, Range i West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: BEGINNING at the South one-quarter coiner of said Section 10; thence, along the south boundary of said SW 1 /4 of the SE 1 /4, 1) 5.89°15'22"E., 932.21 feet; thence, 2) N.00°44'38"E., 25.00 feet to the centerline of the Kennedy Lateral and the southwest corner of Lot 1, Block 1 of Umbria Subdivision, recorded in Book 101 of Plats, at Pages 13200- 13204, records of Ada County, Idaho; thence, along said centerline and the exterior boundary of said Umbria Subdivision the following courses: 3) N.41038'41"W., 299.97 feet; thence, 4) N.40°50'41"W., 300.00 feet; thence, 5) N.38°41'41"W., 490.01 feet; thence, 6) N.32°21'41"W., 690.01 feet; thence, 7) N.42°5741"W., 99.59 feet; thence, leaving said centerline and said exterior boundary, 8) 5.00°34'38"W., 1499.39 feet to the south boundary of said E1/2 of the SWI/4; thence along said boundary, 9) 5.89° 1536"E., 221.76 feet to the POINT OF BEGINNING. CONTAINING: 19.07 acres, more or less. SUBJECT ,rO: all Record Documents. 332 N Broadmore Way Nampa, ID 83687 Phone (208) 442-6300 Fax (208) 466.0944 infoOto-engineers.com to-engineers.com Aviation I Transportation I Land Development I Municipal I Water Resources I Surveying I Landscape Architecture cm ANNEXATION EXHIBIT SKETCH LOCATED IN THE SW1/4 OF THE SE1/4 AND THE E1/2 OF THE SW1/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO I 2018 N42'57'41 "W ' 99.59' i 7 i 150 0 150 300 2 rsf � C � M u Oi 'cd' 3 a ti f00 O 19.07 ACRES - .1,� w. PERUGIA ST. n L 00 Odie S d RJ� 5$9`15'36"E 221.76 OF BEGINNING N00'4 -4'38"E 10 2418.82 POINT 10 f25.00' Z 10 11 932.21'1708.48ou' 6 15 15 S89'1 5'22"E 2640.68' 15 14 W. FRANKLIN RD. 4 u- 0 a w O d a 13765 of � T -O ENGINEERS \11 c 4'mAL�'�` 332 N. BROADMORE WAY a NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 FAX: (208) 466-0944 E•FIE 1702M B_kragion DATE:Apd2018 JOB:IM70 closure—Annexation.txt Name: Annex North: 707189.227' East: 2441299.343' Segment #1 . Line course: N89°15'36"w Length: 221.760' North: 707192.091' East: 2441077.601' segment #2 . Line Course: N00°34'38"E Length: 1499.392' North: 708691.407' East: 2441092.707" segment #3 . Line Course: 542°57'41"E Length: 99.591' North: 708618.525' East: 2441160.579' segment #4 . Line Course: 532°21'41"E Length: 690.010' North: 708035.681' East: 2441529.912' Segment #5 Line Course: 538°41'41"E Length: 490.007' North: 707653.237' East: 2441836.250' Page 1 closure—Annexation.txt segment #6 . Line course: S40'50'41"E Length: 300.005' North: 707426.287' East: 2442032.456' segment #7 . Line course: 541°38'41"E Length: 299.974' North: 707202.123' East: 2442231.792' segment #8 . Line course: S00°44'38"W Length: 25.001' North: 707177.124' East: 2442231.467' segment #9 . Line course: N89°15'22"W Length: 932.208' North: 707189.227' East: 2441299.338' Perimeter: 4557.948' Area: 830843.951 Sq. Ft. Error closure: 0.005 course: s88°30'11"W Error North: -0.0001 East: -0.0050 Precision 1: 911589.600 2 Co. Pioneer; G�61iNG 6IYONG 100 I Oth Avenue South / Nampa, Idaho '—^ 83687 / (208) 465-6655 ADA COUNTY RECORDER J. DAVID NAYARRO AMOUNT 6.00 2 BOISE IDAHO 09/30/08 04,23 PM i DEPUTY BonnieOberbillip III'll'�II��'I�iI'I�"II'II�I)III'I� RECORDED–REQUEST OF 108109620 Pioneer 2008`07655 QUITCLAIM DEED For Value Received Kratina R. LeBaron, spouse of Grantee herein do(es) hereby convey, release, remise and forever quit claim unto Matthew L, LeBaron, a married man as his sole and separate property whose address is 3880 W Franklin Rd. Meridian, Idaho 83642 the following described premises, to -wit: See attached Exhibit A together with their appurtenances. Dated: September 25, 2008 r Kratina R. LeBaron State of Idaho ss. County of Canyon On this day of September, 2008, before me, the undersigned, a Notary Public, in and for said State, personally appeared Kratina R. LeBaron known to me, and/or identified to me on the basis of satisfactory evidence, to be the person(s) whose name is/are subscribed to the within instrument and acknowle Dago, ome that hefshe/they executed the same. 4,� OW.4"', o°° WITNESS MY HAND AND 7SEAL �pTA1JWNL) e� to PUBL"G •° Notary Public °��'��' ? °••..•••'�'t'�.`�� Residing at: YVfK b 'Boe,�••OF°,��°.� Commission Expires: 5 i Exhibit A BEGINNING at the Southwest corner of the SE A of Section 10, Township 3 North, Range 1 West of the Boise Meridian, Ada County, Idaho; i .Thence Easterly along the section line South 89147' East 300.00 feet to the REAL POINT OF BEGINNING; Thence North 00°03' West a distance of 290.00 feet; Thence South 89°47' East a distance of 200.00 feet; Thence South 00°03' East a distance of 290.00 feet to a point on the South section line; Thence North 89°47' West along said section line 200 feet to the REAL POINT OF BEGINNING. w ADA COUNTY RECORDER Christopher D. Rich AMOUNT 13.00 2 BOISE IDAHO 02/29/2012 01:51 PM DEPUTY Gail Garrett 1Recording1E('ORllE1)-RrsQ1'I-'S'r OF 11111111111111111 IN PIONEER TITLE COMPANY OF ADA C 112018364 ELECTRONICALLY RECORDED - DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT. ELF,--,--,-,-- -,P .,y FiDED • DO NOT l � G� ��.Z— .Jn11'Y STAMPED FIRST i IS NOW INCORPORATED AS WARRANTY DEED PART OF THE ORIGINAL DOCUMENT. FOR VALUE RECEIVED, FL&M Associates, LLC, an Idaho limited liability company, the Grantor(s), do(es) hereby grant, bargain sell and convey unto, 2FP LLC an Idaho limited liability company the Grantee, whose current address is 1002 North Happy Valley Road, Nampa, ID 83687 the following described premises, in Ada County, Idaho, TO WIT: See attached Exhibit G°A" TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, heirs and assigns forever. And the said Grantor(s) do(es) hereby covenant to and with the said Grantee(s), that (s)he is/are the owner(s) in fee simple of said premises; that they are free from all encumbrances EXCEPT: Subject to all existing patent reservations, easements, right(s) of way, protective covenants, zoning ordinances, and applicable building codes, laws and regulations, general taxes, assessments, including irrigation and utility easements (if any) for the current year, which are not due and payable, and That Grantor(s) will w t and defend the same from all lawful claims whatsoever. Grantor(s) Z 2� f State of Idaho ) ) S.S. County o _"A) On this aa� day of, in the year 20 ��„ before me, the undersigned, a Notary Public, in and for said State, personally a eared Qtyy, �s 'fl. T—v dp,,Q� , known to me, and/or identified to me on the basis of satisfactory evidence, to be the Manager of the Limited Liability Company that executed the foregoing instrument, and acknowledged to me that such Limited Liability Company executed the same. Not Public ' Residing at sy��ST 1 ,o oOoe >� o My Commission Expires on CD °°0000000 0 0 0 0 0 000 006 om Sti `JOTA11 Y °o o Residing in Middleton, Idaho U GO© °° a 'p p lG o o Commission &pires: 03.11-14 o UBL `° "m�.9°000000000°000 y�°°°°°r It^roa % ° 0 F 19 P o°c pa0oox000°a°°p0p° P BEGINNING at the Southwest corner of the SE'/ of Section 10, Township 3 North, Range 1 West of the Boise Meridian, in Ada County, Idaho, the POINT OF BEGINNING; Thence Easterly along the section line South 89°47' East 300,00 feet to a point; Thence North 00°03' West a distance of 290.00 feet; Thence South 89°47' East a distance of 200,00 feet; Thence South 00°03' East a distance of 290.00 feet to a point on the Southerly section line; Thence Easterly along the section line South 89°47' East a distance of 432.05 feet to a point being South 00°03' West 25 feet from the intersection with the center line of the Kennedy Lateral; Thence North 00°03' East 25 feet to a point on the centerline of said Kennedy Lateral; Thence along the centerline of the Kennedy Lateral the following bearings and distances: North 42° 10' West 300 feet; Thence North 41°22' West 300 feet; Thence North 39°13' West 490 feet; Thence North 32°53' West 690 feet; Thence North 43°29' West 99.57 feet; Tllence leaving said Lateral South 00°03' West 1499.60 feet to a point on the Southerly section line of said Section 10; Thence South 89°47' East 221.95 feet, to the PLACE OF BEGINNING, $XCEPT that portion conveyed to the United States of America by deed recorded in Book 82 of Deeds at Page 90 as Instrument No, 27390. EXCEPTING THBREFROM: Beginning at the Southwest corner of the Southeast quarter of Section 10, Township 3 North, Range 1 West of the Boise Meridian, Ada County, Idaho, Thence Easterly along the section line South 89°47' East 300.00 feet to the REAL POINT OF BEGINNING; Thence North 00°03' West a -distance of 290,00 feet; Thence South 89047' East a distance of 200,00 feet; Thence South 00°03' East a distance of 290.00 feet to a point on the South section line; Thence North 89°47' West along said section line 200 feet to the REAL POINT OF BEGINNING. AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) vz& rm , fim n k l l � U es -e rid (G A (name) d � _� (C63 C, G— (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: (name) (add ess) to submit the accompanying application(s) pertaining to that property. 2. 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the put -pose of site inspections related to processing said application(s). hcf Dated this 2-6 day of r , 20 1�_ (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. NNN TOc�•,,,,,,,' pT,q (Notary Public for Idaho) R� , A - Residing at: �7 C Colb-er p Ala LD $'1A(6 Ug 0 %sem �', O �`r_ My Commission Expires: tg:A� OF F.,O \N ",,, l i i u„u��`` Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 w�vw.meridiancitv.org/planuing AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) I, DGS ►� r.–< D. 3 �9- 2 (name) (address) (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: /-/Z me,:s Da–J'� I U'k ICid �. " S _ oI `; ' A—(� (name) aV_C,4/°0ddress) to submit the accompanying application(s) pertaining to that property. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day oL61 a 0 k (S'- at ire) mr — -ZF p CLC. SUBSCRIBED AND SWORN to before me the day and year first above Written. KARA L. FULC�IER (Notary Public for Idaho) NOTARY PUBLIC n � � STATE OF IDAHO Residing at: I V� r1 I� My Commission Expires:�1 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.orWolannine c a LL a 12 a a n c 7dW kWI kl A I Vt Im,♦ w •��1,ii■■ice.■.. ....�RIE � �i��1SOME �1■ ■� 11111111lRomillikk 1111111111 ' 1-1fl■1■i11�l,imi 11111 11111 =_ MM �j 111111 e Em " " == __ -- N Q U (4 VICINITY MAP SCALE: 1"=1000' CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Entrada Subdivision Date: 10/3/17 Applicant(s)/Contact(s): _ John Carpenter James Doolin City Staff: Sonya, Bill Bruce Kim Kenny Tom, Brian - Location: 3882 W. Franklin Rd. Size of Property: 18.25 Comprehensive Plan FLUM Designation: HDR (TMISAP) Existing Use: Rural residential/ag Existing Zoning: RUT Proposed Use: Multi -family development (264 units) Proposed Zoning: R-40 Surrounding Uses: MFR (Silver Oaks); rural residential/aq Street Buffer(s) and/or Land Use Buffer(s): 25' wide landscaped street buffer along W Franklin Rd.; 5' detached sidewalk along collector/arterial streets Open Space/Amenities/Pathways: a pathway is not designated on the PMP; — Access/Stub Streets: A Traffic Impact Study is required; a collector street is designated across this site on the MSM; extend Perugia St at east boundary (for access to the signal); only one access is allowed via Franklin Rd.; provide stub to west consistent wIMSM Waterways/ Floodplain/Topography/Hazards: a waterway exists along east boundary History: NA Additional Meeting Notes: ■ Annexation & zoning with R-40 zoninq district, comply with dimensional standards in UDC 11-2A-8 . . I i i , , mn A A nn n listed in UDC 11-4-3-27 for multi -family developments. ■ Development should be consistent with the High Density Residential designation in the Ten Mile Interchange Specific Area Plan: o _Should include a mix of housinq types (i.e. apartments townhouses/row houses live -work units) that achieve an overall density of 16-25 units/acre. Note: A Trac Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACRD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Idaho Transportation Dept. (ITD) ❑ Republic Services ❑ Central District Health Department Appileation(s) Required: ❑ Administrative Design Review ❑ Alternative Compliance X Annexation ❑ City Council Review ❑ Comprehensive Plan Amendment - Map ❑ Comprehensive Plan Amendment - Text X Conditional Use Permit ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Settler's Irrigation District ❑ Building Department ❑ Police Department ❑ Parks Department, Jay ❑ Fire Department ❑ Other: ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Development Agreement Modification ❑ Short Plat ❑ Final Plat ❑ Time Extension - Council ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Planned Unit Development ❑ Vacation X Preliminary Plat ❑ Variance ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Entrata Subdivision Date:10/3/17 & 11/28/17 Applicant(s)/Contact(s): John Carpenter James Doolin Abbey Brian City Staff: Sonya Bill Bruce Kim Kenny Tom Brian Brock Stephanie Location: 3882 W. Franklin Rd. Size of Property: 18.25 Comprehensive Plan FLUM Designation: HDR (TMISAP) Existing Use: Rural residential/ag Existing Zoning: RUT Proposed Use: Multi -family development (264 units) Proposed Zoning: R-40 Surrounding Uses: MFR (Silver Oaks); rural residential/ag Street Buffer(s) and/or Land Use Buffer(s): 25' wide landscaped street buffer along W Franklin Rd.; 5detached sidewalk along collector/arterial streets Open Space/Amenities/Pathways: a pathway is not designated on the PMP; Access/Stub Streets: A Traffic Impact Study is required; a collector street is designated across this site on the MSM; extend Perugia St at east boundarV (for access to the signal)m only one access is allowed via Franklin Rd.; provide stub to west consistent w/MSM Waterways/ Floodplain/Topography/Hazards: The Kennedy Lateral exists along east boundary' if proposed to be left open, request Council approval for a waiver to piping in accord with UDC 11-3A-6 Additional Meeting Notes: ■ Annexation & zoning with R-40 zoning district: comply with dimensional standards in UDC 11-2A-8 ■ Preliminary Plat to subdivide propertV; comply with subdivision design & improvement standards listed in UDC 11-6C.3 • A conditional use permit is required for a multi -family development in the R-40 zoning district comply with specific use standards listed in UDC 11-4-3-27 for multi -family developments. ■ ty Residential designation in the Ten Mile Interchange Specific Area Plan: Development should be consistent with the High Densi o Should include a mix of housing types (i.e. apartments townhouses/row houses live -work units) that achieve an overall density of 16-25 units/acre. ■ Meet Fire Dept requirements for: secondary emergency access (separation between accesses); turn arounds for driveways exceeding 150'; turning radius' (28' inside 48' outside); 3 -story structures require sprinklers. • Contact ValleV Regional Transit (Rhonda Jalbert rialbert[7a valleyregionaltransit.org 208-258-2707) regarding bus stop/facility. Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Public Works Department X Ada County Highway Dist. (ACRD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department ❑ Central District Health Department ❑ Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Mod ification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat X Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment - Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment - Text X Preliminary Plat ❑ Variance X Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES ProjectlSubdivision Name: Entrata Subdivision Date: 10/3/17 & 3/8/18 Applicant(s)/Contact(s): John Carpenter James Doolin Steve Biorn City Staff: Sonya Bill Bruce Kim Kenny Tom Brian Location: 3882 W. Franklin Rd. Size of Property: 18.25 Comprehensive Plan FLUM Designation: HDR (TMISAP) Existing Use: Rural residentiallaq Existing Zoning: RUT Proposed Use: Multi -family development (264 units 2-3 stories) Proposed Zoning: R-40 Surrounding Uses: MFR (Silver Oaks); rural residentiallaq Street Buffer(s) and/or Land Use Buffer(s): 25' wide landscaped street buffer along W Franklin Rd.; 5' detached sidewalk along collector/arterial streets Open Space/Amenities/Pathways: a pathway is not designated on the PMP; Access/Stub Streets: A Traffic Impact Study is required; a collector street is designated across this site on the MSM: extend Perugia St. at east boundary (for access to the signal); only one access is allowed via Franklin Rd.d provide stub to west consistent w/MSM_ Waterways/ Floodplain/Topography/Hazards: a waterway exists along east boundary History: NA Additional Meeting Notes: ■ Annexation & zoning with R-40 zoning district; comply with dimensional standards in UDC 11-2A-8 ■ Preliminary Plat to subdivide property; comply with subdivision design & improvement standards listed in UDC 11-6C.3 ■ A conditional use permit is required for a multi -family development in the R-40 zoning district; comply with specific use standards listed in UDC 11-4-3-27 for multi -family developments. ■ Development should be consistent with the High Density Residential designation in the Ten Mile Interchange Specific Area Plan: o Should include a mix of housing types (i.e. apartments townhouses/row houses live -work units) that achieve an overall density of 16-25 units/acre. Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments andlor conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACRD) ❑ Idaho Transportation Dept. (ITD) ❑ Republic Services ❑ Central District Health Department Application(s) Required: ❑ Administrative Design Review ❑ Alternative Compliance X Annexation ❑ City Council Review ❑ Comprehensive Plan Amendment - Map ❑ Comprehensive Plan Amendment - Text X Conditional Use Permit ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ ❑ Settler's Irrigation District ❑ ❑ Police Department ❑ ❑ Fire Department ❑ ❑ Conditional Use Permit Modification/Transfer ❑ ❑ Development Agreement Modification ❑ ❑ Final Plat ❑ ❑ Final Plat Modification ❑ ❑ Planned Unit Development ❑ X Preliminary Plat ❑ ❑ Private Street ❑ Public Works Department Building Department Parks Department , Jay Other: Rezone Short Plat Time Extension - Council UDC Text Amendment Vacation Variance Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC andlor Comp Plan may affect your submittal andlor application. This pre -application meeting shall be valid for four (4) months. 3880-2 Franklin Rd (Entrada Farms) NEIGHBORHOOD MEETING Job#170270 January 9, 2018 Name (Please Print) Address Phone # a� 2 r1�h�Uh'1 I n � 7-W-6 7 v, 40 A/ G jameS -DOCA 1 S. 1 Dr. Std 0 '6q 11-1 COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) l 1 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the Oove requirements and will comply with the posting requirements as stated in UDC 11-5A-5. V, Applicant/agent si 47) Ti')k Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www n�cridiancit ur�lhlanuing E IDIAN^-- Community Development Department Parcel Verification Date: 3/20/18 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Entrata Farms Subdivision T/R/S: 3N 1W 10 Parcel Numbers: S1210347123 (17.08 Acres) Property Owner: 2FP LLC 1002 N Happy Valley Rd Nampa, ID 83689 Parcel Numbers: S1210438803 (1.175 Acres) Property Owner: Matthew Lebaron 1214 2nd St S Nampa, ID 83651 Address Verification Rev: 04/23/12 ADA COUNTY STREET NAME REVIEW Preliminary Plat eX Review Date: January 31, 2018 Final Plat Project Name: ENTRATA FARMS SUB T/R/S 3N 1W 10 Parcel Number(s): 51210347123 & S1210438803 Project/Plat Applicant: FIG VILLAGE AT PARKSIDE, LLC Phone No: 801-649-3519 City/County Agency: MERIDIAN THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON PLAT W FRANKLIN RD v > 0 cn0 2 v u Proposed Street Names: u Q o Ln m Comments 1 N ENTRATA WAY X 2 W PERUGIA ST (seg east of Entrata) X 3 W PERUGIA ST (seg west of Entrata) E New angle heading Northeast needs a new name with a "N" 4 pre -directional 5 6 7 8 PLEASE MAKE THE FOLLOWING CHANGES OR CORRECTIONS Overall map showing addresses is needed outside of development unless the private streets are going to be named and the buildings addressed off of them. Please replace the western segment after N Entrata WaV intersection of proposed W PERUGIA ST with a NEW UNIQUE NAME & with a "N" pre -directional NOTE: If there are corrections and changes recommended, please make these changes on the subdivision plat and resubmit to the Ada County Assessor. A final review with no changes required and the matching plat must be presented to the Ada County Surveyor at time of recording. Codes/criteria regarding denial A Sounds like an existing street B Alignment with existing street C Duplicate street name within Ada County D Street name exceeds 13 letters E Other The overall final street names are subject to change at Final Plat phase levels due to design changes, time constraints and or previous recorded plat street alignments. Page 1 of 1 STREET NAME REVIEW APPLICATION - Please attach a legible copy of plat or site plan with the application and submit directly to: Ada County Assessor- 290 E. Front Street, Boise, iD 83702, Email.• Streetnamemail@)adaweb.net Applications will be reviewed in the order in which they are received Application Date 183642January 30, 2018 Review Needed By Project/Subdivision Name JEntrata Farms Subdivision Type Of Dwelling(s)/Structure(s) Proposed Single Family n Multi-Famlly Preliminary Plat 8✓ Final Plat E✓ Other I'm Applying To: ✓Name New Public or Private Street(s) n Change Existing Street Name Existing Street Name Number Of New Public Streets Proposed `1 J Number Of Private/Changed Streets Proposed L� (Please Attach Plat/Plan) (Please Attach Plat/Plan) Private/Changed Street Names Choices 1st Choice 2nd Choice Entrata Way Entrate Farms Way 3rd Choice 4th Choice Entrata Drive Strata Way Applicant Information Company/Firm Name: FIG Village at Parkside LLC Applicant Type: Architect Developer Engineer P & Z Dept. Contractor Owner 0 [D El El 0 El Agent/Contact Name: James Doolin Phone: 801-649-3519 7Email: james@figdev.com Subject Property Information Township Range Section Location/Street Address 13882 W Franklin Road Meridian ID 83642 3N 1 W 10 Parcel Number(s) Parcel: 51210347123 & S1210438803 Owner Information Same As Applicant? No � Yes r Owner Name/Company 12FP LLC I Phone 208-249-0980 Address 13882 W Franklin Road City IMericlian State ID Zip 83642 Street name reviews will be completed within 2 to 3 weeks of receipt of application. Completed reviews will be uploaded to the following Ada County Assessor link: https:Hadacounty.id.gov/Assessor/Land-Records/Street-Naming-and-Addressing Ada County Assessor -190 E. Front St., Suite 107, Boise, 10 83702 - Phone: 208-287.7273 .P C) 0 CD r -h LL;;m�3oO13,IZP5�ti� NWImWDO� o z. fNW� mm �' m o 1rt;a Z m O CO x A mfa_ ri may• A -� p O �O PURDIMI DRAIN EN_TRATA WAY (PRATA : \ A Z CD CD CD Q 3 Q Q DA r5i Z 0 i n z�cfl �--�• _ :3 z� m � 3 9 Z' CD YjiR zr 3T cn `V rF No_ C N00'34'38'E 986.57' 0 C'/ HIM S110y0 �. c r D u0 - I D' m N /r� s I n / , O \ ND / D om�m I I II � �•/�/ $ g�NF S II � ` , �•u� -1 D a D J , z i / o z rx3 ; mcr 0 9 -EO m "mom F n 1 D hOh m b DA r5i ~~p 0 i D N E DO m99> yy 9yyy m p m m �y 9 A y yy T O V yp� T O O< Z yp m O V 9 z T� A A D A 4l D S O Z J[ A 0 y n n z z O m cz � O c z� N z ,1 x n 0 O u C D N �i Z En mO TM O U) C Street Name Evaluation Response Sheet Su,bdivision/lurisdiction: Entrata Farms Sub/ Meridian Representatives: Comments 1 Ada County Assessor Approved As Reviewed 2 Ada County Sheriff Approved As Reviewed 3 ACHD No Response/Defer 4 Ada County Development Services Approved As Reviewed 5 Meridian Fire No Response/Defer 6 City of Meridian Approved As Reviewed 7 8 9 GeoTek, Inc. 320 East Corporate Drive Suite 300 Meridian, ID 83642-3511 (208) 888-7010 (208) 888-7924 www.geotekusa.com October 25, 2017 Project No. 1905-ID3 LAND DEVELOPMENT PARTNERS, LLC 4685 S. Highland Dr., Suite 202 Salt Lake City, Utah 84117 Attention: Mr. James Doolin Subject: Geotechnical Evaluation for "Franklin and Ten Mile" - a 17.7+ Acre Multi -Family Residential Located West of N. Ten Mile Road and North of W. Franklin Road, Meridian, Idaho In accordance with your request, GeoTek, Inc. (GTI) has completed a geotechnical evaluation of the subject property for the construction of a multi -family residential development and associated improvements. The purpose of our study was to evaluate the soils underlying the site and to provide recommendations for project design and construction based on our findings. This report outlines the geotechnical conditions of the site based on current data, and provides earthwork and construction recommendations with respect to those conditions. SCOPE OF SERVICES The scope of our services has included the following: I . Review of soils and geologic reports and maps for the site (Appendix A). 2. Site reconnaissance. 3. Review of aerial photographs. 4. Excavating and logging of five (5) exploratory test pits (Appendix B). 5. Obtaining samples of representative soils, as the exploratory test pits were advanced. 6. Performing laboratory testing on representative soil samples (Appendix D). 7. Assessment of potential geologic constraints. 8. Engineering analysis regarding foundation design/construction, foundation settlement, and site preparation. 9. Preparation of this report. GEOTECHNICAL I ENVIRONMENTAL I MA'T'ERIALS FRANKLIN AND TEN MILE OCTOBER 25, 2017 LAND DEVELOPMENT PARTNERS, LLC PAGE 2 PROJECT NO. 1905-ID3 SITE DESCRIPTION The project site consists of irregularly shaped parcels totaling approximately 17.7± acres that is generally bound by W. Franklin Road to the south, the Kennedy Lateral to the north and east, and undeveloped agricultural land to the west in the City of Meridian, Ada County, Idaho (Figure 2). Access to the Site is possible from W. Franklin Road. The property is mainly undeveloped agricultural land with a single family residence with improvements and animal corrals. A roadway exists on the Site allowing access to the animal corrals, which is located in the southern section of the property. Irrigation laterals exist along the eastern border and an irrigation lateral running east to west bisects the Site. From topographic maps, the site's elevation is approximately 2,555+ to 2,570+ feet above mean sea level. Natural drainage at the Site is interpreted to be downward to the south-southwest for the southern half of the Site, and to the north on the northern section of the Site, conforming to the natural topography in the area. Due to ongoing irrigation practices, standing water was observed on the Site on the date of our reconnaissance. PROPOSED DEVELOPMENT It is our understanding that site development would consist of performing typical cut and fill earthwork to attain the desired graded configurations) for the construction of multiple one to two- story residential structures. It is further assumed that final site grade will be within 3 feet of existing site grade. FIELD STUDIES Subsurface conditions at the site were explored by using a rubber -tired backhoe. Five (5) test pits were advanced onsite. A log of each exploration is included with this report in Appendix B. Two (2) percolation tests were also performed on the subject site (Appendix C). Two (2) ground water measurement standpipe piezometers were installed onsite. Field studies were completed during October of 2017 by our field personnel who conducted field excavation location mapping, logged the excavations, and obtained samples of representative soils for laboratory testing. The approximate locations of the explorations are indicated on the enclosed Site Exploration Plan (Figure 2). The Unified Soil Classification System (USCS) Classification was used to visually classify the onsite soils during the field evaluation. REGIONAL GEOLOGY The subject site is situated within the western portion of the Boise River Valley, which comprises the northwestern portion of the Snake River Plain physiographic province. The western portion of the Snake River Plain is aligned in a northwest -southeast direction and generally divides the Owyhee mountains to the south from the Central Idaho mountains toward the north (Wood and Clemens, 2004). The headwaters of the Boise River are located in the Central Idaho mountains east of Boise, Idaho. The river leaves the central mountains and enters the Snake River Plain near Barber and drains toward the west into the Snake River near Parma. The Owyhee mountains and the Central Idaho FRANKLIN AND TEN MILE LAND DEVELOPMENT PARTNERS, LLC PROJECT NO. 1905-1133 OCTOBER 25, 2017 PAGE 3 Mountains are composed predominantly of volcanic and igneous rocks. The western portion of the Snake River Plain is a northwest trending complex graben formed by extension and regional uplift along the northern boundary of the basin and range province (Wood and Clemens, 2004). The graben generally forms a basin which has been partially filled with younger sedimentary and volcanic rocks (Malde, 1991). The Boise River Valley is bounded on the northeast by the Boise Front, which is a northwest trending topographic high extending generally from Boise to Emmett, Idaho. The Boise Front consists of Cretaceous aged granitic and metamorphic rocks cut by Tertiary aged rhyolite and overlain with Miocene aged lake sediments (Wood and Clemens, 2004). These units have been cut by northwest trending faults which down drop these units toward the southwest. The faults also provide conduits for Quaternary aged basalt intrusions and flows (Malde, 1991). The depositional environment for the valley floor is dominantly lake laid deposits of sand, silt and clay. These materials were deposited during two periods of lake activity, one during the Miocene and the other during the Pleistocene. This valley infilling process has been subsequently truncated by down faulting within the valley ranging in height from a few feet to over 50 feet. Younger alluvium has been, and continues to be, transported dominantly by water and deposited on the basins gently sloping valley floor and within low-level flood plains. Portions of the alluvial deposits are being down cut by intermittent streams to the flood plain, and as a result stream terraces are being formed. SITE SOILS Artificial Fill Based on our field studies, some spread fills were observed along the perimeter of the site and near the interior roadway and agricultural structures. This fill is generally associated with the construction of the roadway and nearby residential developments. This spread fill shall be considered artificial fill. The majority of the property has been cultivated for agricultural use, the upper 12 inches of material has been disturbed and consists of a sandy silt with a moderate amount of organics and roots, this shall be considered artificial fill. Deeper fills may be encountered onsite. The "Artificial Fills" are soft and contain organics/roots and are not considered suitable for support of foundations. All artificial fill material should be removed as described in the "Removals" section of this report. Native Alluvial Soils Alluvial soils encountered generally consisted of surficial layers of sandy silt and silt underlain by poorly graded sand and silts with varying amounts of sand content. The moisture content within the alluvial materials was generally slightly moist to moist near surface and moist to saturated at depth. The consistency of these soils ranged from soft to firm near surface and medium dense to dense/stiff at depth. We anticipate that the onsite soils can be excavated with conventional earthwork equipment. Thin partially cemented lenses of soils were encountered in one of our excavations; however, we anticipate that the onsite soils can be excavated with conventional earthwork equipment equivalent to CAT D9R dozers and CAT 235 excavators. Special excavation equipment and techniques may be necessary dependent upon if harder materials are encountered during construction. FRANKLIN AND TEN MILE LAND DEVELOPMENT PARTNERS, LLC PROJECT NO. 1405-ID3 OCTOBER 25, 2017 PAGE 4 After artificial fill is removed, the upper 12 inches of the alluvium will require, at a minimum, some removal and/or processing efforts to be considered suitable for the support of the proposed site improvements. Locally deeper processing/removals may be necessary. Refer to the "Recommendations Earthwork Construction" section of this report for specific site preparation recommendations. SURFACE & GROUND WATER Ground water was encountered during our field investigation at a depth of 3.8' and 13.2' below existing ground surface in the northern portion of the property. Irrigation ditches exist adjacent to the site and they transmit water on a periodic basis. Generally, irrigation ditches and canals will locally influence ground water during the irrigation season (i.e., May through October). If encountered, wet materials should be spread out and air-dried or mixed with drier soils to reduce their moisture content as appropriate for fill placement. Ground water is not anticipated to adversely affect planned development, provided that earthwork construction methods comply with recommendations contained in this report or those made subsequent to review of the improvement plan(s). GTI assumes that the design civil engineer of record will evaluate the site for potential flooding and set grades such that the improvements are adequately protected. These observations reflect conditions at the time of this investigation and do not preclude changes in local ground water conditions in the future from natural causes, damaged structures (lines, pipes etc.), or heavy irrigation. The groundwater monitoring results obtained are depicted in a table format in Appendix C and in a location map is presented in Figure 2. TECTONIC FAULTING AND REGIONAL SEISMICITY The site is situated in an area of active as well as potentially active tectonic faults, however no faults were observed during our field evaluation. There are a number of faults in the regional area, which are considered active and would have an affect on the site in the form of ground shaking, should they be the source of an earthquake. It is reasonable to assume that structures built in this area will be subject to at least one seismic event during their life, therefore, it is recommended that all structures be designed and constructed in accordance with the International Building Code (IBC). Based on our experience in the general vicinity, references in our library, field evaluation of the site, a Seismic Design Site Class Designation of 'D' may be used for seismic design. Secondary Seismic Constraints The following list includes other potential seismic related hazards that have been evaluated with respect to the site, but in our opinion, the potential for these seismically related constraints to affect the site is considered negligible. Liquefaction x Dynamic Settlements Surface Fault Rupture Ground Lurching or Shallow Ground Rupture GeoTek, Inc. FRANKLIN AND TEN MILE LAND DEVELOPMENT PARTNERS, LLC PROJECT NO. 1905-11133 OCTOBER 2S, 2017 PAGE S Summary It is important to keep in perspective that if a seismic event were to occur on any major fault, intense ground shaking could be induced to this general area. Potential damage to any settlement sensitive structures would likely be greatest from the vibrations and impelling force caused by the inertia of the structures mass than that created from secondary seismic constraints. Considering the subsurface soil conditions and local seismicity, it is estimated that the site has a low risk associated with the potential for these phenomenon to occur and adversely affect surface improvements. These potential risks are no greater at this site than they are for other structures and improvements developed on the alluvial materials in this vicinity. RESULTS OF LABORATORY TESTING Laboratory tests were performed on representative samples of the onsite earth materials in order to evaluate their physical and chemical characteristics. The tests performed and the results obtained are presented in Appendix D. CONCLUSIONS Based on our field exploration, laboratory testing and engineering analyses, it is our opinion that the subject site is suited for development from a geotechnical engineering viewpoint. The recommendations presented herein should be incorporated into the final design, grading, and construction phases of development. The engineering analyses performed concerning site preparation and the recommendations presented below, have been completed using the information provided to us regarding site development. In the event that the information concerning proposed development is not correct, the conclusion and recommendations contained in this report shall not be considered valid unless the changes are reviewed and conclusions of this report are modified or approved in writing by this office. RECOMMENDATIONS - EARTHWORK CONSTRUCTION General All grading should conform to the International Building Code (IBC) and the requirements of the City of Meridian and/or Ada County except where specifically superseded in the text of this report. During earthwork construction, all removals, drain systems, slopes, and the general grading procedures of the contractor should be observed and the fill selectively tested. Based on the classification of the site soils encountered, we recommend that site construction be undertaken during the dry weather seasons. If grading is undertaken during the wet periods of the year, pumping and rutting of the site soils is anticipated. If pumping and rutting conditions occur, and loose saturated disturbed areas are created, the soils shall be removed to undisturbed soil or be replaced/recompacted to structural fill requirements. If further soil stabilization techniques are required during future grading activities, GTI can provide further recommendations at that time. If unusual or unexpected conditions are exposed in the field, they should be reviewed by this office and Snyder, Jaime From: Stover, Abbey Sent: Tuesday, March 27, 2018 9:34 AM To: Snyder, Jaime Subject: Fwd: Entrata Subdivsion Hey Jaime- see below for approval for the Traffic impact study. Get Outlook for iOS From: Mindy Wallace <mwallace@achdidaho.org> Sent: Tuesday, March 27, 2018 7:03 AM Subject: Re: Entrata Subdivsion To: Stover, Abbey <astover@to-engineers.com> Cc: Bill Parsons <bparsons@meridiancity.org> Abby, ACHD has reviewed and accepted the traffic impact study for Entrata Farms Subdivision. Please let me know if you have any questions. Mindy Mindy Wallace, AICP Planner III Development Services From: Stover, Abbey <astover@to-engineers.com> Sent: Monday, March 26, 2018 3:13 PM To: Mindy Wallace Cc: Christy Little; Carpenter, John Subject: Entrata Subdivsion Hi Mindy - John mentioned that the Entrata Farms Subdivision TIS was accepted, can you send me a verification letter that we can submit to Meridian with our Preliminary Plat? Vicinity map attached for reference. Thank you! ABBEY STOVER, EI I Staff Engineer T -O ENGINEERS 332 N. Broadmore Way I Nampa, Idaho 83687 1 O 208.442.6300 www.to-engineers.com 00 2nd Floor 3rd Floor ancon auai Street Facing End Elevation AKE bbil -,mow I., Front Loaded Multi -Family Townhome (2 -Story) -\. 1st Floor 2nd Floor Front Loaded Multi -Family Townhome Renderings (2 -Story) Multi -Family Apartment Building (3 -Story) EN -1 11111IN111111 J! 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Franklin Rd. Michael Murgoitio for Amendment to the Development Agreement to include the following : expansion of the existing recycling business to allow a commercial composting component; recycling of additional materials (i .e . food waste, garden waste, demolition debris, and other materials in the same category); utilization of equipment (i.e. loaders, excavators, conveyors, trommels , hopper boxes , air systems/compressors, generators, windrower, crusher, grinder, watering trucks , loaders, graders, tractors with implements, fork lifts and other heavy equipment) and activities (i.e. crushing, grinding , screening, windrowing, unloading /unloading trucks , etc.) necessary for composting; modification of the property to include a weather station, scale house, bathroom with a septic system, storage shed (approximately 40' x 8'), leaching ponds and berms; parking of delivery trucks and heavy equipment; and marketing and sale of processed recycling materials including but not limited to mulch, compost, bark, playground chips, sand, stone, etc. for Timber Creek Recycling (H-2018-0042) located at 7695 S. Locust Grove Rd. Copies of the above applications are available for review upon request. Any interested persons shall be heard at said public hearing. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the hearing, either in person or via U.S. Mail, to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642, or by email to cityclerk@meridiancity.org. Persons interested in being heard regarding the above applications should plan to submit written testimony or testify at the hearing. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Anyone desiring accommodation for disabilities related to documents and/or hearings should contact the City Clerk’s Office at 208-888-4433 at least 72 hours prior to the hearing. PUBLISH 1st Day of June, 2018 C.JAY COLES, CITY CLERK 351462 1768674 1 MERIDIAN, CITY OF 33 E. BROADWAY AVENUE MERIDIAN ID 83642 AFFIDAVIT OF PUBLICATION STATE OF IDAHO ) )SS. County of Ada ) Sharon Jessen of Nampa, Canyon County, Idaho, being first duly sworn, deposes and says: 1. That I am a citizen of the United States, and at all times hereinafter mentioned was over the age of eighteen years, and not a party to the above entitled action. 2. That I am the Principle Clerk of the Meridian Press, a weekly newspaper published in the City of Meridian, in the County of Ada, State of Idaho; that the said newspaper is in general circulation in the said County of Ada, and in the vicinity of Meridian, and has been uninterruptedly published in said County during a period of seventy-eight consecutive weeks prior to the first publication of this notice, a copy of which is hereto attached. 3. That the notice, of which the annexed is a printed copy, was published in said newspaper 1 time(s) in the regular and entire issue of said paper, and was printed in the newspaper proper, and not in a supplement. That said notice was published the following: 06/01/2018 STATE OF IDA 99 County of Cany On this 1st day of June in the year of 2018 before me a Notary Public, personally appeared. Sharon Jessen, known or identified to me to be the person whose name is subscribed to the within instrument, and being by me first duly sworn, declared that the statements therein are true, and acknowledge to me that he/she execcm,dd the same. ��%%i l l t l j jj ji Notary Public for Idaho � � ®w® � a Residing at Canyon County w My Commission expires 06/28/2023 OF 9 1 Chris Johnson From:James Doolin <james@ldputah.com> Sent:Thursday, June 14, 2018 10:45 AM To:Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson Cc:Bill Parsons; Carpenter, John (jcarpenter@to-engineers.com) Subject:RE: Entrata Farms - AZ, CUP, PP H-2018-0032 Commission Recommendation to Council for June 19th Mtg Dear Sonya and the City Clerk, We’ve reviewed the Staff Report for the proposed Entrata Farms development and have no further comments to the report. We appreciate your time and help with this matter. Best, JAMES DOOLIN Partner 1338 South Foothill Drive #301 Salt Lake City, UT 84108 james@ldputah.com 801.649.3519 From: Sonya Allen < sallen@meridiancity.org > Sent: Tuesday, June 12, 2018 3:45 PM To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson <cjohnson@meridiancity.org > Cc: James Doolin < james@ldputah.com >; Bill Parsons < bparsons@meridiancity.org >; Carpenter, John ( jcarpenter@to- engineers.com ) < jcarpenter@to-engineers.com > Subject: Entrata Farms - AZ, CUP, PP H-2018-0032 Commission Recommendation to Council for June 19th Mtg Attached are the Planning & Zoning Commission’s recommendations and the Staff Report for the proposed Annexation & Zoning, Conditional Use Permit and Preliminary Plat for Entrata Farms. These items are scheduled to be on the City Council agenda on June 19th. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. James/John - Please submit any written response you may have to the recommendations in the report to the City Clerk’s office ( cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) by 3:00 the Thursday prior to the meeting. Thanks, Sonya City of Meridian 33 E. Broadway Ave., Meridian, Idaho 83642 2 Phone: 208-888-4433 www.meridiancity.org All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Project No: 170270 Date: March 26, 2018 Page 1 of 1 ANNEXATION DESCRIPTION For the City of Meridian T -O ENGINEERS A parcel of land located in the SW1A of the SE1/4 and the E1/2 of the SW 1/4 of Section 10, Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: BEGINNING at the South one-quarter corner of said Section 10; thence, along the south boundary of said SW1/4 of the SEI/4, 1) S.89°15'22"E., 932.21 feet; thence, 2) N.00°44'38"E., 25.00 feet to the centerline of the Kennedy Lateral and the southwest corner of Lot 1, Block 1 of Umbria Subdivision, recorded in Book 101 of Plats, at Pages 13200- 13204, records of Ada County, Idaho; thence, along said centerline and the exterior boundary of said Umbria Subdivision the following courses: 3) N.41°38'41"W., 299.97 feet; thence, 4) N.40°50'41"W., 300.00 feet; thence, 5) N.38°41'41 "W., 490.01 feet; thence, 6) N.32°21'41"W., 690.01 feet; thence, 7) N.42°57'41"W., 99.59 feet; thence, leaving said centerline and said exterior boundary, 8) S.00°34'38"W., 1499.39 feet to the south boundary of said E1/2 of the SWI/4; thence along said boundary, 9) S.89° 1536"E., 221.76 feet to the POINT OF BEGINNING. CONTAINING: 19.07 acres, more or less. SUBJECT TO: all Record Documents. 332 N Broadmore Way Nampa, ID 83687 Phone (208) 442-6300 Fax (208) 466.0944 info@vto-engineers.com to•engineers.com Aviation I Transportation I Land Development I Municipal I Water Resources I Surveying I Landscape Architecture O ANNEXATION EXHIBIT SKETCH LOCATED IN THE SW114 OF THE SEI/4 AND THE E112 OF THE SWI/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO 2018 N42'57'41 "W 99.59' 150 0 150 300 '�rsr a> M i of rn00t `Pcp. 19.07 ACRES w. PERUGIA ST. SOS f 1 J_ 589'15'36"E ?�c9, ,�, Ir 221.76 s Ars m N00'44'38"E 9>, 41 10 2418.82' POINT OF BEGINNING 0� 932.21' 25.00' Z 1708.48, 10 11 6 15 15 S89'15'22"E 2640.68' 15 14 W. FRANKLIN RD. e u L L 1/ p � r it � o a 13765 l op o� T -O ENGINEERS W RLD-� �� O'�1ALL�' 332 N. BROADMORE WAY Q NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 FAX: (208) 466-0944 E•FIL 17027P -XE kw"5on DATE:ApA2018 JOB: i7D270 closure-Annexation.txt Name: Annex North: 707189.227' East: 2441299.343' segment #1 . Line course: N89°15'36"W Length: 221.760' North: 707192.091' East: 2441077.601" Segment #2 . Line Course: N00°34'38"E Length: 1499.392' North: 708691.407' East: 2441092.707' Segment #3 . Line Course: 542°57'41"E Length: 99.591' North: 708618.525' East: 2441160.579' segment #4 . Line Course: 532°21'41"E Length: 690.010' North: 708035.681' East: 2441529.912' segment #5 . Line Course: S38°41'41"E Length: 490.007' North: 707653.237' East: 2441836.250' Page 1 closure—Annexation.txt Segment #6 . Line Course: 540'50'41"E Length: 300.005' North: 707426.287' East: 2442032.456' segment #7 . Line course: 541°38'41"E Length: 299.974' North: 707202.123' East: 2442231.792' segment #8 . Line course: 500°44'38"W Length: 25.001.' North: 707177.124' East: 2442231.467' segment #9 . Line course: N89°15'22"W Length: 932.208' North: 707189.227' East: 2441299.338' Perimeter: 4557.948' area: 830843.951 sq. Ft. Error closure: 0.005 course: 588°30'11"W Error North: -0.0001 East: -0.0050 Precision 1: 911589.600 Page 2 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FILE NO(S). H-2018-0032 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district; Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and, Conditional use permit (CUP) for a multi-family development consisting of 278 dwelling units in an R-40 zoning district, by James Doolin, Fig Village at Parkside, LLC. Case No(s). H-2018-0032 For the City Council Hearing Date of: June 19, 2018 (Findings on June 26, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified 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. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Community Development Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FILE NO(S). H-2018-0032 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 19, 2018, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council’s authority as provided in Meridian City Code § 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 annexation & zoning is hereby denied per the Findings contained in Exhibit D of the Staff Report for the hearing date of June 19, 2018, attached as Exhibit A. Based on the denial of the annexation & zoning request, the preliminary plat and conditional use permit are consequently denied. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer’s signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period. Upon written request and filed by the applicant prior to the termination of the period in accord CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FILE NO(S). H-2018-0032 - 3 - with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six (6) months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6) month approval period. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of June 19, 2018 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FILE NO(S). H-2018-0032 - 4 - By action of the City Council at its regular meeting held on the ___________ day of ________________, 2018. COUNCIL PRESIDENT JOE BORTON VOTED_______ COUNCIL VICE PRESIDENT LUKE CAVENER VOTED_______ COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED_______ COUNCIL MEMBER TY PALMER VOTED_______ COUNCIL MEMBER TREG BERNT VOTED_______ COUNCIL MEMBER GENESIS MILAM VOTED_______ MAYOR TAMMY de WEERD VOTED_______ (TIE BREAKER) Mayor Tammy de Weerd Attest: _______________________________ C.Jay Coles City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By:__________________________________ Dated:________________________ City Clerk’s Office Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 1 STAFF REPORT HEARING DATE: June 19, 2018 TO: Mayor & City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Entrata Farms – AZ, CUP, PP (H-2018-0032) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, James Doolin, Fig Village at Parkside, LLC, has submitted an application for the following:  Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district;  Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and,  Conditional use permit (CUP) for a multi-family development consisting of 278 dwelling units in an R-40 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ, PP and CUP applications based on the Findings of Fact and Conclusions of Law in Exhibit D of this report. The Meridian Planning & Zoning Commission heard these items on May 17, 2018. At the public hearing, the Commission moved to recommend approval of the subject AZ, CUP and PP requests. a. Summary of Commission Public Hearing: i. In favor: James Doolin, Applicant ii. In opposition: None iii. Commenting: None iv. Written testimony: John Carpenter, T-O Engineers, Applicant’s Representative (response to the staff report) v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Request for clarification from Staff by the applicant in regard to items noted in the Applicant’s letter to Staff dated May 15, 2018, as follows:  The UDC does not have a minimum dwelling unit size in the R-40 district per UDC Table 11-2A-8; the 1,000 square foot requirement refers to minimum property (i.e. lot) size per dwelling unit.  The minimum setbacks in the R-40 district measured from the property line for multi- family units are as follows: 20’ to garage, 12’ rear, and 10’ side (the purpose is to provide a minimum 20’ separation between units as required by the Building/Fire Code) – the typical setbacks depicted on the unit layouts in Exhibit A.2 are approved as shown.  Street buffers are not required in the R-40 district along local streets (i.e. N. Entrata Way & W. Perugia St.) per UDC Table 11-2A-8;  A landscape buffer to residential uses is not required along the west property boundary per UDC Table 11-2A-8; EXHIBIT A Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 2  Common open space for the overall development is allowed to be provided on individual building lots within the development;  A minor amount of landscaping was removed from the total open space calculations depicted in Exhibit A.5 for the right-in turn lane from W. Franklin Rd; the resulting open space still exceeds UDC standards. c. Key Issues of Discussion by Commission: i. The Applicant’s request for the Certificate of Zoning Compliance application to be allowed to be submitted prior to the final plat being recorded instead of after as required in condition #1.3.4. d. Commission Change(s) to Staff Recommendation: i. Strike condition #1.5. 7 as it does not apply to this development (applies to a development agreement modification which is not requested); ii. Modify condition #1.2.3 to add the language, “if allowed by ACHD” (pertaining to the requirement for the storm drainage swale along Franklin Rd. to be vegetated). e. Outstanding Issue(s) for City Council: i. The applicant’s request for a waiver to UDC 11-3A-6B.3 to not pipe the Purdam Drain and leave it open. The Meridian City Council heard these items on June 19, 2018. At the public hearing, the Council denied the subject AZ, PP and CUP requests. a. Summary of City Council Public Hearing: i. In favor: James Doolin, Applicant ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Council: i. Concern pertaining to long-term property management of the development with different property owners of each lot (i.e. consistent property maintenance between the units); and ii. Concern regarding ability to maintain existing levels of service in the City if the subject development is approved. d. Key Council Changes to Staff/Commission Recommendation i. Council voted to deny the application based on the concerns noted above and the finding that the proposed annexation and zoning is not in the best interest of the City (see Findings in Exhibit D). III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0032, as presented in the staff report for the hearing date of June 19, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0032, as presented during the hearing on June 19, 2018, for the following reasons: (You should state specific reasons for denial.) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 3 Continuance I move to continue File Number H-2018-0032 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3880 & 3882 W. Franklin Road, in the south ½ of Section 10, Township 3 North, Range 1 West. B. Applicant: James Doolin, Fig Village at Parkside, LLC 4685 S. Highland Dr., Ste. 202 Salt Lake City, UT 84117 C. Owners: 2FP, LLC 1002 N. Happy Valley Rd. Nampa, ID 83689 Mathew LeBaron 1214 2nd St. South Nampa, ID 83651 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning, conditional use permit and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 27, 2018 (Commission); June 1, 2018 (Council) C. Radius notices mailed to properties within 300 feet on: April 20, 2018 (Commission); May 25, 2018 (Council) D. Applicant posted notice on site(s) on: April 30, 2018 (Commission); June 5, 2018 (Council) VI. LAND USE A. Existing Land Use(s): The site consists of single-family rural residential/agricultural uses, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Multi-family residential (apartments), zoned R-15 South: W. Franklin Rd. and land in the development process (residential), zoned R-8 and R-15 East: Multi-family residential (apartments), zoned R-15 and vacant/undeveloped land, zoned L-O West: Single-family rural residential/agricultural, zoned RUT in Ada County C. History of Previous Actions: None Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 4 D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road. 2. Location of water: A water main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road, and in W. Perugia Street. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer mains and services to the project. E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The subject property is located in the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The TMISAP focuses on developing an area that has an identity of its own but which links to nearby developments. The plan emphasizes the community’s support for higher densities and mixed uses to create a vibrant and economically strong city. The plan also stresses the community’s commitment to good site planning and design as a means of establishing a place everyone can be proud of and one that protects the interests of future businesses and residents (pg. ix). LAND USE: This property is designated High Density Residential (HDR) on the Comprehensive Plan Future Land Use Map. HDR designated areas in the Ten Mile Area are multiple family housing areas where relatively larger and taller apartment buildings are the recommended building type. A mix of housing types should be included that achieve an overall average density target of at least 16-25 dwelling units per acre with a range of 15 to 40 units per acre. Most developments should fall within or below this range, although smaller areas of higher or lower density may be included. The design and orientation of new high density residential buildings should be pedestrian-oriented, and special streetscape improvements should be considered to create rich and enjoyable public spaces. TRANSPORTATION: A local street is designated on the Future Land Use Map in the TMISAP across this property from the east to W. Franklin Rd. No collector streets are designated on this property although W. Perugia St. will provide an east/west connection between properties north of W. Franklin Rd. and will function much like a collector. Perugia connects to N. Umbria Hills Ave. to the east, which connects to W. Franklin Rd., which will provide access to a future traffic signal. A collector street was formerly designated across this site on the Transportation System Map but was recently removed. DESIGN: Development within the Ten Mile Area should incorporate the following design characteristics: Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 5 The applicant proposes to develop a total of 278 multi-family residential units on this site consisting of a mix of townhome style (198) and typical apartment (80) units at a gross density of 15.3 and a net density of 67.6 units per acre. The townhome style buildings are a mix of front (2-story) and rear (2- and 3-story) loaded units; and the apartments are 3-story buildings. The proposed density falls within that desired in HDR designated areas. The mix of housing types provides a variety of rental options and styles of structures within the development. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed multi-family residential development will provide a mix of townhome style and typical apartment units for a variety of housing types and rental options.  “Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed high density development consisting of apartment and townhome style units will provide a range of housing options in this area; staff is unaware how “affordable” the units will be.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is required to be provided within planter islands in the parking areas on this site in accord with the standards listed in UDC 11-3B-8C; and within street buffers in accord with the standards listed in UDC 11-3B-7C.  “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located in close proximity to future commercial development within the Ten Mile corridor between I-84 and Franklin Rd. The proposed development will provide much needed density in this area and housing options for employees in close proximity to their work place along with shopping options.  “Require open space areas within all development.” (6.01.01A) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 6 The proposed development is required to comply with the minimum common open space design standards listed in 11-4-3-27C for multi-family developments and UDC 11-3G-3 for residential developments of 5 acres or more. The proposed common open space exceeds UDC standards.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City sewer and water services are available to be extended to the subject property with development of the site.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one access via W. Franklin Rd., an arterial street; direct lot access is prohibited via W. Franklin Rd.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed development is located near a major access thoroughfare, Ten Mile Rd. and I-84; an open space corridor is planned to the west on the south side of W. Franklin Rd. for a multi -use pathway.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Because the proposed development is residential in nature, it should be compatible with existing residential properties to the west although at a much higher density; the property to the west is designated for medium high density residential uses upon redevelopment. The property to the east is developed with like uses (i.e. multi-family apartments) at a similar density. Front-loaded 2-story townhome style structures are proposed along the west property boundary as a transition to the 3- story structures.  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) A commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. as desired by VRT.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) Pedestrian connections should be provided to adjacent properties for future interconnectivity. In accord with the above policies and for the above-stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-40 zoning district. A multi-family development is listed as a conditional use in the R-40 zoning district. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 7 C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district apply to development of this site. D. Landscaping: Street buffer, parking lot and buffers to adjoining residential uses are required to be installed in accordance with the standards listed in UDC Table 11-2A-8, UDC 11-3B-7C, 11-3B-8C and 11-3B-9C for the R-40 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family dwellings & townhouse dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the standards listed in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. ANNEXATION & ZONING (AZ): The applicant requests annexation & zoning of 19.07 acres of land with an R-40 zoning district consistent with the HDR FLUM designation. The applicant proposes to develop a mix of residential dwellings on the site consisting of apartments and townhome style units as desired within the HDR designation. A conceptual site plan and building elevations was submitted that depict how the site is proposed to develop (see Exhibits A.2 and A.6). The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the 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. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district for Entrata Farms Subdivision (see Exhibit A.3). This project is proposed to develop in one phase. Dimensional Standards: The proposed plat and subsequent development is required to comply with the dimensional standards and building setbacks listed in UDC Table 11-2A-8 for the R-40 zoning district. All of the proposed lots comply with the minimum property size requirement. Zero lot lines should be depicted on the plat where buildings span across lot lines. To ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3-27B.1 are met, staff recommends the final plat for this development is recorded prior to submittal of any Certificate of Zoning Compliance applications. Subdivision Design & Improvement Standards: Compliance with the subdivision design and improvements standards listed in UDC 11-6C is required. Staff has reviewed the proposed plat and determined it to be in compliance with these standards. Existing Structures: There is a home and several accessory structures on this site. All structures are required to be removed prior to City Engineer signature on the final plat. Access/Traffic: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to collector and arterial streets is limited unless otherwise approved by City Council. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 8 One public street (N. Entrata Way) access is proposed via W. Franklin Rd., an arterial street, at the southern boundary of the site in the location recommended by ACHD; a right-turn lane is required to be constructed on W. Franklin Rd. for access to N. Entrata Way. Another access is available to the site via the extension of W. Perugia St., a local street at the east boundary of the site, with construction of a bridge over the Kennedy Lateral stubbing to the west boundary with a hammerhead turnaround. Staff recommends a driveway is provided on the north end of the site to the property to the west for cross-access and emergency access. A Traffic Impact Study (TIS) was submitted to ACHD for this project. Private Streets: If private streets are proposed for access within this development via W. Perugia St., a private street application is required to be submitted. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. Landscaping: Street buffers are required as set forth in UDC Table 11-2A-8 for the R-40 district and landscaped in accord with the standards listed in UDC 11-3B-7C. A 25-foot wide street buffer is required to be provided along W. Franklin Rd., an arterial street as set forth in UDC Table 11-2A-8. Per UDC 11-3B-7C.2, all residential buffers are required to be on a common lot, maintained by a homeowner’s association and shall be planted in accord with the standards listed in UDC 11-3B-7C. Due to the location of large power transmission lines along Franklin Rd., a 50- foot wide landscape buffer is proposed along W. Franklin Rd. as depicted on the landscape plan to provide a more adequate separation between the development and the power lines. There are a total of 113-caliper inches of existing trees on this site that are being removed that require mitigation; a total of 57 trees at 2” caliper each are proposed for mitigation in accord with the standards listed in UDC 11-3B-10C.5. Common area & site amenities: All multi-family developments in residential districts that are over 5 acres in size are required to provide a minimum of 10% qualified open space and one site amenity per each 20 acres of development area as set forth in UDC 11-3G-3. Based on this requirement, a minimum of 1.82 acres of qualified open space and one site amenity is required. A total of 5.3 acres of qualified open space and 10 site amenities are proposed with this development, which meets and exceeds this requirement. The qualified open space & site amenity requirements listed in UDC 11-4-3-27C & D applies in addition to the aforementioned requirement (see analyses below in CUP section); the proposed open space exceeds UDC requirements. Waterways: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. The UDC (11-3A-6) allows irrigation ditches, laterals, canals and drains to be left open when used as a water amenity or linear open space; otherwise, they’re required to be piped unless waived by City Council. The City Council waived the requirement for the Kennedy Lateral to be piped due to its large capacity with the final plat for Umbria Subdivision, the development to the east (FP-06-011); however, the applicant proposes to pipe the facility with this development to alleviate any safety concerns. The applicant requests a waiver from City Council to not pipe the Purdam Drain and leave it open; fencing is proposed for safety purposes. The applicant states the reason for the request is that the drain is not fully contained within this property, some of the 80-foot wide easement is on the neighbor’s property, and there is water in it a lot of the year (see below). The UDC allows Council to waive this requirement when it finds that the public purpose requiring such will not be served and public safety can be preserved; or, for large capacity facilities. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 9 * The red line indicates the centerline of the drain. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A sidewalk was recently constructed along W. Franklin Rd., an arterial street with the road widening project by ACHD. A 5-foot wide attached sidewalk is proposed to be constructed along W. Perugia St. and N. Entrata Way, both local streets. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments; design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A- 18. 3. CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development consisting of 278 dwelling units (198 townhome style units and 80 typical apartment style units) in 2- and 3-story structures on 18.18 acres of land in an R-40 zoning district. A site plan was submitted that depicts how the site is proposed to develop (see Exhibit A.2). The 2 -story front-loaded townhome style structures are proposed along the west boundary of the site transitioning to the 3-story rear-loaded townhome style structures; the apartment style structures are proposed adjacent to Franklin Road along the entryway into the development. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4- 3-27 apply to development of this site as follows: (Staff’s comments in italics)  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. The applicant’s narrative states each unit will have between 80 and 120 square foot of private useable open space in the form of porches, patios or partially fenced yards in accord with this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 10 pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The applicant’s narrative states one of the multi-family apartment style buildings will house a property management office along with a directory and map of the development. Cluster mailboxes are depicted on the landscape plan throughout the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of the directory map for the development, a maintenance storage area, and the other required items.  A minimum of 250 square feet of common area is required for each unit containing more than 500 and up to 1,200 square feet; and a minimum of 350 square feet of common open space is required for each unit containing more than 1,200 square feet of living area. Seventy-six of the units fall within the 500-1,200 square foot (s.f.) range and 202 units are over 1,200 s.f. Therefore, a minimum of 89,700 square feet (s.f.) or 2.056 acres of qualified (i.e. not less than 400 s.f. in area with a minimum length & width dimension of 20 feet) common open space is required overall. The open space exhibit and calculations in Exhibit A.5 depicts 231,010 s.f. or 5.3 acres of open space for the overall development which exceeds this requirement.  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes the following amenities: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development.  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3 -feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants. The landscape plan included in Exhibit A.4 complies with this requirement.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant should comply with this requirement and submit a recorded copy of the agreement to the Planning Division prior to issuance of Certificate of Occupancy.  A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. All buildings shall comply with this requirement.  All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 11 The applicant should comply with this requirement. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which requires 1.5 parking space per unit (at least 1 in a covered carport or garage) for 1-bedroom units; and 2 spaces per unit (at least 1 in a covered carport or garage) for 2- and 3- bedroom units. Based on the table below that depicts (60) 1-bedroom units, (16) 2-bedroom units and (202) 3-bedroom units, a minimum of 526 parking spaces are required, 278 of which are required to be covered. The preliminary plat in Exhibit A.3 depicts a total of 735 parking spaces proposed with 336 of those being covered in accord with UDC standards; this count actually exceeds UDC standards by 209 spaces, which should more than adequately serve this development. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11- 3C-5C. Based on 735 vehicle spaces proposed, a minimum of 30 bicycle spaces are required; a total of 32 spaces are proposed. Bicycle racks should be dispersed throughout the development so that parking is available near each of the structures. Transit: The applicant’s narrative states they have coordinated with Valley Regional Transit and that they would like to have a future location for a transit station on this site. Therefore, a commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C and will be reviewed with individual Certificate of Zoning Compliance application(s). Buffers to adjoining residential uses/districts are not required in the R-40 zoning district. Street buffer landscaping along W. Franklin Rd. is required to be provided with the subdivision improvements. Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping installed in accord with the standards listed in 11-3B-12C. Internal pathways are proposed through common areas and from buildings to sidewalks along streets. Pathway connections should be provided to adjacent properties to the east and west for pedestrian interconnectivity. The Police Dept. recommends pedestrian-scale lighting is provided along all pathways between buildings and within internal common areas for public safety. Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall privacy fence is proposed along the west boundary of the site; and a 2-rail fence is proposed 12.5 feet off the east boundary where the Kennedy Lateral is proposed to be piped. If Council approves the applicant’s requested waiver to leave the Purdam Drain open, fencing will be required to preserve public safety in accord with the standards listed in UDC 11-3A-6C. Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Republic Services. A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Republic Services expressed an issue with the location of one of the enclosures in Block 3. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 12 Building Elevations: Conceptual building elevations were submitted for the proposed multi-family structures as shown in Exhibit A.6; front and rear loaded 2- and 3-story townhome style and 3-story apartment style multi-family structures are proposed. The site plan in Exhibit A.2 depicts the location of these structures on the site. Building materials consist of stucco, brick, and varied colors in traditional tones. The architectural character of the structures is required to comply with the design standards listed in the City of Meridian Architectural Standards Manual and the Ten Mile Interchange Specific Area Plan. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards and should be substantially consistent with the concept elevations submitted with this application. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements and structures comply with the provisions of the UDC and the conditions in this report, in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the elevations, site plan and landscape plan submitted with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual and conditions of approval in Exhibit B. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: March 23 May 15, 2018) & Unit Layouts - REVISED 3. Proposed Preliminary Plat (dated: March 23 May 15, 2018) 4. Landscape Plan (date: March 26, 2018) & Site Amenities 5. Open Space Exhibit 6. Proposed Building Elevations & Floor Plans B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Park’s Department 6. Central District Health Department 7. Ada County Highway District 8. Idaho Transportation Department 9. Nampa & Meridian Irrigation District Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 13 10. Community Planning Association of Southwest Idaho C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 14 Exhibit A.1: Vicinity/Zoning Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 15 Exhibit A.2: Proposed Site Plan [dated (stamped): March 27 May 15, 2018] & Unit Layouts - REVISED Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 16 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 17 *Typical for all 3-story rear-loaded multi-family townhome style structures Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 18 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 19 Exhibit A.3: Proposed Preliminary Plat (dated: March 23 May 15, 2018) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 20 Exhibit A.4: Landscape Plan (dated: March 26, 2018) & Site Amenities Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 21 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 22 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 23 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 24 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 25 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 26 Exhibit A.5: Open Space Exhibit Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 27 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 28 Exhibit A.6: Proposed Building Elevations, Floor Plans & Lot Layout Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 29 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 30 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 31 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 32 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 33 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 34 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 35 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Annexation & Zoning Comments 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Note: The Development Agreement shall be recorded prior to submittal of a Certificate of Zoning Compliance and Design Review application for the annexation area. 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 annexation. The DA shall, at minimum, incorporate the following provisions: a. The Kennedy Lateral, Purdam Drain and all irrigation ditches on the site shall be piped unless otherwise waived by Council or improved as an amenity or linear open space in accord with UDC 11-3A-6. b. Development of the site shall substantially comply with the site plan, preliminary plat, and building elevations included in Exhibit A; and the design standards listed in UDC 11-3A-19, the Architectural Standards Manual, and the Ten Mile Interchange Specific Area Plan; and the conditions in this report. 1.2 Site Specific Conditions of Approval – Preliminary Plat 1.2.1 All existing structures on the site are required to be removed prior to City Engineer signature on the final plat. 1.2.2 The preliminary plat included in Exhibit A.5, dated March 23, 2018, shall be revised as follows: a. Correct the setback to living area from 25 feet to 20 feet in the Site Data table in accord with UDC Table 11-2A-8. b. Correct note #1, “Common lots 54C 45C, Block 1 . . .” c. Depict the easements for the Purdam Drain and the Kennedy Lateral. d. Depict a cross-access easement to the west at the north end of the site for future interconnectivity and emergency access. e. Depict a zero interior lot line where buildings span across lot lines. 1.2.3 The landscape plan included in Exhibit A.5, dated March 26, 2018, shall be revised as follows: a. If not already, the storm swale along W. Franklin Road shall be vegetated as forth in UDC 11-3B- 11C if allowed by ACHD. 1.2.4 If private streets are proposed within this development, a private street application shall be submitted to the Planning Division and approved concurrent with a final plat application. All private streets shall comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. 1.3 Site Specific Conditions of Approval – Conditional Use Permit 1.3.1 The site plan included in Exhibit A.4, dated March 23, 2018, shall be revised as follows: Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 36 a. Depict the property management office, maintenance storage area, central mailbox locations (including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be depicted on the site plan and shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. c. Disperse bicycle racks throughout the development so that parking is available near each of the structures. d. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments. e. Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas at the request of the Police Department for public safety. f. A minimum building setback of 10 feet is required unless a greater setback is otherwise r equired per UDC 11-4-3-27B.1. g. Provide a driveway on the north end of the site to the property to the west for cross -access and emergency access. 1.3.2 The landscape plan included in Exhibit A.5, dated March 26, 2017, shall be revised as follows: a. Depict fencing along the Purdam Drain in accord with the standards listed in UDC 11-3A-6C to preserve public safety if Council approves a waiver to UDC 11-3A-6B allowing the waterway to remain open and not be piped. b. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments; provide landscaping adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. 1.3.3 The following site amenities shall be provided within this development as proposed: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development. Any variation from these amenities should be comparable, as determined by the Director. 1.3.4 The final plat for this development shall be recorded prior to submittal of any Certificate of Zoning Compliance applications to ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3- 27B.1 are met. 1.3.5 The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. A copy of this document shall be submitted to the Planning Division prior to issuance of Certificate of Occupancy for this development. 1.3.6 The design and locations of the trash enclosures are required to be approved by Republic Services (phone: 208-345-1265). A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 37 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-40 zoning district listed in UDC Chapter 2 District regulations. 1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.3.4 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. 1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B- 8C, and Chapter 3 Article C. 1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C (streets). 1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Architectural Standards Manual. 1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11- 3A-6B as applicable. 1.3.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 38 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for all future structures proposed on the site from the Planning Division, prior to submittal of any building permit applications. 1.5.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11- 5C-3C. 1.5.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years of the approval of this combined preliminar y/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.5.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.7 The property owner shall sign the amended development agreement and return such to the City within 6 months of the Council granting this development agreement modification request as set forth in UDC 11- 5B-3D2. 1.5.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water mainline easements shall be dedicated per General Conditions of Approval #2.2.3 below 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 39 Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 40 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 41 3.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 3.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 3.10 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.11 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 3.13 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1. 3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 3.15 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 3.16 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. 3.17 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 3.18 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4. POLICE DEPARTMENT 4.1 Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas for public safety. 4.2 Provide a driveway on the north end of the site to the property to the west for cross-access and emergency access. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 42 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. Extend the right turn lane to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. 7.1.2 Close the existing driveway on Franklin Road located 750-feet west of Umbria Hills Avenue and replace with curb gutter and sidewalk to match the existing improvements. 7.1.3 Replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site. 7.1.4 Obtain pre-approval from the ACHD pavement cut committee for all pavement cuts to Franklin Road, as it is listed on the ACHD no cut moratorium through December 2022. 7.1.5 Construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5- foot wide concrete sidewalk within 47-feet of right-of-way. 7.1.6 Construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide. 7.1.7 Continue Perugia Street into the site, by bridging the Kennedy Lateral. Submit the bridge plans for the crossing of the Kennedy Lateral for review and approval prior to the pre -construction meeting and final plat approval. 7.1.8 Stub Perugia Street to the western property line 473-feet of Franklin Road (measured centerline-to- centerline). 7.1.9 Construct a hammerhead type turnaround for the Perugia Street temporary turnaround. Provide written fire department approval for the alternative turnaround design. Provide a temporary turnaround easement on private Street A. Install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 7.1.10 Construct Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). 7.1.11 Construct a 30-foot wide curb return type driveway on Entrata Way located approximately 217 -feet north of Franklin Road. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 43 7.1.12 Construct four 26-foot wide curb return type driveways on Perugia Street to access the proposed private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. Street name and stop signs are required for the private roads. 7.1.13 Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 7.1.14 Payment of impact fees is due prior to issuance of a building permit. 7.1.15 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 8. IDAHO TRANSPORTATION DEPARTMENT (ITD) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 9. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 46 10. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 47 Exhibit C: Legal Description & Exhibit Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 48 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 49 D. Required Findings from Unified Development Code 1. Annexation 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, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 19.07 acre property with an R-40 zoning district and develop 278 new multi-family units consisting of apartments and townhome style units at a gross density of 15.3 units per acre consistent with the HDR FLUM designation. The City Council finds that while the proposed development is consistent with HDR FLUM designation, urban services cannot reasonably be provided to the proposed development while maintaining the current levels of service for existing residents in the City. [See Comprehensive Plan Chapter 3 Goals, Objectives and Action Items (3.01.01) for more information.] b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment to the R-40 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds that the proposed zoning map amendment may be detrimental to the public health, safety, or welfare of existing citizens in the City due to an increase in population generated from the development and the inability of the City to maintain adequate levels of services (i.e. police and fire) to the site. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The City Council finds that the proposed zoning amendment and subsequent development may have an adverse impact upon the delivery of services by political subdivisions providing services to this site (i.e. police, fire, etc.) and contribute to a lower level of service in the City, which is not acceptable to City Council. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The City Council finds annexing this property at this time is not in the best interest of the City. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. 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 developer at their own cost, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; The Commission recommends the Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. The Commission recommends that the Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which the Commission is unaware. f. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site. 3. CONDITIONAL USE PERMIT (UDC 11-5B-6E) The Commission and Council shall base its determination on the Conditional Use Permit request upon the following: a. 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 the dimensional & development regulations of the R-40 district (see Analysis Section IX for more information). b. 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 is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of HDR for this site. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 c. 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 that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approva l imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. 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 sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. 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. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. 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 be detrimental to any persons, property or the general welfare of the area. h. 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 that there should not be any health, safety or environmental problems associated with the proposed use. Further, the Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CHESTERFIELD SUBDIVISION NO 2 HOA INC 890 E FRANKLIN RD # 205 MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road LEBARON MATTHEW L 1214 2ND ST S NAMPA ID 83651-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road LETS GOLF LLC 16130 N ELDER ST NAMPA ID 83687-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE II LLC 7630 W THUNDER MOUN- TAIN DR BOISE ID 83709-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road JOHNSON-DUBOSE NAOMIA 4089 W NEWLAND ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE III LLC 7630 W THUNDER MOUN- TAIN DR BOISE ID 83709-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road NAMPA MERIDIAN IRRIGA- TION DISTRICT 1503 FIRST ST S NAMPA ID 83651-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road NEWKIRK GLENN FAMILY TRUST 11/20/2017 4250 W FRANKLIN RD MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CLOSSON JAMES R JR 4110 W FRANKLIN RD MERIDIAN ID 83642-5442 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road 2FP LLC 1002 N HAPPY VALLEY RD NAMPA ID 83689-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road ENDURANCE HOLDINGS LLC 1977 E OVERLAND RD MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road TEN MILE DEVELOPMENT LLC 1409 N MAIN ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CHRISTIANSEN FAMILY LIM- ITED PARTNERSHIP 718 E REFLECT RIDGE DR MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE I LLC 1409 N MAIN ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Tuesday, June 19, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for an Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road TEN MILE CHRISTIAN CHURCH INC PO BOX 767 MERIDIAN ID 83680-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. zz 38' X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 1 2 2 1 1 3 45C 4 5 C 1 5 C 5 0 ' R / W 2 6 ' 35' 26' 5 0 ' R / W 2 6 ' 50' R/W 43' 3 8 ' 40' EASEMENT 2 4 ' 2 4 ' 26' 26' 2 6 ' 3 6 ' 3 6 ' 2 5 ' 3 6 ' 36' 36' 35' 8 7 6 5 21 20 1 7 2 9 3 5 4 2 4 1 4 3 4 4 3 7 74.0' 9 0 . 0 ' 9 0 . 0 ' 74.0' 9 0 . 0 ' 9 0 . 0 ' 74.0' 90.0'64.7'12.2' 9 0 . 0 ' 74.0' 9 0 . 0 ' 74.0' 74.0'13.1'69.9'77.0'77.0'71.8'24.8'77.0'11.4'47.0'77.0'77.0' 77.0' 77.0' 76.2' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 5 5 . 0 ' 77.0' 70.8' 4 7 . 0 ' 11.4' 7 7 . 0 ' 68.2' 1 3 . 7 ' 77.0' 77.0' 77.0' 77.0' 77.0' 77.0' 7 7 . 0 ' 4 7 . 0 ' 77.0' 4 7 . 0 ' 4 7 . 0 ' 77.0' 77.0' 66.9'1 8 . 7 ' 6 1 . 3 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 77.0' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' 66.4'1 6 . 8 ' 6 4 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 77.0' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 77.0' 77.0' R/WR/WR/WR/WR/W R / W 45C 1 . 3 ' 1 2 7 . 0 3 ' 530.8' 64.93' 1 6 2 . 3 ' 7 7 . 0 ' 6 6 . 6 ' 9 0 . 0 ' 9 0 . 0 ' 52.8' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' R/W R / W R/ W R/ W 1 2 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 1 4 1 3 1 2 1 1 9 8 5 4 2 144.2' 8 9 . 9 ' 144.2' 8 9 . 9 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 47.0'77.0' 7 7 . 0 ' 77.0'47.0' 7 7 . 0 ' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' 47.0'77.0' 7 7 . 0 ' 77.0'47.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 6 8 . 2 ' 1 1 . 8 ' 77.0' 7 7 . 0 ' 40.0'70.0' 7 7 . 0 ' 70.0'40.0' 7 7 . 0 ' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' R/WR/WR/W R/ W R/ W 77.0' 1 5 C 19 77.0'47.0'55.0'77.0' 3 C 360' 6 7 ' 6 0 ' 5 8 ' 3 0 . 4 0 ' 3 9 . 1 3 ' 1 6 3 . 3 2 ' 6 5 ' 3 9 . 0 8 ' 6 7 ' 121' 108.22' 1 0 3 ' 6 0 ' 5 , 9 2 8 S F 5 , 3 8 9 S F 5 , 9 2 8 S F 3,619 SF 5 6 , 6 6 1 S F 1 3 , 0 5 9 S F 1 2 , 9 6 2 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 214,170 SF5,866 SF5,890 SF 5,929 SF 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 8 6 0 S F 5 , 9 2 9 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 1 0 7 , 5 5 1 S F 1 3 , 0 5 9 S F 1 3 , 0 5 9 S F 1 ' 3 0 . 4 3 ' 1 8 2 3 3 0 3 8 5 , 9 2 9 S F 3 , 6 1 9 S F 1 5 , 9 2 7 S F 3 3 , 0 7 9 S F 6 5 , 8 9 4 S F 7 3 , 6 1 9 S F 1 0 5 , 9 2 9 S F 3 6 5 , 8 5 0 S F 3, 5 9 0 S F 5 , 9 2 5 S F 2 6 4 , 2 3 5 S F 3 4 3 3 3 1 3 2 3 , 0 8 0 S F 5 , 3 9 0 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 7 7 . 0 ' 7 7 . 0 ' 4 0 3 9 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 34 9 0 . 0 ' 74.0' 90.0'82.2'90.0'6,660 SF6,624 SF66.0'21 2 2 4,235 SF 4 , 2 3 5 S F 77. 0 ' 5 5 . 0 ' 55. 0 ' 77.0' 2 8 2 7 2 4 2 5 1 0 . 0 ' 6 7 . 0 ' 7 7 . 0 ' 5 , 9 2 9 S F 4 , 2 3 5 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 77' 5 5 . 0 ' 77.0' 5 5 . 0 ' 5 5 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 0 . 0 ' 7 0 . 0 ' 77.0' 77.0' 4 0 . 0 ' 4 0 . 0 ' 5 , 9 2 9 S F 5 , 9 2 9 S F 9 1 0 1 2 1 4 1 5 1 3 1 1 1 6 5 , 8 8 3 S F 3 , 6 1 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 3 , 0 8 0 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 5 , 3 9 0 S F 7 7 . 0 ' 77.0' 4 7 . 0 ' 4 7 . 0 ' 4 7 . 0 ' 4 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 4 0 . 0 ' 4 0 . 0 ' 7 0 . 0 ' 7 0 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 3 7 . 5 ' 77.0' 3 1 ' 26' 70' 61' 4 5 C 4 9 0 . 0 1 ' 690.01'99.59' 1 4 6 5 . 5 1 ' 221.86' 924.10' 2 8 7 . 9 5 ' 3 0 0 . 0 0 ' 40' EASEMENT 17' 0 3 0 6 0 1 2 0 1 8 0 LOT DIMENSIONS 3 W. PERUGIA STREET (PUBLIC) W. FRANKLIN ROAD N . E N T R A T A W A Y ( P U B L I C ) S T R E E T A ( P R I V A T E ) S T R E E T B ( P R I V A T E ) S T R E E T C ( P R I V A T E ) STREET D (PRIVATE) LEGENDSUBDIVISION BOUNDARYROAD RIGHT-OF-WAYPROPOSED LOT LINEPROPOSED RESIDENTIAL LOT NUMBERPROPOSED BLOCK NUMBER 11 R/W E A S E M E N T F O R P U R D U M D R A I N C P U R D U M D R A I N L C KENNEDY LATERALL C K E N N E D Y L A T E R A L L STREET E (PRIVATE) N M I D L O T F E N C E / E A S E M E N T ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LI N E ZERO LOT LINEZERO LOT LINE ZERO LOT LINE Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E K E N N E D Y L A T E R A L E A S E M E N T 3 5 ' E A S T 2 5 ' W E S T ( 1 5 ' I F P I P E D ) CONSULTING ENGINEERS, SURVEYORS & PLANNERS C 2018 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STRICTLY PROHIBITED. DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS P R O J E C T : D A T E : S H E E T O F NO. 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 FAX: (208) 466-0944PHONE: (208) 442-6300 L:\170270\3_ACADDWG\SHEETS\PREPLAT\170270-C-03-LOTS.DWG, 5/15/2018 OFFICES ALSO IN: COEUR d' ALENE, IDAHO MERIDIAN, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1 / 2 A T T E N T I O N : I F T H I S B A R D O E S N O T M E A S U R E 1 " O N 2 2 x 3 4 S H E E T o r 1 / 2 " O N 1 1 x 1 7 S H E E T , T H E N D R A W I N G I S N O T T O S C A L E M a y 1 5 , 2 0 1 8 170270-C-BM ABBEY STOVER ABBEY STOVER J. CARPENTER J. CARPENTER 1 7 0 2 7 0 4 PRELIMINARY PLAT ENTRATA FARMS SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F ORP 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R AFFIDAVIT OF SIGN POSTING STATE OF Idaho > County of Ada ss: 1,- being first duly sworn upon oath, depose and say: In accordance with the City of Meridian public hearing process listed in City Code 11-5A-6, 1 p s� ally posted or attest that the subject property was properly posted on , which is not less than ten (10) days prior to the scheduled public hE!arinb for Entrata Farms Subdivision for the Meridian City Council Meeting have submitted photograph(s) of the posting to the City, concurrent with this affidavit. The sign(s) will be removed no later than three (3) days after the public hearing. Dated thisaday of " , 2018. Signature On this % day of ,Jy f/I aQ / R 2018 before me, the undersigned, a No ary Public in and for said State, personally appeared /C2�'I known or identified tome to be the Company, Corporation or Entity that executed the foregoing instrument or the person who executed the foregoing instrument on behalf of said Company, Corporation or Entity, and acknowledged to me that such Company, Corporation or Entity executed the same. IN WITNESS WHEREOF, I have hereto set my hand and affixed my official seal the day and year in this certificate written. ••.•�"Q+ .....j% j'•,� Notary Public for �••�J:•�OTAIly ;Gj,�s Residing at o2Rgll �.� i`S 83705 My commission expires: i2Zr 123 '. pUB LIC •''9�F �OF�� Q. ••. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 1 STAFF REPORT HEARING DATE: June 19, 2018 TO: Mayor & City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Entrata Farms – AZ, CUP, PP (H-2018-0032) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, James Doolin, Fig Village at Parkside, LLC, has submitted an application for the following:  Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district;  Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and,  Conditional use permit (CUP) for a multi-family development consisting of 278 dwelling units in an R-40 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ, PP and CUP applications based on the Findings of Fact and Conclusions of Law in Exhibit D of this report. The Meridian Planning & Zoning Commission heard these items on May 17, 2018. At the public hearing, the Commission moved to recommend approval of the subject AZ, CUP and PP requests. a. Summary of Commission Public Hearing: i. In favor: James Doolin, Applicant ii. In opposition: None iii. Commenting: None iv. Written testimony: John Carpenter, T-O Engineers, Applicant’s Representative (response to the staff report) v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Request for clarification from Staff by the applicant in regard to items noted in the Applicant’s letter to Staff dated May 15, 2018, as follows:  The UDC does not have a minimum dwelling unit size in the R-40 district per UDC Table 11-2A-8; the 1,000 square foot requirement refers to minimum property (i.e. lot) size per dwelling unit.  The minimum setbacks in the R-40 district measured from the property line for multi- family units are as follows: 20’ to garage, 12’ rear, and 10’ side (the purpose is to provide a minimum 20’ separation between units as required by the Building/Fire Code) – the typical setbacks depicted on the unit layouts in Exhibit A.2 are approved as shown.  Street buffers are not required in the R-40 district along local streets (i.e. N. Entrata Way & W. Perugia St.) per UDC Table 11-2A-8;  A landscape buffer to residential uses is not required along the west property boundary per UDC Table 11-2A-8; Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 2  Common open space for the overall development is allowed to be provided on individual building lots within the development;  A minor amount of landscaping was removed from the total open space calculations depicted in Exhibit A.5 for the right-in turn lane from W. Franklin Rd; the resulting open space still exceeds UDC standards. c. Key Issues of Discussion by Commission: i. The Applicant’s request for the Certificate of Zoning Compliance application to be allowed to be submitted prior to the final plat being recorded instead of after as required in condition #1.3.4. d. Commission Change(s) to Staff Recommendation: i. Strike condition #1.5. 7 as it does not apply to this development (applies to a development agreement modification which is not requested); ii. Modify condition #1.2.3 to add the language, “if allowed by ACHD” (pertaining to the requirement for the storm drainage swale along Franklin Rd. to be vegetated). e. Outstanding Issue(s) for City Council: i. The applicant’s request for a waiver to UDC 11-3A-6B.3 to not pipe the Purdam Drain and leave it open. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0032, as presented in the staff report for the hearing date of June 19, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0032, as presented during the hearing on June 19, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0032 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3880 & 3882 W. Franklin Road, in the south ½ of Section 10, Township 3 North, Range 1 West. B. Applicant: James Doolin, Fig Village at Parkside, LLC 4685 S. Highland Dr., Ste. 202 Salt Lake City, UT 84117 C. Owners: 2FP, LLC 1002 N. Happy Valley Rd. Nampa, ID 83689 Mathew LeBaron 1214 2nd St. South Nampa, ID 83651 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 3 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning, conditional use permit and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 27, 2018 (Commission); June 1, 2018 (Council) C. Radius notices mailed to properties within 300 feet on: April 20, 2018 (Commission); May 25, 2018 (Council) D. Applicant posted notice on site(s) on: April 30, 2018 (Commission); June 5, 2018 (Council) VI. LAND USE A. Existing Land Use(s): The site consists of single-family rural residential/agricultural uses, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Multi-family residential (apartments), zoned R-15 South: W. Franklin Rd. and land in the development process (residential), zoned R-8 and R-15 East: Multi-family residential (apartments), zoned R-15 and vacant/undeveloped land, zoned L-O West: Single-family rural residential/agricultural, zoned RUT in Ada County C. History of Previous Actions: None D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road. 2. Location of water: A water main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road, and in W. Perugia Street. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer mains and services to the project. E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The subject property is located in the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The TMISAP focuses on developing an area that has an identity of its own but which links to nearby developments. The plan emphasizes the community’s support for higher densities and mixed uses to Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 4 create a vibrant and economically strong city. The plan also stresses the community’s commi tment to good site planning and design as a means of establishing a place everyone can be proud of and one that protects the interests of future businesses and residents (pg. ix). LAND USE: This property is designated High Density Residential (HDR) on the Comprehensive Plan Future Land Use Map. HDR designated areas in the Ten Mile Area are multiple family housing areas where relatively larger and taller apartment buildings are the recommended building type. A mix of housing types should be included that achieve an overall average density target of at least 16-25 dwelling units per acre with a range of 15 to 40 units per acre. Most developments should fall within or below this range, although smaller areas of higher or lower density may be included. The design and orientation of new high density residential buildings should be pedestrian-oriented, and special streetscape improvements should be considered to create rich and enjoyable public spaces. TRANSPORTATION: A local street is designated on the Future Land Use Map in the TMISAP across this property from the east to W. Franklin Rd. No collector streets are designated on this property although W. Perugia St. will provide an east/west connection between properties north of W. Franklin Rd. and will function much like a collector. Perugia connects to N. Umbria Hills Ave. to the east, which connects to W. Franklin Rd., which will provide access to a future traffic signal. A collector street was formerly designated across this site on the Transportation System Map but was recently removed. DESIGN: Development within the Ten Mile Area should incorporate the following design characteristics: The applicant proposes to develop a total of 278 multi-family residential units on this site consisting of a mix of townhome style (198) and typical apartment (80) units at a gross density of 15.3 and a net density of 67.6 units per acre. The townhome style buildings are a mix of front (2-story) and rear (2- and 3-story) loaded units; and the apartments are 3-story buildings. The proposed density falls within that desired in HDR designated areas. The mix of housing types provides a variety of rental options and styles of structures within the development. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 5 The proposed multi-family residential development will provide a mix of townhome style and typical apartment units for a variety of housing types and rental options.  “Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed high density development consisting of apartment and townhome style units will provide a range of housing options in this area; staff is unaware how “affordable” the units will be.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is required to be provided within planter islands in the parking areas on this site in accord with the standards listed in UDC 11-3B-8C; and within street buffers in accord with the standards listed in UDC 11-3B-7C.  “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located in close proximity to future commercial development within the Ten Mile corridor between I-84 and Franklin Rd. The proposed development will provide much needed density in this area and housing options for employees in close proximity to their work place along with shopping options.  “Require open space areas within all development.” (6.01.01A) The proposed development is required to comply with the minimum common open space design standards listed in 11-4-3-27C for multi-family developments and UDC 11-3G-3 for residential developments of 5 acres or more. The proposed common open space exceeds UDC standards.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City sewer and water services are available to be extended to the subject property with development of the site.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one access via W. Franklin Rd., an arterial street; direct lot access is prohibited via W. Franklin Rd.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed development is located near a major access thoroughfare, Ten Mile Rd. and I-84; an open space corridor is planned to the west on the south side of W. Franklin Rd. for a multi -use pathway.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Because the proposed development is residential in nature, it should be compatible with existing residential properties to the west although at a much higher density; the property to the west is designated for medium high density residential uses upon redevelopment. The property to the east is developed with like uses (i.e. multi-family apartments) at a similar density. Front-loaded 2-story townhome style structures are proposed along the west property boundary as a transition to the 3- story structures. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 6  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) A commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. as desired by VRT.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) Pedestrian connections should be provided to adjacent properties for future interconnectivity. In accord with the above policies and for the above-stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-40 zoning district. A multi-family development is listed as a conditional use in the R-40 zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district apply to development of this site. D. Landscaping: Street buffer, parking lot and buffers to adjoining residential uses are required to be installed in accordance with the standards listed in UDC Table 11-2A-8, UDC 11-3B-7C, 11-3B-8C and 11-3B-9C for the R-40 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family dwellings & townhouse dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the standards listed in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. ANNEXATION & ZONING (AZ): The applicant requests annexation & zoning of 19.07 acres of land with an R-40 zoning district consistent with the HDR FLUM designation. The applicant proposes to develop a mix of residential dwellings on the site consisting of apartments and townhome style units as desired within the HDR designation. A conceptual site plan and building elevations was submitted that depict how the site is proposed to develop (see Exhibits A.2 and A.6). The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the 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. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 7 2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district for Entrata Farms Subdivision (see Exhibit A.3). This project is proposed to develop in one phase. Dimensional Standards: The proposed plat and subsequent development is required to comply with the dimensional standards and building setbacks listed in UDC Table 11-2A-8 for the R-40 zoning district. All of the proposed lots comply with the minimum property size requirement. Zero lot lines should be depicted on the plat where buildings span across lot lines. To ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3-27B.1 are met, staff recommends the final plat for this development is recorded prior to submittal of any Certificate of Zoning Compliance applications. Subdivision Design & Improvement Standards: Compliance with the subdivision design and improvements standards listed in UDC 11-6C is required. Staff has reviewed the proposed plat and determined it to be in compliance with these standards. Existing Structures: There is a home and several accessory structures on this site. All structures are required to be removed prior to City Engineer signature on the final plat. Access/Traffic: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to collector and arterial streets is limited unless otherwise approved by City Council. One public street (N. Entrata Way) access is proposed via W. Franklin Rd., an arterial street, at the southern boundary of the site in the location recommended by ACHD; a right-turn lane is required to be constructed on W. Franklin Rd. for access to N. Entrata Way. Another access is available to the site via the extension of W. Perugia St., a local street at the east boundary of the site, with construction of a bridge over the Kennedy Lateral stubbing to the west boundary with a hammerhead turnaround. Staff recommends a driveway is provided on the north end of the site to the property to the west for cross-access and emergency access. A Traffic Impact Study (TIS) was submitted to ACHD for this project. Private Streets: If private streets are proposed for access within this development via W. Perugia St., a private street application is required to be submitted. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. Landscaping: Street buffers are required as set forth in UDC Table 11-2A-8 for the R-40 district and landscaped in accord with the standards listed in UDC 11-3B-7C. A 25-foot wide street buffer is required to be provided along W. Franklin Rd., an arterial street as set forth in UDC Table 11-2A-8. Per UDC 11-3B-7C.2, all residential buffers are required to be on a common lot, maintained by a homeowner’s association and shall be planted in accord with the standards listed in UDC 11-3B-7C. Due to the location of large power transmission lines along Franklin Rd., a 50- foot wide landscape buffer is proposed along W. Franklin Rd. as depicted on the landscape plan to provide a more adequate separation between the development and the power lines. There are a total of 113-caliper inches of existing trees on this site that are being removed that require mitigation; a total of 57 trees at 2” caliper each are proposed for mitigation in accord with the standards listed in UDC 11-3B-10C.5. Common area & site amenities: All multi-family developments in residential districts that are over 5 acres in size are required to provide a minimum of 10% qualified open space and one site amenity per each 20 acres of development area as set forth in UDC 11-3G-3. Based on this requirement, a minimum Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 8 of 1.82 acres of qualified open space and one site amenity is required. A total of 5.3 acres of qualified open space and 10 site amenities are proposed with this development, which meets and exceeds this requirement. The qualified open space & site amenity requirements listed in UDC 11-4-3-27C & D applies in addition to the aforementioned requirement (see analyses below in CUP section); the proposed open space exceeds UDC requirements. Waterways: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. The UDC (11-3A-6) allows irrigation ditches, laterals, canals and drains to be left open when used as a water amenity or linear open space; otherwise, they’re required to be piped unless waived by City Council. The City Council waived the requirement for the Kennedy Lateral to be piped due to its large capacity with the final plat for Umbria Subdivision, the development to the east (FP-06-011); however, the applicant proposes to pipe the facility with this development to alleviate any safety concerns. The applicant requests a waiver from City Council to not pipe the Purdam Drain and leave it open; fencing is proposed for safety purposes. The applicant states the reason for the request is that the drain is not fully contained within this property, some of the 80-foot wide easement is on the neighbor’s property, and there is water in it a lot of the year (see below). The UDC allows Council to waive this requirement when it finds that the public purpose requiring such will not be served and public safety can be preserved; or, for large capacity facilities. * The red line indicates the centerline of the drain. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A sidewalk was recently constructed along W. Franklin Rd., an arterial street with the road widening project by ACHD. A 5-foot wide attached sidewalk is proposed to be constructed along W. Perugia St. and N. Entrata Way, both local streets. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments; design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A- 18. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 9 3. CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development consisting of 278 dwelling units (198 townhome style units and 80 typical apartment style units) in 2- and 3-story structures on 18.18 acres of land in an R-40 zoning district. A site plan was submitted that depicts how the site is proposed to develop (see Exhibit A.2). The 2-story front-loaded townhome style structures are proposed along the west boundary of the site transitioning to the 3-story rear-loaded townhome style structures; the apartment style structures are proposed adjacent to Franklin Road along the entryway into the development. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4- 3-27 apply to development of this site as follows: (Staff’s comments in italics)  A minimum of 80 square feet (s.f.) of privat e useable open space is required to be provided for each unit. The applicant’s narrative states each unit will have between 80 and 120 square foot of private useable open space in the form of porches, patios or partially fenced yards in accord with this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The applicant’s narrative states one of the multi-family apartment style buildings will house a property management office along with a directory and map of the development. Cluster mailboxes are depicted on the landscape plan throughout the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of the directory map for the development, a maintenance storage area, and the other required items.  A minimum of 250 square feet of common area is required for each unit containing more than 500 and up to 1,200 square feet; and a minimum of 350 square feet of common open space is required for each unit containing more than 1,200 square feet of living area. Seventy-six of the units fall within the 500-1,200 square foot (s.f.) range and 202 units are over 1,200 s.f. Therefore, a minimum of 89,700 square feet (s.f.) or 2.056 acres of qualified (i.e. not less than 400 s.f. in area with a minimum length & width dimension of 20 feet) common open space is required overall. The open space exhibit and calculations in Exhibit A.5 depicts 231,010 s.f. or 5.3 acres of open space for the overall development which exceeds this requirement.  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes the following amenities: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 10 along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development.  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3 -feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants. The landscape plan included in Exhibit A.4 complies with this requirement.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant should comply with this requirement and submit a recorded copy of the agreement to the Planning Division prior to issuance of Certificate of Occupancy.  A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. All buildings shall comply with this requirement.  All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. The applicant should comply with this requirement. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which requires 1.5 parking space per unit (at least 1 in a covered carport or garage) for 1-bedroom units; and 2 spaces per unit (at least 1 in a covered carport or garage) for 2- and 3- bedroom units. Based on the table below that depicts (60) 1-bedroom units, (16) 2-bedroom units and (202) 3-bedroom units, a minimum of 526 parking spaces are required, 278 of which are required to be covered. The preliminary plat in Exhibit A.3 depicts a total of 735 parking spaces proposed with 336 of those being covered in accord with UDC standards; this count actually exceeds UDC standards by 209 spaces, which should more than adequately serve this development. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11- 3C-5C. Based on 735 vehicle spaces proposed, a minimum of 30 bicycle spaces are required; a total of 32 spaces are proposed. Bicycle racks should be dispersed throughout the development so that parking is available near each of the structures. Transit: The applicant’s narrative states they have coordinated with Valley Regional Transit and that they would like to have a future location for a transit station on this site. Therefore, a commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 11 Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C and will be reviewed with individual Certificate of Zoning Compliance application(s). Buffers to adjoining residential uses/districts are not required in the R-40 zoning district. Street buffer landscaping along W. Franklin Rd. is required to be provided with the subdivision improvements. Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping installed in accord with the standards listed in 11-3B-12C. Internal pathways are proposed through common areas and from buildings to sidewalks along streets. Pathway connections should be provided to adjacent properties to the east and west for pedestrian interconnectivity. The Police Dept. recommends pedestrian-scale lighting is provided along all pathways between buildings and within internal common areas for public safety. Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall privacy fence is proposed along the west boundary of the site; and a 2-rail fence is proposed 12.5 feet off the east boundary where the Kennedy Lateral is proposed to be piped. If Council approves the applicant’s requested waiver to leave the Purdam Drain open, fencing will be required to preserve public safety in accord with the standards listed in UDC 11-3A-6C. Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Republic Services. A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Republic Services expressed an issue with the location of one of the enclosures in Block 3. Building Elevations: Conceptual building elevations were submitted for the proposed multi-family structures as shown in Exhibit A.6; front and rear loaded 2- and 3-story townhome style and 3-story apartment style multi-family structures are proposed. The site plan in Exhibit A.2 depicts the location of these structures on the site. Building materials consist of stucco, brick, and varied colors in traditional tones. The architectural character of the structures is required to comply with the design standards listed in the City of Meridian Architectural Standards Manual and the Ten Mile Interchange Specific Area Plan. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards and should be substantially consistent with the concept elevations submitted with this application. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements and structures comply with the provisions of the UDC and the conditions in this report, in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the elevations, site plan and landscape plan submitted with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual and conditions of approval in Exhibit B. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 12 2. Proposed Site Plan (dated: March 23 May 15, 2018) & Unit Layouts - REVISED 3. Proposed Preliminary Plat (dated: March 23 May 15, 2018) 4. Landscape Plan (date: March 26, 2018) & Site Amenities 5. Open Space Exhibit 6. Proposed Building Elevations & Floor Plans B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Park’s Department 6. Central District Health Department 7. Ada County Highway District 8. Idaho Transportation Department 9. Nampa & Meridian Irrigation District 10. Community Planning Association of Southwest Idaho C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 13 Exhibit A.1: Vicinity/Zoning Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 14 Exhibit A.2: Proposed Site Plan [dated (stamped): March 27 May 15, 2018] & Unit Layouts - REVISED Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 15 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 16 *Typical for all 3-story rear-loaded multi-family townhome style structures Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 17 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 18 Exhibit A.3: Proposed Preliminary Plat (dated: March 23 May 15, 2018) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 19 Exhibit A.4: Landscape Plan (dated: March 26, 2018) & Site Amenities Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 20 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 21 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 22 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 23 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 24 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 25 Exhibit A.5: Open Space Exhibit Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 26 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 27 Exhibit A.6: Proposed Building Elevations, Floor Plans & Lot Layout Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 28 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 29 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 30 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 31 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 32 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 33 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 34 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Annexation & Zoning Comments 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Note: The Development Agreement shall be recorded prior to submittal of a Certificate of Zoning Compliance and Design Review application for the annexation area. 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 annexation. The DA shall, at minimum, incorporate the following provisions: a. The Kennedy Lateral, Purdam Drain and all irrigation ditches on the site shall be piped unless otherwise waived by Council or improved as an amenity or linear open space in accord with UDC 11-3A-6. b. Development of the site shall substantially comply with the site plan, preliminary plat, and building elevations included in Exhibit A; and the design standards listed in UDC 11-3A-19, the Architectural Standards Manual, and the Ten Mile Interchange Specific Area Plan; and the conditions in this report. 1.2 Site Specific Conditions of Approval – Preliminary Plat 1.2.1 All existing structures on the site are required to be removed prior to City Engineer signature on the final plat. 1.2.2 The preliminary plat included in Exhibit A.5, dated March 23, 2018, shall be revised as follows: a. Correct the setback to living area from 25 feet to 20 feet in the Site Data table in accord with UDC Table 11-2A-8. b. Correct note #1, “Common lots 54C 45C, Block 1 . . .” c. Depict the easements for the Purdam Drain and the Kennedy Lateral. d. Depict a cross-access easement to the west at the north end of the site for future interconnectivity and emergency access. e. Depict a zero interior lot line where buildings span across lot lines. 1.2.3 The landscape plan included in Exhibit A.5, dated March 26, 2018, shall be revised as follows: a. If not already, the storm swale along W. Franklin Road shall be vegetated as forth in UDC 11-3B- 11C if allowed by ACHD. 1.2.4 If private streets are proposed within this development, a private street application shall be submitted to the Planning Division and approved concurrent with a final plat application. All private streets shall comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. 1.3 Site Specific Conditions of Approval – Conditional Use Permit 1.3.1 The site plan included in Exhibit A.4, dated March 23, 2018, shall be revised as follows: Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 35 a. Depict the property management office, maintenance storage area, central mailbox locations (including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be depicted on the site plan and shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. c. Disperse bicycle racks throughout the development so that parking is available near each of the structures. d. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments. e. Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas at the request of the Police Department for public safety. f. A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. g. Provide a driveway on the north end of the site to the property to the west for cross -access and emergency access. 1.3.2 The landscape plan included in Exhibit A.5, dated March 26, 2017, shall be revised as follows: a. Depict fencing along the Purdam Drain in accord with the standards listed in UDC 11-3A-6C to preserve public safety if Council approves a waiver to UDC 11-3A-6B allowing the waterway to remain open and not be piped. b. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments; provide landscaping adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. 1.3.3 The following site amenities shall be provided within this development as proposed: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development. Any variation from these amenities should be comparable, as determined by the Director. 1.3.4 The final plat for this development shall be recorded prior to submittal of any Certificate of Zoning Compliance applications to ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3- 27B.1 are met. 1.3.5 The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. A copy of this document shall be submitted to the Planning Division prior to issuance of Certificate of Occupancy for this development. 1.3.6 The design and locations of the trash enclosures are required to be approved by Republic Services (phone: 208-345-1265). A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 36 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-40 zoning district listed in UDC Chapter 2 District regulations. 1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.3.4 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. 1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B- 8C, and Chapter 3 Article C. 1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C (streets). 1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Architectural Standards Manual. 1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11- 3A-6B as applicable. 1.3.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 37 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for all future structures proposed on the site from the Planning Division, prior to submittal of any building permit applications. 1.5.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11- 5C-3C. 1.5.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years of the approval of this combined preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.5.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.7 The property owner shall sign the amended development agreement and return such to the City within 6 months of the Council granting this development agreement modification request as set forth in UDC 11- 5B-3D2. 1.5.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water mainline easements shall be dedicated per General Conditions of Approval #2.2.3 below 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 38 Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 39 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 40 3.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 3.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 3.10 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.11 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 3.13 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1. 3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 3.15 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 3.16 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. 3.17 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 3.18 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4. POLICE DEPARTMENT 4.1 Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas for public safety. 4.2 Provide a driveway on the north end of the site to the property to the west for cross-access and emergency access. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 41 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. Extend the right turn lane to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. 7.1.2 Close the existing driveway on Franklin Road located 750-feet west of Umbria Hills Avenue and replace with curb gutter and sidewalk to match the existing improvements. 7.1.3 Replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site. 7.1.4 Obtain pre-approval from the ACHD pavement cut committee for all pavement cuts to Franklin Road, as it is listed on the ACHD no cut moratorium through December 2022. 7.1.5 Construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5- foot wide concrete sidewalk within 47-feet of right-of-way. 7.1.6 Construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide. 7.1.7 Continue Perugia Street into the site, by bridging the Kennedy Lateral. Submit the bridge plans for the crossing of the Kennedy Lateral for review and approval prior to the pre -construction meeting and final plat approval. 7.1.8 Stub Perugia Street to the western property line 473-feet of Franklin Road (measured centerline-to- centerline). 7.1.9 Construct a hammerhead type turnaround for the Perugia Street temporary turnaround. Provide written fire department approval for the alternative turnaround design. Provide a temporary turnaround easement on private Street A. Install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 7.1.10 Construct Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). 7.1.11 Construct a 30-foot wide curb return type driveway on Entrata Way located approximately 217 -feet north of Franklin Road. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 42 7.1.12 Construct four 26-foot wide curb return type driveways on Perugia Street to access the proposed private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. Street name and stop signs are required for the private roads. 7.1.13 Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 7.1.14 Payment of impact fees is due prior to issuance of a building permit. 7.1.15 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 43 planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 8. IDAHO TRANSPORTATION DEPARTMENT (ITD) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 9. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 10. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 46 Exhibit C: Legal Description & Exhibit Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 47 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 48 D. Required Findings from Unified Development Code 1. Annexation 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, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 19.07 acre property with an R-40 zoning district and develop 278 new multi-family units consisting of apartments and townhome style units at a gross density of 15.3 units per acre consistent with the HDR FLUM designation. The Commission finds the proposed amendment complies with the applicable provisions of the Comprehensive Plan as noted above in Section VII and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds that the proposed map amendment to the R-40 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. The Commission recommends the Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The Commission finds annexing this property with an R-40 zoning district is in the best interest of the City if the applicant develops the site in accord with the proposed plat. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. 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 developer at their own cost, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; The Commission recommends the Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. The Commission recommends that the Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which the Commission is unaware. f. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site. 3. CONDITIONAL USE PERMIT (UDC 11-5B-6E) The Commission and Council shall base its determination on the Conditional Use Permit request upon the following: a. 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 the dimensional & development regulations of the R-40 district (see Analysis Section IX for more information). b. 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 is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of HDR for this site. c. 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 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. 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 that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. 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 sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. 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. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. 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 be detrimental to any persons, property or the general welfare of the area. h. 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 that there should not be any health, safety or environmental problems associated with the proposed use. Further, the Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.   1 Entrata Farms / MER18-0043 / H-2018-0032 Development Services Department Project/File: Entrata Farms Subdivision / MER18-0043 / H-2018-0032 The applicant is requesting annexation, zoning, conditional use permit and preliminary plat approval for Entrata Farms Subdivision. The proposed multi-family development consists of 278-dwelling units on 19-acres located at 3880 & 3882 W. Franklin Road. Lead Agency: City of Meridian Site address: 3880 & 3882 W. Franklin Road Staff Approval: May 9, 2018 Applicant: James Doolin Fig Village at Parkside, LLC 4685 S. Highland Drive #202 Salt Lake City, UT 84117 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting annexation, zoning, conditional use permit and preliminary plat approval for Entrata Farms Subdivision. The proposed multi-family development consists of 278-dwelling units on 19-acres located at 3880 & 3882 W. Franklin Road. The proposed R-40 zoning is consistent with the City of Meridian’s Future Land Use Map designation of high density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium high-density residential district R-15 South Medium-density residential district R-8 East Medium high-density residential district R-15 West Rural-urban transition zone RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  Baraya Subdivision, consisting of 334 single-family lots and 260 multi-family units and an elementary school, was approved by ACHD in March 2007 and is currently under construction immediately south of this site. 2 Entrata Farms / MER18-0043 / H-2018-0032  Avendale Subdivision, consisting of 369 multi-family units, was approved by ACHD in May 2011 and is currently under construction immediately east of the site. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.17 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,752 additional vehicle trips per day; 158 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed Entrata Farms Subdivision. The executive summary of the findings as presented by Thompson Engineers can be found below as Attachment 1. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. According to the traffic impact study submitted by Thompson Engineers, all intersections and road segments in the study area are estimated to operate at an acceptable level of service under total traffic conditions in the build out year. A right turn lane is warranted on Franklin Road at the entrance of the site. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * Acceptable level of service for a seven-lane principal arterial is “E” (2,720 VPH). * Acceptable level of service for a five-lane minor arterial is “E” (1,540 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Franklin Road west of Umbria Hills Avenue was 10,891 on December 13, 2017. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Franklin Road 1,147-feet Principal Arterial 821 Better than “E” Better than “E” Ten Mile Road (n/o Franklin Rd) None Principal Arterial 1,786 Better than “E” Better than “E” Ten Mile Road (s/o Franklin Rd) None Minor Arterial 1,474 Better than “E” Better than “E” 3 Entrata Farms / MER18-0043 / H-2018-0032  The average daily traffic count for Ten Mile Road north of Franklin Road was 27,049 on January 10, 2018.  The average daily traffic count for Ten Mile Road south of Franklin Road was 35,101 on September 14, 2017. C. Findings for Consideration 1. Franklin Road a. Existing Conditions: Franklin Road is improved with 5-travel lanes, vertical curb, gutter, and concrete sidewalk abutting the site. There is 90-feet of right-of-way for Franklin Road (34-feet from sectionline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused 4 Entrata Farms / MER18-0043 / H-2018-0032 driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Franklin Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, an 82-foot street section within 108-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Franklin Road d. Staff Comments/Recommendations: Consistent with the TIS, the applicant should be required to construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. The applicant has located Entrata Way/Franklin Road intersection as recommended by ACHD staff. The intersection location is 190-feet west of an existing power pole restricting the length of the right turn lane. The right turn lane should extend to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. Franklin Road was widened to 5-lanes in 2017 and fully improved with curb, gutter and sidewalk abutting the site; therefore frontage improvements are not required. The applicant should be required to close the existing driveway on Franklin Road located 750- feet west of Umbria Hills Avenue and replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site, consistent with District Policy 7203.3. Franklin Road is listed on the ACHD no cut moratorium through December 2022. Any pavement cuts to Franklin Road will need to be pre-approved by the ACHD pavement cut committee. 2. Entrata Way & Perugia Street a. Existing Conditions: No streets exist internal to the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following:  Reduces vehicle miles traveled.  Increases pedestrian and bicycle connectivity.  Increases access for emergency services.  Reduces need for additional access points to the arterial street system 5 Entrata Farms / MER18-0043 / H-2018-0032  Promotes the efficient delivery of services including trash, mail and deliveries.  Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc.  Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided:  The median is platted as right-of-way owned by ACHD.  The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30- feet.  At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers.  The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians.  The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. 6 Entrata Farms / MER18-0043 / H-2018-0032  Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the internal streets as 36-foot street sections with rolled curb, gutter and 50-foot wide attached concrete sidewalk within 50- feet of right-of-way. The applicant is proposing bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to 24-feet wide. d. Staff Comments/Recommendations: The traffic impact study suggested Entrata Way be classified as a collector roadway. Staff does not support this recommendation as Umbria Hills Avenue is the designated collector roadway and the location of the future signalized intersection on this segment of Franklin Road. The applicant should be required to construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5-foot wide concrete sidewalk. The applicants proposal to construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide meets District policy and should be approved as proposed. 3. Stub Streets a. Existing Conditions: Perugia Street stubs to the Kennedy Lateral abutting the site located 390-feet north of Franklin Road. b. Policy: Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions:  A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District.  The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 7 Entrata Farms / MER18-0043 / H-2018-0032 c. Applicant Proposal: The applicant is proposing to bridge the Kennedy Lateral and continue Perugia Street into the site. The applicant is proposing Perugia Street to stub to the western property line 473-feet of Franklin Road (measured centerline-to-centerline). The applicant has proposed to provide a hammerhead type turnaround at the western stub of Perugia Street, utilizing the proposed private road. d. Staff Comments/Recommendations: The applicant’s proposal to bridge the Kennedy Later and continue Perugia Street into the site meets District policy and should be approved as proposed. The applicant’s proposed layout prevents the construction of a temporary cul-de-sac at the west property line that is required for the stub street. The applicant has requested a modification of policy to construct a hammerhead type turnaround for the Perugia Street temporary turnaround. The applicant should be required to provide written fire department approval for the alternative turnaround design. The applicant should be required to provide a temporary turnaround easement on private Street A. The applicant should also be required to install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 4. Roadway Offsets a. Existing Conditions: No streets exist internal to the site. b. Policy: Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). c. Applicant’s Proposal: The applicant is proposing Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy as the proposed roadway offset does not meet the required 1,320-feet from Umbria Hills Avenue or Baraya Way. Staff recommends a modification of policy to allow the driveway to be located as proposed as the site does not have adequate frontage to meet the necessary spacing from Umbria Hills Avenue. The proposed intersection location will maximize the spacing from Baraya Way while still providing over 75% of the spacing required from Umbria Hills Avenue. The 23% modification of policy is approved at the Development Services Manager level or authority. 5. Driveways 5.1 Entrata Way a. Existing Conditions: No streets exist internal to the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. 8 Entrata Farms / MER18-0043 / H-2018-0032 Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant is proposing to construct a 26-foot wide curb return type driveway on Entrata Way located approximately 217-feet north of Franklin Road. d. Staff Comments/Recommendations: The proposed driveway location on Entrata Way meets District policy; however the applicant should construct the curb return type driveway to be a minimum of 30-feet wide. 6. Private Roads a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements:  Designed to discourage through traffic between two public streets,  Graded to drain away from the public street intersection, and  If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant Proposal: The applicant is proposing 4 curb return type driveways on Perugia Street to serve private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private roads. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements.  Construct a stub street to the surrounding parcels. 7. Bridge for Kennedy Lateral Crossing The District will require that the applicant submit the bridge plans for the crossing of the Kennedy Lateral (Perugia Street) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should 9 Entrata Farms / MER18-0043 / H-2018-0032 be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 8. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 9. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 10. Other Access Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. Extend the right turn lane to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. 2. Close the existing driveway on Franklin Road located 750-feet west of Umbria Hills Avenue and replace with curb gutter and sidewalk to match the existing improvements. 3. Replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site. 4. Obtain pre-approval from the ACHD pavement cut committee for all pavement cuts to Franklin Road, as it is listed on the ACHD no cut moratorium through December 2022. 5. Construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5-foot wide concrete sidewalk within 47-feet of right-of-way. 6. Construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide. 7. Continue Perugia Street into the site, by bridging the Kennedy Lateral. Submit the bridge plans for the crossing of the Kennedy Lateral for review and approval prior to the pre-construction meeting and final plat approval. 8. Stub Perugia Street to the western property line 473-feet of Franklin Road (measured centerline- to-centerline). 9. Construct a hammerhead type turnaround for the Perugia Street temporary turnaround. Provide written fire department approval for the alternative turnaround design. Provide a temporary turnaround easement on private Street A. Install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 10. Construct Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). 10 Entrata Farms / MER18-0043 / H-2018-0032 11. Construct a 30-foot wide curb return type driveway on Entrata Way located approximately 217- feet north of Franklin Road. 12. Construct four 26-foot wide curb return type driveways on Perugia Street to access the proposed private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. Street name and stop signs are required for the private roads. 13. Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 14. Payment of impact fees is due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 11 Entrata Farms / MER18-0043 / H-2018-0032 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Traffic Impact Study Executive Summary 2. Vicinity Map 3. Site Plan 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 12 Entrata Farms / MER18-0043 / H-2018-0032 TRAFFIC IMPACT STUDY EXECUTIVE SUMMARY 13 Entrata Farms / MER18-0043 / H-2018-0032 VICINITY MAP 14 Entrata Farms / MER18-0043 / H-2018-0032 SITE PLAN 15 Entrata Farms / MER18-0043 / H-2018-0032 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 16 Entrata Farms / MER18-0043 / H-2018-0032 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter:  The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)  The applicant is required to get a perm it from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s)  Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way  Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal  At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company  Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 17 Entrata Farms / MER18-0043 / H-2018-0032 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting t o be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 351462 1754057 1 MERIDIAN, CITY OF 33 E. BROADWAY AVENUE MERIDIAN ID 83642 AFFIDAVIT OF PUBLICATION STATE OF IDAHO ) )SS. County of Ada ) Sharon Jessen of Nampa, Canyon County, Idaho, being first duly sworn, deposes and says: 1. That I am a citizen of the United States, and at all times hereinafter mentioned was over the age of eighteen years, and not a party to the above entitled action. 2. That I am the Principle Clerk of the Meridian Press, a weekly newspaper published in the City of Meridian, in the County of Ada, State of Idaho; that the said newspaper is in general circulation in the said County of Ada, and in the vicinity of Meridian, and has been uninterruptedly published in said County during a period of seventy-eight consecutive weeks prior to the first publication of this notice, a copy of which is hereto attached. 3. That the notice, of which the annexed is a printed copy, was published in said newspaper 1 time(s) in the regular and entire issue of said paper, and was printed in the newspaper proper, and not in a supplement. That said notice was published the following: 04/27/2018 STATE OF IDAHO) County of Canyon) On this 27th day of April in the year of 2018 before me a Notary Public, personally appeared. Sharon Jessen, known or identified to me to be the person whose name is subscribed to the within instrument, and being by me first duly sworn, declared that the statements therein are true, and acknowledge to me that he/she ex puted the same. 'IC��-��" ,�1, d � .'lf�� a tit11fi1fitP Notary Public for Idaho ��N Residing at Canyon County+®•° °°® My Commission expires 06/28/2023 y ® Q Oy t �*,� P P A R K I N G L O T 3 S T O R Y 1 6 - 1 B E D R O O M A P A R T M E N T S 4 - 2 B E D R O O M A P A R T M E N T S 7 G A R A G E S G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E WALKWAY/STAIRS WALKWAY/STAIRS S C A L E : 1 " = 2 0 ' 3 4 A P A R T M E N T L A Y O U T 2 0 ' 10' ⅊ ⅊ ⅊ ⅊ 1 2 ' 1 0 ' X I R I 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 P A R K I N G 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E G A R A G E P R I V A T E O P E N S P A C E P R I V A T E R O A D G A R A G E G A R A G E G A R A G E 2 P A R K I N G 2 P A R K I N G 2 P A R K I N G S C A L E : 1 " = 2 0 ' 5 4 F R O N T - L O A D E D U N I T L A Y O U T L O T S 3 - 8 ⅊ ⅊ ⅊ ⅊ 1 0 ' 1 0 ' 1 2 ' 2 0 ' B A C K O F C U R B L I P O F G U T T E R ZERO LOT LINE (SEE NOTE) N O T E : S E L E C T B U I L D I N G S S P A N L O T L I N E S ( Z E R O L O T L I N E S ) , A S D E P I C T E D O N S H E E T 3 . 2 S T O R Y 3 B E D R O O M 2 G A R A G E P A T I O P A T I O P A T I O 2 P A R K I N G 1 P A R K I N G 2 P A R K I N G 1 P A R K I N G 3 S T O R Y 3 B E D R O O M 1 G A R A G E 3 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 2 G A R A G E G A R A G E S P R I V A T E R O A D S C A L E : 1 " = 2 0 ' 4 4 R E A R - L O A D E D U N I T L A Y O U T ⅊ 1 2 ' 1 0 ' 1 0 ' ⅊ ⅊ ⅊ ⅊ F R O N T E N T R A N C E S B A C K O F C U R B L I P O F G U T T E R 2 0 ' ZERO LOT LINE (SEE NOTE) N O T E : S E L E C T B U I L D I N G S S P A N L O T L I N E S ( Z E R O L O T L I N E S ) , A S D E P I C T E D O N S H E E T 3 . CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •� DISTRICT Return to: i1THEALTH Environmental Health Division ❑ ACz DEPARTMENT ❑ Boise LJ Eagle Rezone # �—a�\`n — bC )z- CL�kp ti i � Qf� ❑ Garden City Conditional Use # ❑ Kuna Preliminary / Final / Short Plat�&Ieridian _ cn.S ❑ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ bedrock from original grade ❑ other ❑ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: ntral sewage ❑ community sewage system ❑ community water well interim sewage rientral water Ll individual sewage ndividual water The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality: l central sewage ❑ community sewage system ❑ community water sewage dry lines ❑ tral water ❑ 10. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 12. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store IF'r13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be submitted to CDHD. ❑ 14. Reviewed By: Date:/ i "l/ Review Sheet 15726-OOIEH1111 Communities in Motion 2040 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 (CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 goals. Recommendations The proposal is located in an area identified in the Communities in Motion 2040 Vision as Transit Oriented Development. Typically, at least 7 dwelling units per acre (DU/acre) are needed to support public transportation. The proposal exceeds 15 DU/acre. This location is nearby a future employment center at Ten Mile Interchange and within a walkable distance to grocery stores and public parks. The ValleyConnect 2.0 Growth Scenario Conceptual Network proposes an Express Bus Route along Franklin Road which will connect the College of Western Idaho to the Boise Airport and Micron. Please coordinate transit facility improvements with Valley Regional Transit (VRT). VRT has developed a Bus Stop Location and Transit Amenities Development Guidelines for siting new bus stops and reviewing current and bus stops. More information is available at: https://www.valleyregionaltransit.org/media/1377/vrtbusstopandtransitamenitiesdevelopme ntguidelines.pdf More information about COMPASS and Communities in Motion 2040: Web: www.compassidaho.org Email info@compassidaho.org More information about the development review process: http://www.compassidaho.org/dashboard/devreview.htm Development Name: Entrata Farms (H-2018-00032) Agency: Meridian CIM Vision Category: Transit Oriented Development New households: 278 New jobs: 0 Exceeds CIM forecast: No Farmland contributes to the local economy, creates additional jobs, and provides food security to the region. Development in farm areas decreases the productivity and sustainability of farmland. Farmland consumed: No Farmland within 1 mile: 844 acres Housing within 1 mile: 1,615 Jobs within 1 mile: 298 Jobs/Housing Ratio: 0.2 Nearest bus stop: 3 miles Nearest public school: 1.5 miles Nearest public park: 0.6 miles Nearest grocery store: 1 miles CIM Corridor: N/A Pedestrian level of stress: R-Franklin Road Bicycle level of stress: R-Franklin Road A good jobs/housing balance – a ratio between 1 and 1.5 – reduces traffic congestion. Higher numbers indicate the need for more housing and lower numbers indicate an employment need. Residents who live or work less than ½ mile from critical services have more transportation choices. Walking and biking reduces congestion by taking cars off the road, while supporting a healthy and active lifestyle. Level of Stress considers facility type, number of vehicle lanes, and speed. Roads with G or PG ratings better support bicyclists and pedestrians of all ages and comfort levels. Nearest police station: >4 miles Nearest fire station: 2 miles Developments within 1.5 miles of police and fire stations ensure that emergency services are more efficient and reduce the cost of these important public services. The site plan shows internal flow for pedestrian and bicycle traffic, including bulbouts on Perugia Street to calm traffic. Consider extending the detached sidewalk from the east through the subject property and adding a safe crossing to enable pedestrians to cross Franklin Road. 1 Chris Johnson From:Sonya Allen Sent:Wednesday, May 16, 2018 9:15 AM To:C.Jay Coles; Charlene Way; Chris Johnson Cc:james@ldputah.com; Carpenter, John (jcarpenter@to-engineers.com) Subject:Entrata Units Attachments:Entrata - 3-Story Townhome Elevation & Floorplans.docx; 170270 Unit Changes.pdf; 170270 Apartment.pdf; 170270 Front-Loaded.pdf; 170270 Rear-Loaded.pdf Clerk – Please include this email & attachements in the public record. thx From: James Doolin [ mailto:james@ldputah.com ] Sent: Wednesday, May 16, 2018 7:12 AM To: Sonya Allen Cc: Carpenter, John Subject: RE: Entrata Units Sonya, Attached please find the additional building elevation and floorplans for the all three-story building we added to the development, as referenced in the email below. Would you please include this elevation and floorplan with our application. Thanks, JAMES DOOLIN Partner 1338 South Foothill Drive #301 Salt Lake City, UT 84108 james@ldputah.com 801.649.3519 From: "Jensen, Zachri" < zjensen@to-engineers.com > To: "sallen@meridiancity.org " < sallen@meridiancity.org > Cc: "Carpenter, John" < jcarpenter@to-engineers.com > Subject: Entrata Units Hi Sonya, Please see the attached typical buildings with property lines for Entrata Farms. These are the: 1) traditional apartments, 2) rear loaded 3) front loaded units. Note that the front setback listed for R-40 is 20’ from the property line or the sidewalk. We do not have sidewalks in these areas. The front property line is in the private street or the parking area. Please let us know if this is acceptable so we can continue making minor modifications to the pre-plat. 2 Also, it appears that we will not lose any dwelling units by making the changes if we change out some of the end 2-story units with 3-story units. I’ve attached a markup of the pre-plat with the proposed changes in red. Please let us know if this is acceptable. Thanks for all of your help, ZACHRI JENSEN, EI | Staff Engineer The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. 332 N. Broadmore Way | Nampa, Idaho 83687 D 208.442.6300 www.to-engineers.com The linked image cannot be display ed. The file may have been The linke d imag e cann ot be displ ayed . The file Rear Loaded Multi-Family Townhome (3-Story) 1st Floor 2nd Floor 3rd Floor P A R K I N G L O T 3 S T O R Y 1 6 - 1 B E D R O O M A P A R T M E N T S 4 - 2 B E D R O O M A P A R T M E N T S 7 G A R A G E S G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E G A R A G E WALKWAY/STAIRS WALKWAY/STAIRS S C A L E : 1 " = 2 0 ' 3 4 A P A R T M E N T L A Y O U T 2 0 ' 10' ⅊ ⅊ ⅊ ⅊ 1 2 ' 1 0 ' X I R I 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 P A R K I N G 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E G A R A G E P R I V A T E O P E N S P A C E P R I V A T E R O A D G A R A G E G A R A G E G A R A G E 2 P A R K I N G 2 P A R K I N G 2 P A R K I N G S C A L E : 1 " = 2 0 ' 5 4 F R O N T - L O A D E D U N I T L A Y O U T L O T S 3 - 8 ⅊ ⅊ ⅊ ⅊ 1 0 ' 1 0 ' 1 2 ' 2 0 ' B A C K O F C U R B L I P O F G U T T E R 2 S T O R Y 3 B E D R O O M 2 G A R A G E P A T I O P A T I O P A T I O 2 P A R K I N G 1 P A R K I N G 2 P A R K I N G 1 P A R K I N G 3 S T O R Y 3 B E D R O O M 1 G A R A G E 3 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 2 G A R A G E G A R A G E S P R I V A T E R O A D S C A L E : 1 " = 2 0 ' 4 4 R E A R - L O A D E D U N I T L A Y O U T ⅊ 1 2 ' 1 0 ' 1 0 ' ⅊ ⅊ ⅊ ⅊ F R O N T E N T R A N C E S B A C K O F C U R B L I P O F G U T T E R 2 0 ' 19, TO FACE OF DRIVEWAY ASp*ALTPAVEMENT NOTE: 9'PAvEMEwTWIDTH ADDED WITH PARALLEL PARKING e .Z. 5' ASPHALT PP"'Ar" BACK TO BACK ��I��T� �� |r��J PRIVATE " ,'^ ` ^_ ' ~��,^�� SECTION '��'" 36' BACK TO BACK LANDSCAPING 'rnn'`=nn/np FmOwlLwTRAmCES PATIO 2GTOeY 3STORY 3OTORY2STORv 3gEORO0M |38EDR0OM 1aBEDROOM | 3BEDR00M 2 GARAGE 1 GARAGE 1 GARAGE 2 GARAGE GA AGES 2 PARKING 1 PARKING 1 PARKING 2 PARKING REAR -LOADED UNIT UT CONNECT TO \/ u��-^ / EXISTING SUB -BASE -' PRESSURE IRRIGATION' PUBLIC ROAD SECTION50^ R/& 3BEDROOM 3BEDROOM 3 BEDROOM 3BEDROOM- - - - - - - - - - - - -4 .: � , zl�oz�2 /^ GARAGE GARAGE GARAGE G RAGE A CO la 122 26' 3STORY PRIVATE ROAD 16- 1 BEDROOM APARTMENTS w _j 4- 2 BEDROOM APARTMENTS _j 7 GARAGES /Z FRONT -LOADED UNIT LAYOUT ('5-N), GI RR MH -01 INV -2567.1'1]. i I J GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE LOTS 3-8 EX- CONCRETE DITCH TO BE PIPED,/ PARKING LOT SSMH-16 SSMH-17 APARTMENT LAYOUT (3 U) GIRR MH -04 777 INV 256 3 .6 co 7 CN —STREET B -(PRIVATE) �n GIRR MH -03 INV=2556.0' POOL GIRR MH -05 RIM 256 ___LGIRR MH -06 KENNEDY LATERAL TO BE INV==25612' PIPED INV=2563.0' ZIPLINE PAVILION w1w –STREET A- -(PRIVATE) S MH -01 SSMH-03 Lj RIM --2565 1' SEEP GE IRRIGATION SUPPLY TO NEIGHBOR PROPERTY �r pUnoAmDRAIN TOREMAIN OPEN OF CONNECTTO EXISTING WATER w Lu SEEPAGE BED EX. POWER POLE M. Lij Lij 0) Z3 00 w co TRANSIT STATION PAD OF w Lu Lij 0) Z3 00 w co 0 CO 0- < LLj IF THIS BAR DOES NOT MEASURE 1 "ON 22x34 SHEET or 1/2" ON 11 xl 7 SHEET, THEN DRAWING IS NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 SHEET 4 OF 4 If Entrata Farms Subdivision – Narrative and Summary of Applications T-O Engineers Page | 16 Front Loaded Multi -Family Townhome (2-Story) 1st Floor 2nd Floor Entrata Farms Subdivision – Narrative and Summary of Applications T-O Engineers Page | 17 Front Loaded Multi -Family Townhome Renderings (2-Story) May 3, 2018 C.Jay Coles Meridian City Clerk’s Office 33 East Broadway Avenue Meridian, Idaho 83642 VIA EMAIL RE: H-2018-0032 CUP, AZ, PP ENTRATA FARMS SUBDIVISION The Idaho Transportation Department (ITD) has reviewed the conditional use permit, annexation, zoning, and preliminary plat application by James Doolin, FIG Village at Parkside, LLC for Entrata Subdivision consisting of 278 dwelling units on 60 building lots and 3 common lots on a site located at 3880 and 3882 West Franklin Road, north of I-84 milepost 41.59. ITD has the following comments: 1. This property does not abut the State highway system. 2. Traffic generation numbers were not provided with this application. The application indicates a Traffic Impact Study (TIS) was done, however it was not included with the application packet. ITD requests a copy of the TIS to review. ITD needs more information on the trip generations and distributions to determine what mitigations, if any, that the applicant may be required to construct on the State Highway system. Any necessary mitigation for traffic impacts identified by the Traffic Impact Study shall be the responsibility of the applicant to install. ITD reserves the right to make further comments upon review of any traffic generation data or other documents. 3. The City is reminded that the I-84 corridor and the Eastbound I-84 on-ramp are already congested. This project will increase the number of vehicle trips in that corridor. ITD has no current funding assigned to mitigate traffic congestion in the I-84 corridor near this location. 4. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State highway. 5. IDAPA 39.03.60 governs advertising along the State highway system. The applicant may contact Justin Pond, Program Manager for ITD’s Headquarters Right-of-Way Section at (208) 334-8832 for more information. 6. ITD is concerned that the proposed subdivision will increase traffic issues at the Eastbound I-84 on-ramp. ITD will withdraw any objection to the proposed application once all traffic concerns have been addressed with ITD Staff. If you have any questions, you may contact Tom Haynes at (208) 334-8944 or me at (208) 332-7190. Sincerely, Ken Couch Development Services Coordinator Ken.Couch@itd.idaho.gov NOTICE OF HEARING NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the Laws of the State of Idaho that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Broadway Avenue, Meridian, Idaho, at the hour of 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the applications of: James Doolin, FIG Village at Parkside, LLC for Annexation and Zoning of 19.07 acres of land with an R- 40 zoning district; Preliminary Plat consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R - 40 zoning district; and Conditional Use Permit for a multi-family development consisting of 278 dwelling units in an R-40 zoning district for Entrata Farms (H-2018-0032) located at 3880 & 3882 W. Franklin Rd. Brighton Village, LLC for A Conditional Use Permit for a multi-family development consisting of 166 age restricted (55+) dwelling units on 2.44 acres of land in the C-G district for Village at Meridian Apartments (H-2018- 0036) located at the southwest corner of N. Records Way and E. River Valley St. Copies of the above applications are available for review upon request. Any interested persons shall be heard at said public hearing. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the hearing, either in person or via U.S. Mail, to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642, or by email to cityclerk@meridiancity.org. Persons interested in being heard regarding the above applications should plan to submit written testimony or testify at the hearing. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Anyone desiring accommodation for disabilities related to documents and/or hearings should contact the City Clerk’s Office at 208 -888-4433 at least 72 hours prior to the hearing. PUBLISH 27th Day of April, 2018 C.JAY COLES, CITY CLERK Entrata Farms Subdivision – Narrative and Summary of Applications T-O Engineers Page | 18 1st Floor Multi -Family Apartment Building (3-Story) ADA SALES es 2nd Floor 3rd Floor Entrata Farms Subdivision – Narrative and Summary of Applications T-O Engineers Page | 19 Multi -Family Apartment Building Renderings Open Space Calculations The open space provided for in the development is approx. 231,010 sq. ft. The total open space required is 168,878 sq. ft. Please see the following tables for detailed information regarding open space: REQUIRED MULTI -FAMILY OPEN SPACE SUMMARY PROVIDED MULTI -FAMILY OPEN SPACE SUMMARY NO. UNITS I AREA (SF.) AREA (AC.) TOTAL AREA - 791,702 10.18 IMOPENSPACE - 79.170 1.82 250 SF OPEN SPACE PER 500.1200 6F UNR 76' 19,000 OA3 350 SF OPEN SPACE PER 12O0 SF UNR wr 70,700 1.62 TOTAL OPEN SPACE REWIRED — 160,070 3.87 .R Ie¢aOVIW010 a 1,496 B.a:16 PROVIDED MULTI -FAMILY OPEN SPACE SUMMARY OPEN SPACE NO. AREA (SF.) AREA (AC.) 1 59,461 1.37 2 3,721 0OR5 3 11.516 an 0 1.390 0037 5 2.70! 0065 6 6807 0.14 7 26242 8.65 a 1,496 B.a:16 9 M.M am 10 13PD7 0.312 11 7.365 0,17 12 15.ON 0.35 13 29.302 067 14 1381 0.31 15 (5094dL¢nJIs Buffer) 12.769 029 TOTAL OPEN SPACE PRONOEO 231,D1D 5.46 Entrata Farms Subdivision — Narrative and Summary of Applications T -O Engineers Page 1 13 CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CHESTERFIELD SUBDIVISION NO 2 HOA INC 890 E FRANKLIN RD # 205 MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road LEBARON MATTHEW L 1214 2ND ST S NAMPA ID 83651-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road LETS GOLF LLC 16130 N ELDER ST NAMPA ID 83687-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE II LLC 7630 W THUNDER MOUN- TAIN DR BOISE ID 83709-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road JOHNSON-DUBOSE NAOMIA 4089 W NEWLAND ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE III LLC 7630 W THUNDER MOUN- TAIN DR BOISE ID 83709-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road NAMPA MERIDIAN IRRIGA- TION DISTRICT 1503 FIRST ST S NAMPA ID 83651-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road NEWKIRK GLENN FAMILY TRUST 11/20/2017 4250 W FRANKLIN RD MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CLOSSON JAMES R JR 4110 W FRANKLIN RD MERIDIAN ID 83642-5442 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road 2FP LLC 1002 N HAPPY VALLEY RD NAMPA ID 83689-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road ENDURANCE HOLDINGS LLC 1977 E OVERLAND RD MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road TEN MILE DEVELOPMENT LLC 1409 N MAIN ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road CHRISTIANSEN FAMILY LIM- ITED PARTNERSHIP 718 E REFLECT RIDGE DR MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road SOA PHASE I LLC 1409 N MAIN ST MERIDIAN ID 83642-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at Meridian City Hall, 33 E. Broadway Ave, Meridian, Idaho at 6:00 p.m. on Thursday, May 17, 2018 for the purpose of reviewing and considering the application H-2018-0032 by James Doolin, FIG Village at Parkside, LLC for a Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District and A Conditional Use Permit for a Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning Districts for Entrata Farms Located at 3880 and 3882 West Franklin Road TEN MILE CHRISTIAN CHURCH INC PO BOX 767 MERIDIAN ID 83680-0000 Anyone desiring accommodation for disabilities related to the documents and/or hearings please contact the City Clerk’s Office at (208) 888-4433 at least 72 hours prior to said hearing. Any interested persons wishing to testify are welcome to do so at the public hearing listed on this notification. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted prior to the above hearing date either by mail or in person to Meridian City Clerk, 33 E. Broadway Suite 104, Meridian, Idaho 83642 or by email to cityclerk@meridiancity.org. All written testimony and all materials presented at the hearing shall become property of the City of Meridian and public records subject to the provisions of the Idaho Public Records Act. Applications are subject to change throughout the public hearing process and it is incumbent on interested persons to monitor such changes by following the process in person, online, or by contacting City staff. To view a copy of the official application, visit https://goo.gl/wJYsXr Contact the Community Development Department at 208-884-5533 for more information. Z O U 0 0 CL CL w Z Q LANDSCAPE NOTES: 1. All contractor work shall be conducted in accordance with ISPWC (Idaho Standard Public Works Construction), 2013; and City of Meridian, ID codes, standards and state and local regulations. 2. All structures, site improvements and underground utilities shall be located prior to construction and protected. Call Digline (811) to locate underground utilities. Any damage to structures, utilities or concrete will be replace at contractor's expense. 3. Coordinate with civil engineering drawings for paving, utilities and grading information. 4. Prepare site for planting by grubbing and removing weeds. If necessary apply Round -up (or equivalent herbicide), using a certified Applicator. Remove rocks and other materials over 3". 5. All lawn areas shall have min 6" of topsoil and and fill tree pits with topsoil. Topsoil shall be friable loam, pH range 5.5 to 7, a minimum of 5% organic material, free of stones 1 inch or larger or any other extraneous materials. It is acceptable to salvage and store native soils on site. Any native soils used shall be amended to meet this topsoil specification if soil texture is loamy. 6. If work is in the Spring, between the months March to May, then apply pre-emergant to all non -paved landscape areas, except areas receiving grass sod, prior to planting. 7. Berming and grading as shown on plans shall have gradual transitions to existing or engineer proposed grades. Grading shall not change flow or direction of surface drainage swales as shown on engineers plans. positive drainage away from structures. Refer to Enaineer's Diana for aradina information. 8. Surface water drainage is to be contained within each lot unless expressly allowed otherwise by approved engineering plans. 9. Estimated quantities are shown for general reference only. Contractor shall be responsible for all quantity estimates. 10. Lay sod within 24 hours of harvesting. Lay sod to form a solid mass with tightly fitted joints and even grades. 11. Contractor responsible for keeping landscaped areas clean. Remove all debris, spoils and trash from site for disposal at approved landfill or waste disposal site. 12. All plant material shall meet or exceed the minimum federal standards as regulated by ANSI z60.1, American Standard for Nursery Stock. Plants not meeting these standards for quality, or plants determined to be unhealthy by Owner's representative, will be rejected. 13. Install only specified plants. Plant substitutes must be approved FRANKLIN =N MILE ®VICINITY MAP SCALE: 1"=1000' by Landscape Architect. Unapproved plant substitutes will be replaced at Contractor's expense. 14. Trees shall not be planted within the 10' clear zone of all ACHD (Ada County Highway District) storm drain pipe, structures, or facilities. 15. Trees shall not be planted within clear vision triangles. 16. No trees shall be placed within 50' of stop sign. 17. Seepage beds must be protected from any and all contamination during the construction and installation of the landscape irrigation system. 18. All plant material shall be guaranteed for a period of 30 days beginning at the date of Acceptance by Owner. Replace all dead or unhealthy plant material immediately with same type and size at no cost to the Owner. 19. All landscape shall be irrigated with an automatic irrigation system operated by one controller, and designed with hydro -zones that function well within the water service provided for healthy growth of plant material. Year-round pressure irrigation service is required. 20. The irrigation system shall be designed and installed with the following specifications: • Coverage for different hydrozones: a. Lawns - Pop-up rotor sprinklers or MP rotor sprinklers with100% double coverage. b. Planting Beds - Drip Irrigation • Sprinkler heads shall have matched precipitation rates within each control valve circuit. • Separate hydrozones shall be used for lawns and trees/shrubs/ground cover areas. • Sprinklers shall not overspray onto impervious surfaces, building or structures in calm wind conditions. 21. Contractor shall submit shop drawings of design/build irrigation system and/or any materials or product substitutes to Owner's Representative for approval prior to construction. Shop drawings shall include at minimum: design layout, backflow system, controller and value locations, sleeve locations and supply line size and location. 22. Irrigation Contractor to coordinate with General Contractor for all sleeves that need to be installed to allow efficient irrigation piping. 23. Irrigation controllers shall be pedestal mounted in planting beds within a lockable, exterior rated box. Controller locations shall be easily accessible, but visibly discrete. PARKING AND BICYCLE COUNT -DETAILS Key REQUIRED PROVIDED TOWNHOMES NORTH OF PERUGIA ST. - 156 UNITS DRIVEWAY PARKING 156 218 GARAGE PARKING 156 194 PARKING STALLS - GUEST 0 52 PRIVATE STREET PARALLEL PARKING 0 25 TOTAL PARKING 312 489 TOTAL STALLS PER UNIT 2.0 3.0 TOTAL STALLS PER UNIT W/OUT PARALLEL PARKING 20 2.6 BIKE PARKING 18 18 TOWNHOMES SOUTH OF PERUGIA ST. - 42 UNITS DRIVEWAY PARKING 42 50X50 GARAGE PARKING 42 TOTAL PARKING 84 8 02.6i STALLS PER UNIT 2.0 BIKE PARKING 4 APARTMENTS WEST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON -COVERED 24 TOTAL PARKING 64 68 STALLS PER UNIT 1.6 1.7 BIKE PARKING 3 4 APARTMENTS EAST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON -COVERED Skyline' 26 TOTAL PARKING 64 70 STALLS PER UNIT 1.6 1.8 BIKE PARKING 3 4 SITE TOTAL COVERED PARKING 278 336 NON -COVERED PARKING 246 322 GUEST PARKING - 77 TOTAL PARKING 524 735 STALLS PER UNIT 1.9 2.6 C_ { MASTER PLANTING SCHEDULE Key Common Name Botanical Name Mature Size Min. Planting Water Zone Class Height LANDSCAPE MATERIALS PLAN L3 PLANTING PLAN (HxW) Size* (0-4) LANDSCAPE DETAILS L4.1 CHANTICLEER FLOWERING Pyrus calleryana'Chanticleer 25X20 2" cal. 3 I / II PEAR 'GREEN MOUNTAIN' SUGAR Acer saccharum'Green Mountain' 50X50 2" cal. 3 II LLI a- MAPLE CO U Lu PRINCESS DIANA Amelanchierxgrandiflora W SERVICEBERRY 'Princess Diana' 20X16 2" cal. 3 I Gleditsia triacanthos var. inermis SKYLINE HONEYLOCUST Skyline' 40X35 2" cal. 1 II O JAPANESE LILAC TREE OR Syringe reticulata or Cornus kousa d LL PINK JAPANESE DOGWOOD 'Satomi' 20X25 2" cal. 1 1 p KARL FUCHS CEDAR Cedrus deodara'Karl Fuchs' 15X5 6'-7' ht 3 EVERGREEN Pinus flexilis'VanderwolPs W + VANDERWOLF PINE Pyramid' 25X15 6'-7' ht. 3 EVERGREEN W EMERALD GREEN ARBORVITAE Thuja occidentalis'Smaragd' 15X4 6'-7' ht 3 EVERGREEN DWARF ENGLISH BOXWOOD Buxus sempervirens'Suffruiticosa' O OR'GREEN MOUNTAIN' 4X3 2-3 gal. 2 EVERGREEN BOXWOOD or Buxus x'Green Mountain' BRANDYWINE VIBURNUM OR Vibumum nudum'BulW or Spiraea 6X62-3 gal. 2 SHRUB SNOWMOUND SPIREA nipponica'Snowmound' GREEN MOUND CURRENT OR Ribes alpinum'Green Mound' or 3X4 2-3 gal. 2 SHRUB LIMEMOUND SPIREA Spiraea bumalda'Monhub' Rhus aromatica'Gro Low' or GRO LO SUMAC OR CORAL Cotoneaster dammen'Coral 2X6 2-3 gal. 1 SHRUB BEAUTY COTONEASTER Beauty' FLOWERCARPET PINK ® SUPREME GROUNDCOVER Rosa x'NOA250092" 3X3 2-3 gal. 2 SHRUB ROSE MANGO TANGO OR PINK Potentilla fruticosa 'Uman'or'Pink 2X2 2-3 gal. 1 SHRUB BEAUTY POTENTILLA Beauty' o 'HIDCOTE SUPERIOR OR Lavandula angustifolia'Hidcote 15X1 1 gal. 1 SEMI EVERGREEN 'MUNSTEAD' LAVENDER Superior' or'Munstead' ..5 PERENNIAL 9 HAMELN DWARF FOUNTAIN Pennisetum alopecuroides 2,5X2 1 gal. 1 GRASS GRASS 'Hameln' a KARL FOERSTER FEATHER Calamagrostis acutiflora'Karl 4X2 1 gal 1 GRASS REED GRASS Foerster' NOTES 1. SEE GENERAL NOTES PAGE L1. ALSO SEE PAGE L4 FOR PLANTING DETAILS 2. WATER ZONES SHOWN IN THE MINIMUM NUMBER OF IRRIGATION APPLICATIONS PER MONTH REQUIRED FOR HEALTHY GROWTH (SEE BOISE PARKS AND RECS WATER CONSERVATION GUIDELINES and SALT LAKE CITY HYDROZONESCHDL. 2013) 3. FINAL LOCATION AND QUANTITY OF PERENNIALS TO BE DETERMINED IN CONSTRUCTION PLANS. TOTAL PLANT COVERAGE IN PLANTER BEDS TO BE MINIMUM 60% WITHIN 3 YEARS. LANDSCAPE CALCULATIONS Street Buffers: N. Franklin Way, 25' landscape buffer; 1082 Lf. of frontage on a major arterial street. 31 Total Trees Shown. (31 required, 1 per 35' I.f.). Buffer Tree Mix: N. Franklin Rd., 31 trees shown, with a mix of 4 species. (31 trees required with a minimum 4 species). Buffer Width Between Differing Land Uses: 20' at SE comer adjacent to L -O zoning. 14 trees shown With mix of shrubs. Barrier planting allows trees to touch at maturity. Total Development Tree Mix: 281 trees proposed With a mix of 5 species. (5 species required with 50 or more trees) Tree Mitigation: 113" total, existing caliper removed.Mitigated with 113" caliper within Typical Multifamily Landscape. (57 trees @ 2" cal. ea.) Apartment Parking Lot: See Parking Count Table.Approx. Area of Apartment Parking Lot: 35,907 sq ft. Area of Internal Landscape Islands:1540 sq ft (4%) Common Lot Trees: 101 trees Common Open Space Acreage: 5.30 acres Residential Subdivision Trees (Typical Multifamily Landscape): 135 trees DEVELOPER/APPLICANT FIG VILLAGE AT PAAKSIDE, LLC CONTACT: JAMES DOOLIN 4585 S. HIGHLAND DR. #202 SALT LAKE CITY, UT 84117 801-649-3519 S ► 1. tyJll 1 T-0 ENGINEERS JAIME SNYDER 2471 S TITANIUM PLACE MERIDIAN, 10 83642 (208)323-2288 ENGINEER T-0 ENGINEERS JOHN CARPENTER 332 N BROADMORE WAY NAMPA, 10 83687 (208)442-6300 TABLE OF CONTENTS SHEET NUMBER SHEET NAME L1 LANDSCAPE COVER SHEET L2 EXISTING CONDITIONS & MITIGATION L2.1 LANDSCAPE MATERIALS PLAN L3 PLANTING PLAN L3.1 TYPICAL MULTIFAMILY UNIT PLANTING PLAN L4 LANDSCAPE DETAILS L4.1 LANDSCAPE DETAILS L4.2 LANDSCAPE DETAILS L4.3 LANDSCAPE DETAILS R W W Y J Q p Z Z No Z h Z N Y y O r U M D U 4 w 0 UI W W 2 W 0 F 0 w°'i°Z3 Z e 0 Of 'd zW 0Z Z t7 z J N p U w^Q<S Uwe gw m ?O ao F via f` 0 W MQOw 2M Of o O m N Z m h o Iv y O 0 Z - 0 O LL U) Z IZ QQ LLI a- CO U Lu W Z Cn fn Q 13� J Q O d LL U Q Z Q W a_ W ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26, 2018 PROJECT: 170270 SHEET 11 OF 9 z O U 0 0 o_ w z Q LU LU w z_ C7 z w O H EXISTING CONDITIONS Key Description Property Boundary Power Pole Fence Line Natural Gas Marker Q Water Meter O Water Hydrant WV X Water Valve ® Curb Outlet Drain 0 Sanitary Sewer Manhole A Sanitary Sewer Clean Out Ell Irrigation Box IV Irrigation Valve Road Centerline Power Transformer yTx Light Pole Toe of Bank Power Junction Box O Telephone/ Telecommunication Riser Description Property Boundary —X—X— Fence Line w� Overhead Powerine Removed Water Line o Natural Gas Line 5 5.. Sanitary Sewer Pipe 105' Cl- a Gravity Irrigation m Edge of Pavement N — Road Centerline me Top of Bank mr Toe of Bank n Edge of Pavement � _ — — _ — — — Existing Easement Contour ti r xx �—dE El EXISTING CONDITIONS / TREE INVENTORY 30 0 30 SCALE: 1' = 60' @ 2TX34' SHEET SIZE MITIGATION SCHEDULE Key Description Total Qty Total Caliper x3 Removed H Ei 5 Existing Deciduous Tree To Be Removed 5 105' Cl- a Existing Evergreen Tree To Be Removed 1 8" ?/ 7�-i gym N � ��6 A WWF YME \2 W44 / / f W / x' % X X Z,r' x X X x X X - N IN N ryh�0 v / 9£ A0 az 25fi2 of .Y w�11 \ rcyz u 0 , � X00 ¢ o _ 2569 0 iwf` EXISTING DECIDUOUS TREE 2568 / / TO BE REMOVED WELL` SE �� EXISTING DECIDUOUS TREES \ / TO BE REMOVED X %14\/ % x—Tx OQ/ EXISTING DECIDUOUS TREE— 1 �q,56T wz / TO BE REMOVED I x •cs. rc 'ozr / 02/ I az wir X ; n / / ® <om� ¢Fo �wur / � t6R \1 OUSE nte•cer � �� nwN x EXISTING DECIDUOUS TREE EN x -ma 00 rc TO BE REMOVED x x a a / CG"' I I EgJr�2` zQaa 0007, ./SO, Y iY / >'og / EXISTING EVERGREEN TREE X ia, Cz— s s ' + w f / TO BE REMOVED�w'Fµ{ CAR�t & '"z� n '° �, 7. i rSl�4�'.ry \ / / WORK _"E\ y65 � /ry / 'ry C J — 2562 / I ` x —2560- w �T 2559 x SHOP X XX \h \r X \ � / X �l �X_,. /X x pppccc 4 r XIL II x, i✓ - X 2S 0 CONE I� i� Ve ry �O X �� I 1p X a�_\ve XK X- X e w or w w Y z O w z �Z z O d W J O C7 -i -i () N R w O U U ¢ w c In w PROJECT: 170270 8x x3 QZ H Ei 5 m--2 W Cl- a In o $who N W N z¢o 9m Z o gH �a � w a Z 20 W ¢¢ y t2 0 W~Zm r N Q F W N ry 0 W ul� Lu h 7 Z � J N ¢ N z 0 0 Z O W Q. O o O LL z v) Z Q > J d Q Q CO Q U)J G Q J LL LL Q Z Q W 0� Z a_ ' L1 ATTENTION 0 0 O I— X W 0 1/2 1 IF THIS BAR DOES NOT ®MEASURE 1' ON 22x34 SHEET or 12' ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26, 2018 PROJECT: 170270 SHEET L2 OF 9 Landscape Material Schedule Key Material Description Notes/Remarks Park Bench - 6' Item No: ZZP03000 2° minus crushed rock Mulch throughout all areas not Pavilion Planter Beds and mulch. Color: TBD. designated as lawn. 2.5 " deep Cluster Mail Boxes Rock Mulch Plants per planting plan rock mulch throughout. Quantity Cluster Mailbox ACCESS. Color: Bronze does not include tree ring beds. Fitness Station Manufacturer: Webcoat Located around Pool and Lawn areas shall have topsoil Trash Resceptacle Lawn Area Drought tolerant fescue s and be irrigated with pressurized, See Detail Sheet L4.3 blend sod automatically controlled, irrigation Dog Park Manufacturer: Hunter Pedestal Mount, lockable metal system. Irrigation Controller Playground Mulch Certified Playground Playground and Fitness Station Area mulch. areas. d Manufacturer: Dog -On -It servicable locations. Standard Republic See Detail Sheet 1-4.1, Includes 3 Distributor: Big T Trash Enclosure Services Combo cu. yd. Recycling and Trash Recreation Item No.: As located per plan. Dumpster With Full Dumpster ZZPQBKRS See Detail Enclosure Zip Line 0 Privacy Fence - 6' Solid Vinyl, Color: Tan Boundary fencing as shown on See Detail Sheet L4.2 Uj See Detail Sheet L4.1 plans. ATTENTION: 1/2 View Fence - T 5' Metal. Color: Black Along Dog Park DATE: MARCH 26, 2018 See Detail Sheet L4.1 170270 SHEET L2.1 OF 9 2 -Rail. Color and Boundary fencing along Kennedy x Rail Fence Material TBD. Lateral as shown on plans. Manufactuer: Step By 12" playground mulch inside Playground Step hem No: 350-1802 perimeter with 5' ADA access See Detail Sheet L4.2 pathway. NONUNION wf PROPOSED 6' PRIVACY FENCE M3S - — M3S Q Clear Vision Triangle Manufacturer. Webcoat Around Playground. Style: 6' Park Bench - 6' Item No: ZZP03000 Regal with Back. Inground Pavilion See Detail Sheet L4.3 Mount. =a Cluster Mail Boxes Salsbury Industries Model: 3316-16A-TYPEIII-USPS Cluster Mailbox ACCESS. Color: Bronze Fitness Station Manufacturer: Webcoat Located around Pool and -- Trash Resceptacle Item No: ZZPQL32Q Playground. One at each pavilion. ��/� VJ See Detail Sheet L4.3 — Dog Park Manufacturer: Hunter Pedestal Mount, lockable metal --- Irrigation Controller Model: 1 -Core exterior box. Locate at See Detail Sheet L4 convenient, yet discrete, w d Manufacturer: Dog -On -It servicable locations. — Dog Waste Station Distributor: Big T each bench locations. One in Dog Bike Parking Loop Recreation Item No.: As located per plan. ZZPQBKRS See Detail — Zip Line Sheet L4.1 Located per plan. NONUNION wf PROPOSED 6' PRIVACY FENCE M3S - — M3S Q Clear Vision Triangle Triangle formed per City Landscape Intersection Comers. of Meridian Standard See Plans. Pavilion Manufacturer: Icon Item No: DS16x20 Includes Three (3) BBQ Grill Stations and Two (2)Picnic J See Detail Sheet L4.3 Tables. As located per plan. Manufacturer. Playwodd Q Fitness Station Model: Energi Prime As located per plan. 0 See Detail Sheet L4.3 W ��/� VJ Distributor: Big T — Dog Park Recreation Located per plan. Model: Best In Show See Detail Sheet L4.3 w d Manufacturer: Dog -On -It Located around pathways near — Dog Waste Station hem No: 7408R each bench locations. One in Dog See Detail Sheet L4.2 Park Manufacturer: Playworld — Zip Line hem No: ZZXX1145 Located per plan. Z See Detail Sheet L4.2 Uj 3: IW ®MATERIALS PLAN 25 0 25 SCALE: 1' = 50'@ 22134" SHEET SIZE SEE INSET,THIS PAGE i M J 121 M ase, Manoo. 3 W M _N. ENTRATA WAY (PUBLIC) Xu.m �B MaN Ma� EASEMENT FOR PURDUM DRAIN 16647 0 IL co Z J ILL Q a- m Z 0 a W ��/� VJ Z J 75;J G Q < w d LL QQ L Z Q ry W l^i Z LL Uj 0 ATTENTION: 1/2 1 IF THIS BAR DOES NOT MEASURE 1' ON 22x34 SHEET or 12' ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26, 2018 PROJECT: 170270 SHEET L2.1 OF 9 vi D_ W ILL z C7 z LU b Dashed Tree Symbols For Driveway Tree To Be 2" Minus Rock Mulch Context Only. Tree To Be Planted A Every In Between Driveway And Included In Adjacent Third Plantingg Strip Only. In Planter Beds Building Plant Count. / Driveway Driveway D veway Dri Driveway Lawn SIDE ELEVATION::::::: 1 000 00 oc I TUCKER BUILDING - 6 UNITS SCALE:' =1'-0" @ 22134- SHEET SIZE Driveway Red Shrub Symbols Are ■ ■ II Additional Evergreens To Red Shrub Symbols Be Applied On Street Evergreens Faring Elevations ONLY. 1pp1.. Description Facing Elevations ONLY. ��I: �" 00* o0l! ) )� :1 e ,Lawn TYPICAL STREET FACING X001; -p SIDE ELEVATION SIDE ELEVATION I`: O ' 'Lawn LANDSCAPE CALCULATIONS Street Facing End Units: 45' side foundation length. 15 evergreen shrubs shown. (15 required, 1 per 3' I.f.). Front Elevation: 104'. 35 evergreens shown. (34.6 required, 1 per 3' I.f.) Dashed Tree Symbols For Driveway Tree To Be 2' Mi6v�ayDn Rock Mulch Context Only. Tree To Be Planted Approx. Everyway And Induced In Adjacent Third Planting Strip Only.nter Beds Building Plant Count. Driveway (n"way Driv y Driveway a Driveway INTERIOR ENATION TUCKER BUILDING - 8 UNITS SCAIF, =1'-0" @ 22'1(34' SHEET SIZE Driveway I ( T Dashed Tree Symbols For Context Only. Tree To Be '-- Included In Adjacent / Building Plant Count. TYPICAL INTERIOR:'tO SIDE ELEVATION 1 O .,.� * LL -" Patio " ® Landing ® " Patio Y , / fto••— :.;. . . EREKSON BUILDING SCALE:1' = 10' @ 22'X34' SHEET SIZE LANDSCAPE CALCULATIONS Street Facing End Units: 45' side foundation length. 15 evergreen shrubs shown. (15 required, 1 per 3' I.f.). Front Elevation: 134'. 45 evergreens shown. (44.6 required, 1 per 3' l.f. ) li 1 ■ ■ II _ ■i � I� jl 1 �� Red Shrub Symbols Z Evergreens Key Be Applied On StreAdditional et Description Facing Elevations ONLY. ��I: TYPICAL EXTERIORELEVATION 00* o0l! ) )� :1 e ,Lawn TYPICAL STREET FACING Class III 2" cal. SIDE ELEVATION ANESE LILAC TREE O ' t, ,yp0 CHANTICLEER FLOWERING Class 1 2" cal. 00 ' �0�::.. PEAR LANDSCAPE CALCULATIONS Street Facing End Units: 45' side foundation length. 15 evergreen shrubs shown. (15 required, 1 per 3' I.f.). Front Elevation: 134'. 45 evergreens shown. (44.6 required, 1 per 3' l.f. ) li 1 ■ ■ II _ ■i � I� jl 1 �� 1rn °e Z Min. Key Common Name Description Planting v / TYPICAL EXTERIORELEVATION IW, 103 .- ,. ) )� :1 e ,Lawn GRE N MOUNTAIN MAPLE Class III 2" cal. + ANESE LILAC TREE LANDSCAPE CALCULATIONS Street Facing End Units: 51' side foundation length. 18 evergreen shrubs shown. ( 17 required, 1 per 3' I.f.). Street Facing Foundation: 124' foundation length. 41 evergreen shrubs shown. (41 required, 1 per T H.). Dri4 ay Driveway Drive ay )Dnaway Drive Dashed Tree Symbols For J " Context Only. Tree To Be Included In Adjacent Building Plant Count TYPICAL INTERIOR .1 'a+✓'� SIDE ELEVATION DELINDA BUILDING - 8 UNITS SCALE:,',' =1'-0" @ 22"X34' SHEET SRE ULTIFAMILY UNIT TYPICAL PLANTING SCHEDULE uJ Z Min. Key Common Name Description Planting v / Z Z Size W GRE N MOUNTAIN MAPLE Class III 2" cal. + ANESE LILAC TREE Class 1 2" cal. CHANTICLEER FLOWERING Class 1 2" cal. PEAR � a 1 'BLONDY' OR'SUNNY DELIGHT' Evergreen 2.3 gal. WO EUONYMUS Shrub 0 z DWARF ENGLISH BOXWOOD Evergreen 0 W OWGREEN MOUNTAIN' Shrub 23 gal. Q BOXWOOD H 0 j BRANDYWINE VIBURNUM OR Deciduous 23 gal. OW~ SNOWMOUND SPIREA Shrub LLJ CHARLES JOLY OR LUDWEIG Decduous 23 gal. F SPAETH LILAC Shrub n GREEN MOUND CURRENT OR Deciduous 23 gal. LIMEMOUND SPIREA Shrub (7 ® FLOWERCARPET PINK Deciduous SUPREME GROUNDCOVER Shrub 23 gal. ROSE � MANGO TANGO OR PINK Deciduous 23 gal. BEAUTY POTENTILLA Shrub O LL c. KARL FOERSTER FEATHER Ornamental 23 gal. REED GRASS Grass NOTES 1. SEE GENERAL NOTES PAGE L1. 2" Minus Rack Mulch In Between Driveway And In Planter Beds Dri wey Driveymy Dri way I Privacy Wall I Fence Details TSD LANDSCAPE CALCULATIONS Street Facing End Units: 40' side foundation length. 13 evergreen shrubs shown. (13 required, 1 per 3' I.f.). 0 o rc h r Z m z vzi w a> z 3 v ° ama O O U Q W 0 ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE I' ON 22x34 SHEET or 111' ON 1107 SHEET, THEN DRAWING IS NOTTOSCALE DATE: MARCH 26,2018 PROJECT: 170270 SHEET L3.1 OF 9 uJ Z Z O O _/3 LL v / Z Z ooz W 5 > :Wmz Q n W a m W, y Q N x p O � a 1 w D- m J WO � M 0 z > 20 0 W N z _ Q H 0 LL K J OW~ LLJ 2 W Q m F z h n N W W `" 0 (7 , F J C N � W z O O LL c. U O ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE I' ON 22x34 SHEET or 111' ON 1107 SHEET, THEN DRAWING IS NOTTOSCALE DATE: MARCH 26,2018 PROJECT: 170270 SHEET L3.1 OF 9 uJ Z Z O O _/3 LL v / LL Z ('D > Z LL]Q Q Q U z I) J CQC G J H m J LLL Q Q LL J LLJ LU D_ ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE I' ON 22x34 SHEET or 111' ON 1107 SHEET, THEN DRAWING IS NOTTOSCALE DATE: MARCH 26,2018 PROJECT: 170270 SHEET L3.1 OF 9 N D' LU LU _Z CD Z LU i NOTES 4CLUSTER MAIL BOXES SHALL BE SABURY INDUSTRIES CLUSTER BOX UNIT (#3316) A-WPE III - S USPS ACCESS, COLOR BRONZE 2. INSTALL PER MANUFACTURERS SPECIFICATIONS 3. CONCRETE PAD SHALL SLOPE AT 1% TO BACK OF PAD. 2 DO NOT SCALE DRAWING. CLUSTER MAILBOXES NTS. O1 EASY FIT COMPRESSION TEE: RAIN BIRD MDCFTEE O2 POLYUNE O3 TORO DRIP EMITTER O4 TIE DOWN STAKE (TYPICAL) O TURF/FINISH GRADE OR SHRUB BED WITH MULCH NOTES: 1. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY. 2. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE -DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION. 3. INSERTION PLOW AND TRENCHED INSTALLATIONS DO NOT REQUIRE TIE DOWN STAKES. DRIP IRRIGATION LINE INSTALLATION N.T.S. fillllrl'1' *NOTE* MOUNT CONTROLLER WITH LCD SCREEN AT EYE LEVEL. CONTROLLER SHALL BE HARD -WIRED TO GROUNDED 110 VAC SOURCE. ALSO INSTALL MAINLINE FLOW SENSOR AND SOLAR SYNC (WSS) PER MANUFACTURER'S RECOMMENDATIONS 7 IRRIGATION CONTROLLER N.T.S. MINIMUM CLEARANCE FOR DOOR OPENING INTERIOR OR EXTERIOR WALL HUNTER I -Core CONTROL WIRE IN ELECTRICAL CONDUIT. SIZE AND TYPE PER LOCAL CODE TOP OF SOD 1" BELOW FINISHED CONCRETE CONCRETE PAVING, SEE CIVIL PLANS AGGREGATE SEE CIVIL PLANS SIDE W UNDISTURBED SUBGRADE GEOTEXTILE FABRIC, OPTIONAL PER SPECS BACKFILL SIDES OF SIDEWALK CROSS SLOPE 2% 2 CONCRETE PAVING AND PLANTERS N.T.S. 5 DRIP SYSTEM CONTROL VALVE N.T.S. TOP -OF -MULCH 1Y" TO 1)¢" BELOW FINISHED CONCRETE, TYP OJUMBO VALVE BOX OFINISH GRADE DRIP ZONE KIT OMODEL ICZ-101—XX WITH FILTER (TIP 45 DEGREES) REGULATOR 25 OR 40 PSI ® WATERPROOF CONNECTORS (2) O18-24' COILED WIRE © SCH BO T.O.E. NIPPLE OJ MAIN UNE PIPE @ FIITINGS ® BRICK SUPPORTS (4) O3/4' MINUS WASHED GRAVEL 00 NOT DAMAGE OR CUT LEADER FASTEN TRUNK TO WOOD STAKES PER SPECIFICATIONS (9 GA.) GALVANIZED TIE WIRE IN 0.5"0 HOSE CHAFING GUARD. 0 CROWN OF ROOT BALL SHALL BEAR SAME RELATION TO FINISHED GRADE AS IT DID TO PREVIOUS GRADE 2-1/2" MULCH MIN. CREATE SAUCER AROUND TREE FINISHED GRADE NOTES' 1. DO NOT DISTURBE T OR DAMAGE ROOT BALL WHEN INSTALLING TREE OR TREE STAKES. CUR AND REMOVE TOP jj OF BURLAP FROM BALL. 2. TREE STAKING SHALL BE AT THE DISCRETION CONTRACTOR HOWEVER ANY TREES DISTURBED FROM PLUMB CONDITION DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. 3. WATER PLANTS THOROUGHLY WITHIN 4 HOURS AFTER INSTALLATION. 4. TOPSOIL SPECIFICATION - SEE NOTES. 5. PLANT PIT SHALL BE 2X ROOT BALL WIDTH AND SCARIFIED. 6. REMOVE ALL TWINE AND TOP HALF OF BURLAP AFTER PUNTING EVERGREEN TREE PLANTING DETAIL N.T.S. 2. ALL DOUBLE CHECK AND BACKFLOW PREVENTION DEVISES MUST MEET LOCAL CODE REQUIREMENTS. 3. USE APPROVED BOX ENCLOSURE WITH LOCKABLE LID Pipe cover B" min PVC pipe sleeve ASTM 3034. SDR 35 key head 2 Y2' master gate valve 2 Y2' saddle Pressure irrigation main line supply manual drain valve .5 CUBIC YARD GRAVEL SUMP MASTER GATE VALVE, MANUAL DRAIN VALVE AND DOUBLE CHECK VALUE NTS I. UV IVUI VIJWRC RUUI UR UXMNUL RUUI G LL U"Url IIVJIXLUNI IRCC UR IRLL STAKES 2. TREE STAKING SHALL BE AT THE DISCRETION OF CONTRACTOR HOWEVER ANY TREES DISTURBED FROM PLUMB CONDITION DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE 3. WATER PLANTS THOROUGHLY WITHIN 4 HOURS AFTER INSTALLATION 4. TOPSOIL SPECIFICATION - SEE NOTES 5. ADD ROOT BARRIER TO STREET TREES PER PLANS AND SPECIFICATIONS PLANTING DETAIL NOTE: REMOVE ALL TAGS, TWINE OR OTHER NON-BIODEGF MATERIALS ATTACHED OR ROOT MASS SOIL LEVEL TO BE SLIGHTLY HIGI THAN SURROUNDING GRADE TO ALLOW FC BACKFILL SETTUNG SHRUB PLANTING DETAIL N.T.S. 5 FT DIAM. PLANTER BED (TREE MULCH RING). 2)2" MULCH MIN. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK. TREE TRUNK dU5T BE PLANTED THE TRUNK FLARE T THE TOP OF THE TREE5 WHERE THE E 15 NOT VI5IDLE `JECTED. DONT TOP Of THE ROOT OIL. SAUCER OF ROOT BALL. VINE, ROPE, AP FROM TOP BALL. BALL ON D OR TAMPED Y EDGE5 OF ....HIPPED WITH A WIRE BASKET AROUND ROOT BALL, CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN (8") INTO PLANTING HOLE. PRUNE TO REMOVE DEAD OR BROKEN BRANCHES MULCH 2' MIN. AWAY FROM TRUNK OF PLANT 3' DEEP MIN. MULCH a ¢ ¢ m ¢ a w w x w d O z z O a W w p z N Y O K O p U Q � w a 0 N m �ooao LU LL co Ix Z ouio W 5=- waIw W a M $w MOp vJZN0 e5 MQ W Q w0 U a V) w a� J _J M wWO Z 20 J W N z d H O Q Z V) R m H z n9 aFI z W W CD N K w O m B a wJ N 0 U z a O ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE I" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26, 2018 PROJECT: 170270 SHEET L4 OF 9 O LL co z J \ / I 5- MQ W Q U) V) U� QU) J _J I" W J Q d LL Q Z Q W W ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE I" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26, 2018 PROJECT: 170270 SHEET L4 OF 9 Z O H U O CL LU LU z Q Ln Of w w Z_ CD Z LU O HL W O N CENTER LINE POST TO POST 1)h" X %" TAN VINYL RAILS 5" SO. POST '§" X 1"" U -CHANNEL % X 6" VINYL PICKET PANELS OPTIONAL REINFORCED RAIL N a1 O O CMU - TAN COLOR TO o MATCH BUILDING, SOLID LL yJ '^ SMOOTH FACE BLOCK AT O INTERIOR SIDE OF H X y5 BARS HORIZONTAL ® 48" Q D.C. AND TO TOP AND CAST -IN-PLACE LF w� CONCRETE. WARPAGE 0- al: TO SLOPE AWAY wFROM POST U) Vi V1 Z am AGGREGATE - 4" J FRONT VIEW DEEP O NOTES - 1. COLOR TO BE TAN. 2 YEAR WARRANTEE AGAINST FADING LU On:n or RecyalnNl 2. FENCING PLACED ON SLOPES SHALL BE RAKED WITH LONG CONSISTENT SLOPING RAILS AND Trz'n orH ramal PLUMB PICKETS. < Q 3. SPACE BETWEEN THE FENCE AND THE FINISH GRADE SMALL NOT EXCEED 4". v 4. ALL FOOTINGS SHALL DRAIN AWAY FROM POST. ¢ 2 DO NOT SCALE DRAWING. VINYL PRIVACY FENCE 6' w Z CONC. CAP SLOPED TO DRAIN 5 BARS VERTICAL 24" .C. CENTERED 8" MIN X Q 6' CONIC. SLAB W/ 6x6/10x10 `MVM ® MID DEPTH ON 4" GRAVEL X a < Q rEW M (2) #4 BARS CONT. AT FOOTING STANDARD REBAR HOOK, ALTERNATE DIRECTION 2 —Qn TRASH ENCLOSURE — TYPICAL WALL SECTION N.T.S. 3"w POST, 14 go STEEL WROUGHT IRON ENCE PANEL CAST -IN-PLACE CONCRETE, SURFACE TO SLOPE AWAY FROM POST AGGREGATE - 4" DEEP Z NOTES: 1. FENCING PLACED ON SLOPES SHALL BE RAKED WITH LONG CONSISTENT SLOPING RAILS AND PLUMB PICKETS. 2 SPACE BETWEEN THE FENCE AND THE FINISH GRADE SHALL NOT EXCEED 4". 3. ALL FOOTINGS SHALL DRAIN AWAY FROM POST. 2 DO NOT SCALE DRAWING. METAL VIEW FENCE 5'@ DOG PARK N.T.S. SEE TYPK:PL WALL SECTION HEINY STEEL HINGE, \ AMOCO DUTY ELECTRO FORGED STEEL FENCING. AMETCO GLLVANIZED STEEL SHADOW 100 DESIGN -HORIZONTAL FOMED ATNN X&A. ARROUND CROS 5 BAR FORMING A 1 Sjp" MESH. GALVANIZED TO ASTM 123 AND POWDER POLYEMR COATED TO MATCH BUILDINGS. 18'-0 8" X e" X 16" SPUR -FACE O CMU - TAN COLOR TO o MATCH BUILDING, SOLID GROUTED. PROVIDE yJ '^ SMOOTH FACE BLOCK AT W INTERIOR SIDE OF ENCLOSURE X y5 BARS HORIZONTAL ® 48" Q D.C. AND TO TOP AND o BOTTOM w� FINISH GRADE WHERE OCCURS 8" MIN X Q 6' CONIC. SLAB W/ 6x6/10x10 `MVM ® MID DEPTH ON 4" GRAVEL X a < Q rEW M (2) #4 BARS CONT. AT FOOTING STANDARD REBAR HOOK, ALTERNATE DIRECTION 2 —Qn TRASH ENCLOSURE — TYPICAL WALL SECTION N.T.S. 3"w POST, 14 go STEEL WROUGHT IRON ENCE PANEL CAST -IN-PLACE CONCRETE, SURFACE TO SLOPE AWAY FROM POST AGGREGATE - 4" DEEP Z NOTES: 1. FENCING PLACED ON SLOPES SHALL BE RAKED WITH LONG CONSISTENT SLOPING RAILS AND PLUMB PICKETS. 2 SPACE BETWEEN THE FENCE AND THE FINISH GRADE SHALL NOT EXCEED 4". 3. ALL FOOTINGS SHALL DRAIN AWAY FROM POST. 2 DO NOT SCALE DRAWING. METAL VIEW FENCE 5'@ DOG PARK N.T.S. SEE TYPK:PL WALL SECTION HEINY STEEL HINGE, \ AMOCO DUTY ELECTRO FORGED STEEL FENCING. AMETCO GLLVANIZED STEEL SHADOW 100 DESIGN -HORIZONTAL FOMED ATNN X&A. ARROUND CROS 5 BAR FORMING A 1 Sjp" MESH. GALVANIZED TO ASTM 123 AND POWDER POLYEMR COATED TO MATCH BUILDINGS. 18'-0 TYPICAL TRASH ENCLOSURE N.T.S. LATE MUST OPEN AT LEAST 120 DEGREES, AND HAVE A O MECHANISM TO OLD THEM IN THE OPEN POSTMAN o (CPNE BOLD OR SIMIUR) z yJ '^ ,6o o Mio W g M ui d Di Wa ^z w y w� �<'. Z al: gN� Q U) Vi V1 s am o J G WMPSTEP O DUMPSTEP LU On:n or RecyalnNl Trz'n orH ramal < Q ^� LL v ¢ H O 0 w Z H � L I• U Ca (;I w ° e LL e ae N M O e � ~_ ea d Co Q J N e m 0 LL i 00 a o .41 ae L o .e REINFORCED CONCRETE WITH e d AN APRON. SIZED TO HT THE ^ o ENCLOSURE SEE TYPICAL - WALL SECTION. TYPICAL TRASH ENCLOSURE N.T.S. 12" THICKENED SiAB EDGE AT FRONT Ev BBQ GRIIL N.T.S. PAVILLION COLOR: TBD SIZE: 4'-2" Lang X 3'-2" Tall X 2" Thick BIKE LOOP NITS 18 0 TS a s a m a a w w s w a a z w z z W a> w P) Or Z' Y 0) O K y 2 � W p V O Q U Q Q O N LATE MUST OPEN AT LEAST 120 DEGREES, AND HAVE A O MECHANISM TO OLD THEM IN THE OPEN POSTMAN o (CPNE BOLD OR SIMIUR) 12" THICKENED SiAB EDGE AT FRONT Ev BBQ GRIIL N.T.S. PAVILLION COLOR: TBD SIZE: 4'-2" Lang X 3'-2" Tall X 2" Thick BIKE LOOP NITS 18 0 TS a s a m a a w w s w a a z w z z W a> w P) Or Z' Y 0) O K y 2 � W p V O Q U Q Q O N -00<0 O w o z yJ '^ ,6o o Mio W g M ui d Di Wa ^z w y w� �<'. Z al: gN� Q U) Vi V1 > am o J G PO O Z LU DO 11I < Q ^� LL v ¢ H O 0 w Z H � L I• U y Q � (;I w LL Z N M O ~_ Co Q J N Z 0 LL i 00 a o ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 12" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26,2018 PROJECT: 170270 SHEET L4.1 OF 9 O o LL yJ '^ Z Q LLI a MQ W Q U) Vi V1 z—.1U) J G F— LU 0 ^� LL 1L Q Z Q W LL W ATTENTION: 0 12 1 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 12" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: MARCH 26,2018 PROJECT: 170270 SHEET L4.1 OF 9 z O H U 0 D_ LU z c x W w z_ C7 z W O H m O N 464" PLAYGROUND N.T.S. ZIPLINE N.T.S. PLAN VIEW Step -by -Step PLAN VIEW PLAyWORLD MANUFACTURER: STEP BY STEP MODEL: 350-1802 AREA: 36'X47' COLOR: TBD COMPLETE DOG WASTE STATION - ROLL BAG N.T.S. MANUFACTURER: DOG -ON -IT -PARKS MODEL: 74058 AREA: 72"H X 1.25" W COLOR: TBD RENDERING IS FOR GRAPHIC ZIPLINE PURPOSES ONLY. MANUFACTURER: PLAYWORLD ARCHITECTURE DOES NOT REFLECT PROPOSED DEVELOPMENT MODEL ZZXX1145 (X 2) OR LAYOUT. AREA: 48'X114' COLOR: TBD 111 YI N w mOOQO a'xx3x z Moow0 Z - W g z Mw<�W W d 8 M owEO'0 �2 y wo QZam O_ o x b V J0. u j w a w Z >O W as w w 1 zv O � � z z w N K wm O z�< a J � � yj W N 0 Z U O LL n O U z 0 U) M) W f� V) U) /CJ G Q LL Q y 'A�r' 1 F. -- z LU ATTENTION: 0 ill 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or ill" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE'. MARCH 26, 2018 PROJECT: 170270 SHEET L42 OF 9 X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 8 7 6 5 2 1 2 0 1 7 2 9 3 5 4 2 4 1 4 3 4 4 3 7 R / W R / W R / W R / W R / W R / W R/W 4 5 C R / W R/ W R/W R/W 1 2 1 4 1 3 1 2 1 1 9 8 5 4 2 R / W R / W R / W R / W R/W R/W R / W 1 5 C 1 9 3C 1 8 2 3 3 0 3 8 1 3 6 7 1 0 3 6 2 6 3 4 3 3 3 1 3 2 4 0 3 9 34 2 1 2 2 2 8 2 7 2 4 2 5 9 1 0 1 2 1 4 1 5 1 3 1 1 1 6 5 2 . 5 ' 1 2 3 S 4 1 ° 3 8 ' 4 1 " E 2 8 7 . 9 5 ' S 4 0 ° 5 0 ' 4 1 " E 3 0 0 . 0 0 ' S 3 8 ° 4 1 ' 4 1 " E 4 9 0 . 0 1 ' N00°34'38"E 1465.51'N89° 1 5 ' 3 6 " W 2 2 1 . 8 6 ' N 8 9 ° 1 5 ' 2 2 " W 9 2 4 . 1 0 ' S 3 2 ° 2 1 ' 4 1 " E 6 9 0 . 0 1 ' S42°57'41" E 9 9 . 5 9 ' 0 5 0 1 0 0 2 0 0 3 0 0 P R E L I M I N A R Y P L A T F O R E N T R A T A F A R M S S U B D I V I S I O N A P O R T I O N O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C T I O N 1 0 T O W N S H I P 4 N O R T H , R A N G E 1 W E S T , B O I S E M E R I D I A N A D A C O U N T Y , I D A H O 2 0 1 8 R/WR/WSEWSEWWWSDSDPIPIIRIRXXXXXXSSD LEGENDSUBDIVISION BOUNDARYROAD RIGHT-OF-WAYPROPOSED SEWER LINEPROPOSED WATER LINEPROPOSED STORM DRAIN LINEPROPOSED PRESSURE IRRIGATION LINEPROPOSED GRAVITY IRRIGATION LINEPROPOSED FENCEPROPOSED SEWER MANHOLEPROPOSED STORM DRAIN MANHOLEPROPOSED CATCH BASIN/AREA INLETPROPOSED FIRE HYDRANTPROPOSED STREET LIGHTPROPOSED CONCRETEPROPOSED ASPHALTPROPOSED SEEPAGE BED YDH COVER SHEET 1 S H E E T I N D E X 1.COMMON LOTS 45C, BLOCK 1; 15C, BLOCK 2; AND COMMON LOT 3C, BLOCK 3 ARE TOBE OWNED AND MAINTAINED BY THE ENTRATA FARMS HOMEOWNERS'ASSOCIATION.2.NO PORTION OF THIS PROPERTY IS LOCATED WITHIN A PUBLISHED FLOOD ZONE.3.THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF IDAHO CODE, RIGHT TOFARM ACT, WHICH STATES: "NO AGRICULTURAL OPERATION OR AN APPURTENANCETO IT SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGEDCONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIESAFTER THE SAME HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WHENTHE OPERATION WAS NOT A NUISANCE AT THE TIME THE OPERATION BEGAN,PROVIDED, THAT THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHENEVERA NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF ANYAGRICULTURAL OPERATION OR APPURTENANCE TO IT."4.THIS PROPERTY IS PROVIDED IRRIGATION SERVICES BY NAMPA MERIDIANIRRIGATION DISTRICT, AND THE OWNER HAS COMPLIED WITH THE IDAHO CODE,SECTION 31-3805 AS IT PERTAINS TO IRRIGATION WATER. THE PROJECT WILL TIEINTO THE EXISTING PRESSURE IRRIGATION SYSTEM AT THE CONNECTION TO W.PERUGIA STREET. ALL IRRIGATION MAIN AND SERVICES WITHIN THE PROPERTYBOUNDARY SHALL BE PRIVATE AND WILL BE OWNED BY THE ENTRATA FARMSHOMEWONERS' ASSOCIATION.5.STREET DRAINAGE WILL BE ROUTED IN CURB AND GUTTER TO THE STORM SYSTEM.STORM DRAINAGE WILL BE DESIGNED IN ACCORDANCE WITH THE CATALOG OFSTORM WATER BEST MANAGEMENT PRACTICES FOR IDAHO CITIES AND COUNTIESAND THE ADA COUNTY HIGHWAY DISTRICT.6.DIRECT LOT ACCESS TO FRANKLIN ROAD, W. PERUGIA STREET AND ENTRATA WAYIS PROHIBITED FOR RESIDENTIAL LOTS. 1 - T I T L E S H E E T 2 - N A T U R A L F E A T U R E S 3 - L O T D I M E N S I O N S 4 - S I T E P L A N T-O ENGINEERSJOHN CARPENTER, PE332 N. BROADMORE WAY SUITE 101NAMPA, ID 83687(208) 442-6300 ENGINEER TOTAL = 18.17 ACOPEN SPACE REQUIRED = 3.91 ACOPEN SPACE PROVIDED = 5.30 AC ACREAGE SUMMARYCURRENT: RUTPROPOSED: R40- HIGH DENSITY RESIDENTIAL ZONINGADA COUNTY HIGHWAY DISTRICT ROADWAY JURISDICTIONCITY OF MERIDIAN SEWER AND WATER SEWER AND WATER PROVIDERMERIDIAN FIRE DISTRICT FIRE DISTRICTNAMPA MERIDIAN IRRIGATION IRRIGATION DISTRICT FIG VILLAGE AT PARKSIDE, LLCJAMES DOOLIN4685 S HIGHLAND DRIVE #202SALT LAKE CITY, UT 84117(801)649-3519 DEVELOPERSETBACKSR-40:REAR SETBACK: 12'SIDE SETBACK:10'STREET SETBACKTO GARAGE: 20'TO LIVING AREA:LOCAL STREET: 10'COLLECTOR:20' T-O ENGINEERSROB O'MALLEY, PLS332 N. BROADMORE WAY SUITE 101NAMPA, ID 83687(208) 442-6300 SURVEYOR SITE DATA2FP LLC1002 N. HAPPY VALLEY RDNAMPA, ID 83689 OWNER A R E A A N D L O T S U M M A R Y L O T T Y P E N U M B E R O F L O T S D W E L L I N G U N I T S A R E A ( A C ) R E S I D E N T I A L 6 0 2 7 8 8 . 0 8 C O M M O N 3 N / A 8 . 6 7 P U B L I C R I G H T - O F - W A Y N / A 1 . 4 3 T O T A L 6 3 2 7 8 1 8 . 1 8 P R O P O S E D D E N S I T Y 1 5 . 3 D U / A C P A R K I N G A N D B I C Y C L E C O U N T - D E T A I L S R E Q U I R E D P R O V I D E D T O W N H O M E S N O R T H O F P E R U G I A S T . - 1 5 6 U N I T S D R I V E W A Y P A R K I N G 1 5 6 2 1 8 G A R A G E P A R K I N G 1 5 6 1 9 4 P A R K I N G S T A L L S - G U E S T 0 5 2 P R I V A T E S T R E E T P A R A L L E L P A R K I N G 0 2 5 T O T A L P A R K I N G 3 1 2 4 8 9 T O T A L S T A L L S P E R U N I T 2 . 0 3 . 0 T O T A L S T A L L S P E R U N I T W / O U T P A R A L L E L P A R K I N G 2 . 0 2 . 6 B I K E P A R K I N G 1 8 1 8 T O W N H O M E S S O U T H O F P E R U G I A S T . - 4 2 U N I T S D R I V E W A Y P A R K I N G 4 2 5 4 G A R A G E P A R K I N G 4 2 5 4 T O T A L P A R K I N G 8 4 1 0 8 S T A L L S P E R U N I T 2 . 0 2 . 6 B I K E P A R K I N G 4 6 A P A R T M E N T S W E S T O F E N T R A T A W A Y - 4 0 U N I T S C O V E R E D P A R K I N G 4 0 4 4 N O N - C O V E R E D 2 4 T O T A L P A R K I N G 6 4 6 8 S T A L L S P E R U N I T 1 . 6 1 . 7 B I K E P A R K I N G 3 4 A P A R T M E N T S E A S T O F E N T R A T A W A Y - 4 0 U N I T S C O V E R E D P A R K I N G 4 0 4 4 N O N - C O V E R E D 2 6 T O T A L P A R K I N G 6 4 7 0 S T A L L S P E R U N I T 1 . 6 1 . 8 B I K E P A R K I N G 3 4 S I T E T O T A L C O V E R E D P A R K I N G 2 7 8 3 3 6 N O N - C O V E R E D P A R K I N G 2 4 6 3 2 2 G U E S T P A R K I N G - 7 7 T O T A L P A R K I N G 5 2 4 7 3 5 S T A L L S P E R U N I T 1 . 9 2 . 6 S O A P H A S E I , L L C 3 8 0 0 P E R U G I A S T M E R I D I A N , I D 8 3 6 4 2 R 0 6 1 9 5 1 0 1 0 0 T E N M I L E D E V E L O P M E N T , L L C N . U M B R I A H I L L S A V E M E R I D I A N , I D 8 3 6 4 2 R 8 7 7 8 7 3 0 0 1 1 N A M P A M E R I D I A N I R R I G A T I O N D I S T R I C T W . P E R U G I A S T R E E T M E R I D I A N , I D 8 3 6 4 2 R 8 7 7 8 7 3 0 0 3 0 E N D U R A N C E H O L D I N G S , L L C 3 9 3 5 W . F R A N K L I N R O A D M E R I D I A N , I D 8 3 6 4 2 S 1 2 1 5 1 2 0 8 1 0 S O A P H A S E I I , L L C 3 8 0 0 P E R U G I A S T M E R I D I A N , I D 8 3 6 4 2 R 0 6 1 9 5 1 0 3 0 0 S O A P H A S E I I I , L L C 3 8 0 0 P E R U G I A S T M E R I D I A N , I D 8 3 6 4 2 R 0 6 1 9 5 1 0 4 0 0 GLEN NEWKIRK FAMILY TRUST4250 W. FRANKLIN RDMERIDIAN, ID 83642S1210346801JAMES R CLOSSON JR.4110 W. FRANKLIN RDMERIDIAN, ID 83642S1210347003 CHRISTIANSEN FAMILYLIMITED PARTNERSHIPW. FRANKLIN RDMERIDIAN, ID 83642S1210346905 W . P E R U G I A S T R E E T ( P U B L I C ) W . F R A N K L I N R O A D N. ENTRA T A W A Y (PUBLIC) STREET A (PRIVATE) STREET B (PRIVATE) STREET C (PRIVATE) S T R E E T E ( P R I V A T E ) S. TEN MILE ROAD P R O J E C T S I T E V I C I N I T Y M A P S C A L E : 1 " = 1 0 0 0 ' N. BLACK CAT ROAD F R A N K L I N R O A D T H E F R A N K L I N A T T E N M I L E A P A R T M E N T S S. TEN MILE ROAD PURDUM DRAIN K E N N E D Y L A T E R A L T O B E P I P E D S T R E E T D ( P R I V A T E ) C O V E R E D P A R K I N G C O V E R E D P A R K I N G COVERED COVERED P O O L A N D T O T L O T W O R K O U T S T A T I O N S O P E N P L A Y A R E A B A S K E T B A L L C O U R T Z I P L I N E O P E N P L A Y A R E A C O M M U T E R R I D E P A D C L P A R K I N G C O U N T - O V E R V I E W R E Q U I R E D P R O V I D E D T O W N H O M E S - 1 9 8 U N I T S T O T A L P A R K I N G 3 9 6 5 9 7 S T A L L S P E R U N I T 2 . 0 3 . 0 A P A R T M E N T S - 8 0 U N I T S T O T A L P A R K I N G 1 2 8 1 3 8 S T A L L S P E R U N I T 1 . 6 1 . 7 REVISED PER ACHD ANDMERIDIAN STAFF REPORTSHATCHED UNITS INDICATEEND UNIT CHANGED FROM2-STORY TO 3-STORY R I G H T - T U R N L A N E P E R A C H D CONSULTING ENGINEERS, SURVEYORS & PLANNERS C 2018 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STRICTLY PROHIBITED. DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS P R O J E C T : D A T E : S H E E T O F NO. 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 FAX: (208) 466-0944PHONE: (208) 442-6300 L:\170270\3_ACADDWG\SHEETS\PREPLAT\170270-C-01-COVER.DWG, 5/15/2018 OFFICES ALSO IN: COEUR d' ALENE, IDAHO MERIDIAN, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1 / 2 A T T E N T I O N : I F T H I S B A R D O E S N O T M E A S U R E 1 " O N 2 2 x 3 4 S H E E T o r 1 / 2 " O N 1 1 x 1 7 S H E E T , T H E N D R A W I N G I S N O T T O S C A L E M a y 1 5 , 2 0 1 8 170270-C-BM ABBEY STOVER ABBEY STOVER J. CARPENTER J. CARPENTER 1 7 0 2 7 0 4 PRELIMINARY PLAT ENTRATA FARMS SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F ORP 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 1 2 2 1 1 3 45C 4 5 C 1 5 C 5 0 ' R / W 2 6 ' 35' 26' 5 0 ' R / W 2 6 ' 50' R/W 43' 3 8 ' 40' EASEMENT 2 4 ' 2 4 ' 26' 26' 2 6 ' 3 6 ' 3 6 ' 2 5 ' 3 6 ' 36' 36' 35' 8 7 6 5 21 20 1 7 2 9 3 5 4 2 4 1 4 3 4 4 3 7 74.0' 9 0 . 0 ' 9 0 . 0 ' 74.0' 9 0 . 0 ' 9 0 . 0 ' 74.0' 90.0'64.7'12.2' 9 0 . 0 ' 74.0' 9 0 . 0 ' 74.0' 74.0'13.1'69.9'77.0'77.0'71.8'24.8'77.0'11.4'47.0'77.0'77.0' 77.0' 77.0' 76.2' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 5 5 . 0 ' 77.0' 70.8' 4 7 . 0 ' 11.4' 7 7 . 0 ' 68.2' 1 3 . 7 ' 77.0' 77.0' 77.0' 77.0' 77.0' 77.0' 7 7 . 0 ' 4 7 . 0 ' 77.0' 4 7 . 0 ' 4 7 . 0 ' 77.0' 77.0' 66.9'1 8 . 7 ' 6 1 . 3 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 77.0' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' 66.4'1 6 . 8 ' 6 4 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 77.0' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 77.0' 77.0' R/WR/WR/WR/WR/W R / W 45C 1 . 3 ' 1 2 7 . 0 3 ' 530.8' 64.93' 1 6 2 . 3 ' 7 7 . 0 ' 6 6 . 6 ' 9 0 . 0 ' 9 0 . 0 ' 52.8' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' R/W R / W R/ W R/ W 1 2 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 1 4 1 3 1 2 1 1 9 8 5 4 2 144.2' 8 9 . 9 ' 144.2' 8 9 . 9 ' 144.2' 9 0 . 6 ' 144.2' 9 0 . 6 ' 47.0'77.0' 7 7 . 0 ' 77.0'47.0' 7 7 . 0 ' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' 47.0'77.0' 7 7 . 0 ' 77.0'47.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 6 8 . 2 ' 1 1 . 8 ' 77.0' 7 7 . 0 ' 40.0'70.0' 7 7 . 0 ' 70.0'40.0' 7 7 . 0 ' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 77.0'77.0' 7 7 . 0 ' 7 7 . 0 ' R/WR/WR/W R/ W R/ W 77.0' 1 5 C 19 77.0'47.0'55.0'77.0' 3 C 360' 6 7 ' 6 0 ' 5 8 ' 3 0 . 4 0 ' 3 9 . 1 3 ' 1 6 3 . 3 2 ' 6 5 ' 3 9 . 0 8 ' 6 7 ' 121' 108.22' 1 0 3 ' 6 0 ' 5 , 9 2 8 S F 5 , 3 8 9 S F 5 , 9 2 8 S F 3,619 SF 5 6 , 6 6 1 S F 1 3 , 0 5 9 S F 1 2 , 9 6 2 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 214,170 SF5,866 SF5,890 SF 5,929 SF 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 5 , 8 6 0 S F 5 , 9 2 9 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 6 , 6 6 0 S F 1 0 7 , 5 5 1 S F 1 3 , 0 5 9 S F 1 3 , 0 5 9 S F 1 ' 3 0 . 4 3 ' 1 8 2 3 3 0 3 8 5 , 9 2 9 S F 3 , 6 1 9 S F 1 5 , 9 2 7 S F 3 3 , 0 7 9 S F 6 5 , 8 9 4 S F 7 3 , 6 1 9 S F 1 0 5 , 9 2 9 S F 3 6 5 , 8 5 0 S F 3, 5 9 0 S F 5 , 9 2 5 S F 2 6 4 , 2 3 5 S F 3 4 3 3 3 1 3 2 3 , 0 8 0 S F 5 , 3 9 0 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 7 7 . 0 ' 7 7 . 0 ' 4 0 3 9 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 34 9 0 . 0 ' 74.0' 90.0'82.2'90.0'6,660 SF6,624 SF66.0'21 2 2 4,235 SF 4 , 2 3 5 S F 77. 0 ' 5 5 . 0 ' 55. 0 ' 77.0' 2 8 2 7 2 4 2 5 1 0 . 0 ' 6 7 . 0 ' 7 7 . 0 ' 5 , 9 2 9 S F 4 , 2 3 5 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 77' 5 5 . 0 ' 77.0' 5 5 . 0 ' 5 5 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 7 0 . 0 ' 7 0 . 0 ' 77.0' 77.0' 4 0 . 0 ' 4 0 . 0 ' 5 , 9 2 9 S F 5 , 9 2 9 S F 9 1 0 1 2 1 4 1 5 1 3 1 1 1 6 5 , 8 8 3 S F 3 , 6 1 9 S F 5 , 9 2 9 S F 5 , 9 2 9 S F 3 , 0 8 0 S F 5 , 9 2 9 S F 3 , 6 1 9 S F 5 , 3 9 0 S F 7 7 . 0 ' 77.0' 4 7 . 0 ' 4 7 . 0 ' 4 7 . 0 ' 4 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 7 7 . 0 ' 4 0 . 0 ' 4 0 . 0 ' 7 0 . 0 ' 7 0 . 0 ' 77.0' 7 7 . 0 ' 7 7 . 0 ' 3 7 . 5 ' 77.0' 3 1 ' 26' 70' 61' 4 5 C 4 9 0 . 0 1 ' 690.01'99.59' 1 4 6 5 . 5 1 ' 221.86' 924.10' 2 8 7 . 9 5 ' 3 0 0 . 0 0 ' 40' EASEMENT 17' 0 3 0 6 0 1 2 0 1 8 0 LOT DIMENSIONS 3 W. PERUGIA STREET (PUBLIC) W. FRANKLIN ROAD N . E N T R A T A W A Y ( P U B L I C ) S T R E E T A ( P R I V A T E ) S T R E E T B ( P R I V A T E ) S T R E E T C ( P R I V A T E ) STREET D (PRIVATE) LEGENDSUBDIVISION BOUNDARYROAD RIGHT-OF-WAYPROPOSED LOT LINEPROPOSED RESIDENTIAL LOT NUMBERPROPOSED BLOCK NUMBER 11 R/W E A S E M E N T F O R P U R D U M D R A I N C P U R D U M D R A I N L C KENNEDY LATERALL C K E N N E D Y L A T E R A L L STREET E (PRIVATE) N M I D L O T F E N C E / E A S E M E N T ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LINE ZERO LOT LI N E ZERO LOT LINEZERO LOT LINE ZERO LOT LINE Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E Z E R O L O T L I N E K E N N E D Y L A T E R A L E A S E M E N T 3 5 ' E A S T 2 5 ' W E S T ( 1 5 ' I F P I P E D ) CONSULTING ENGINEERS, SURVEYORS & PLANNERS C 2018 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STRICTLY PROHIBITED. DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS P R O J E C T : D A T E : S H E E T O F NO. 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 FAX: (208) 466-0944PHONE: (208) 442-6300 L:\170270\3_ACADDWG\SHEETS\PREPLAT\170270-C-03-LOTS.DWG, 5/15/2018 OFFICES ALSO IN: COEUR d' ALENE, IDAHO MERIDIAN, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1 / 2 A T T E N T I O N : I F T H I S B A R D O E S N O T M E A S U R E 1 " O N 2 2 x 3 4 S H E E T o r 1 / 2 " O N 1 1 x 1 7 S H E E T , T H E N D R A W I N G I S N O T T O S C A L E M a y 1 5 , 2 0 1 8 170270-C-BM ABBEY STOVER ABBEY STOVER J. CARPENTER J. CARPENTER 1 7 0 2 7 0 4 PRELIMINARY PLAT ENTRATA FARMS SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F ORP 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R R/W R/WR/WR/WR/WR/W R/W R / W R/W R/WR/WR/WR/WR/W R/ W R / W R/ W R/ W X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X I R I R I R I R I R I R I R I R I R I R I R I R IRIRIRIRIR R/ W R/ W IR S 454545 S S S SS S S S S S S S S S S S S S S I I I I B . O . SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSD SD SDSD SD SDSD SD IR IR II 5 0 ' R / W 2 6 ' 35' 26' 5 0 ' R / W 2 6 ' 50' R/W 2 4 ' 2 4 ' 35' 26' 2 6 ' 3 6 ' 3 6 ' 36' S S M H - 2 0 R I M = 2 5 7 0 . 1 ' I N V = 2 5 5 4 . 2 ' S S M H - 1 6 R I M = 2 5 6 8 . 0 ' I N V = 2 5 5 5 . 2 ' S S M H - 1 0 R I M = 2 5 6 7 . 5 ' I N V = 2 5 5 1 . 7 ' S S M H - 1 7 R I M = 2 5 6 7 . 5 ' I N V = 2 5 5 3 . 8 ' S S M H - 1 8 R I M = 2 5 6 7 . 1 ' I N V = 2 5 5 4 . 9 ' S S M H - 0 8 R I M = 2 5 6 6 . 5 ' I N V = 2 5 5 3 . 1 ' S S M H - 1 4 R I M = 2 5 6 6 . 0 ' I N V = 2 5 5 6 . 0 ' S S M H - 0 9 R I M = 2 5 6 5 . 2 ' I N V = 2 5 5 2 . 2 ' S S M H - 0 3 R I M = 2 5 6 5 . 1 ' I N V = 2 5 5 7 . 9 ' S S M H - 1 3 R I M = 2 5 6 5 . 1 ' I N V = 2 5 5 7 . 4 ' S S M H - 0 2 R I M = 2 5 6 4 . 6 ' I N V = 2 5 5 8 . 8 ' S S M H - 0 4 R I M = 2 5 6 4 . 3 ' I N V = 2 5 5 6 . 1 ' SSMH-15RIM=2564.1'INV=2559.7' S S M H - 0 7 R I M = 2 5 6 4 . 0 ' I N V = 2 5 5 4 . 2 ' SSMH-01RIM=2563.9'INV=2559.7'SSMH-12RIM=2563.5'INV=2558.6' S S M H - 0 6 R I M = 2 5 6 2 . 8 ' I N V = 2 5 5 5 . 1 ' S S M H - 0 5 R I M = 2 5 6 2 . 0 ' I N V = 2 5 5 5 . 8 ' S S M H - 1 9 R I M = 2 5 6 0 . 1 ' I N V = 2 5 5 4 . 7 ' G I R R M H - 0 1 R I M = 2 5 6 9 . 0 ' I N V = 2 5 6 7 . 1 ' G I R R M H - 0 2 R I M = 2 5 6 8 . 5 ' I N V = 2 5 6 4 . 9 ' G I R R M H - 0 4 R I M = 2 5 6 6 . 9 ' I N V = 2 5 6 3 . 7 ' G I R R M H - 0 3 R I M = 2 5 6 6 . 5 ' I N V = 2 5 6 3 . 9 ' G I R R M H - 0 6 R I M = 2 5 6 5 . 0 ' I N V = 2 5 6 2 . 0 ' G I R R M H - 0 5 R I M = 2 5 6 5 . 9 ' I N V = 2 5 6 2 . 2 ' 26' 100' STORAGE 60' TAPER 0 3 0 6 0 1 2 0 1 8 0 SITE PLAN 4 C O N N E C T T O E X I S T I N G W A T E R A N D S E W E R C O N N E C T T O E X I S T I N G W A T E R C O N N E C T T O E X I S T I N G P R E S S U R E I R R I G A T I O N E X T E N D E X I S T I N G W . P E R U G I A S T R E E T G A T E F O R E M E R G E N C Y V E H I C L E A C C E S S CONSULTING ENGINEERS, SURVEYORS & PLANNERS C 2018 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STRICTLY PROHIBITED. DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS P R O J E C T : D A T E : S H E E T O F NO. 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 FAX: (208) 466-0944PHONE: (208) 442-6300 L:\170270\3_ACADDWG\SHEETS\PREPLAT\170270-C-04-SITE.DWG, 5/15/2018 OFFICES ALSO IN: COEUR d' ALENE, IDAHO MERIDIAN, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1 / 2 A T T E N T I O N : I F T H I S B A R D O E S N O T M E A S U R E 1 " O N 2 2 x 3 4 S H E E T o r 1 / 2 " O N 1 1 x 1 7 S H E E T , T H E N D R A W I N G I S N O T T O S C A L E M a y 1 5 , 2 0 1 8 170270-C-BM ABBEY STOVER ABBEY STOVER J. CARPENTER J. CARPENTER 1 7 0 2 7 0 4 PRELIMINARY PLAT ENTRATA FARMS SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F ORP 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R CL 26'BACK TO BACKSCALE: NTS 14PRIVATE ROAD SECTION 19'TO FACE OF GARAGE3" ROLLED CURB 19'TO FACE OF GARAGEDRIVEWAYDRIVEWAYL36'BACK TO BACKSCALE: NTS 24PUBLIC ROAD SECTION - 50' R/W 3" ROLLED CURB LANDSCAPING W. PERUGIA STREET W. FRANKLIN ROAD N . E N T R A T A W A Y ( P U B L I C ) S T R E E T A S T R E E T B S T R E E T C C 5'SWLK LP2'LANDSCAPING 5'SWLK 2'ASPHALT PAVEMENTBASESUB-BASE ASPHALT PAVEMENTBASESUB-BASELPKENNEDY LATERAL TO BEPIPED ( P R I V A T E ) ( P R I V A T E ) ( P R I V A T E ) 4 1 4 1 4 1 4 2 < 8 " S S 8"SS > 8 " S S > 8 " S S > 8 " S S > < 8"SS < 8"SS 8 " S S > 8 " S S > 8"SS > 8"SS > 8 " S S > 8 " S S > 8 " S S > 8 " W 8 " W 8 " W 8"W 8"W 8"W 8"W 8 " W 8"W 8 " W 8"WPI8"W 8"SS > 8 " W 8"W 8 " W 8 " W 4 2 S E E P A G E B E D S E E P A G E B E D SEEPAGE BED Z I P L I N E P O O L P A V I L I O N F U L L C O U R T B A S K E T B A L L 2 S T O R Y 3 B E D R O O M 2 G A R A G E P A T I O P A T I O P A T I O 2 P A R K I N G 1 P A R K I N G 2 P A R K I N G 1 P A R K I N G 3 S T O R Y 3 B E D R O O M 1 G A R A G E 3 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 2 G A R A G E G A R A G E S P R I V A T E R O A D 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 P A R K I N G 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E 2 S T O R Y 3 B E D R O O M 1 G A R A G E G A R A G E P R I V A T E O P E N S P A C E P R I V A T E R O A D G A R A G E G A R A G E G A R A G E 2 P A R K I N G 2 P A R K I N G 2 P A R K I N G S C A L E : 1 " = 2 0 ' 4 4 R E A R - L O A D E D U N I T L A Y O U T S C A L E : 1 " = 2 0 ' 5 4 F R O N T - L O A D E D U N I T L A Y O U T STORM SWALE STORM SWALE STORM SWALE STORM SWALE 8 " W 8 " S S > 8 " W < 8"SS 8"WSTREET D (PRIVATE) 8 " W 8"W P I PI P I P I PI P I 8 " W P I 4 3 4 1 8"SS >8"SS > 8"W 8 " W P I PI (PUBLIC) P I PI PI P I P I PI 4 4 4 1 PARKING LOT 3 STORY16- 1 BEDROOM APARTMENTS4- 2 BEDROOM APARTMENTS7 GARAGESGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEWALKWAY/STAIRSWALKWAY/STAIRSSCALE: 1" = 20'34APARTMENT LAYOUT P I P I SEEPAGE BED S E E P A G E B E D S E E P A G E B E D S E E P A G E B E D S E E P A G E B E D P I PI SEEPAGEBED P L A Y A R E A E X . C O N C R E T E D I T C H T O B E P I P E D COVERED PARKINGCOVERED PARKING 4 3 4 3 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 5 4 5 EX. W E X . 8 " S S > R E T A I N I N G W A L L P U R D A M D R A I N T O R E M A I N O P E N <SD<SD <SD S D > S D > <SD <SD <SD S D > S D > W O R K O U T A R E A S D > S D > S D > S D > < S D SD>SD>SD> S D > S D > SD> S D > S D > SD> S D > PI <SDSD> <SD <SD SEEPAGE BED C O V E R E D P A R K I N G C O V E R E D P A R K I N G T R A N S I T S T A T I O N P A D NOTE:9' PAVEMENT WIDTH ADDEDWITH PARALLEL PARKING L O T S 3 - 8 N M I D P U M P S T A T I O N I R R I G A T I O N S U P P L Y T O N E I G H B O R P R O P E R T Y 8 " S S > E X . P O W E R P O L E ( T Y P . ) 20'10'⅊⅊⅊⅊12'10'⅊ ⅊ ⅊ ⅊ 10' 1 0 ' 1 2 ' 20' 1 2 ' 1 0 ' 10'⅊ ⅊ ⅊ ⅊ F R O N T E N T R A N C E S B A C K O F C U R B L I P O F G U T T E R B A C K O F C U R B L I P O F G U T T E R 20'EMERGENCY CONNECTIONFOR FUTURE DEVELOPMENT EXTEND PATHWAY TOWESTERLY BOUNDARYFOR FUTURE EXTENSION E X T E N D P A T H W A Y T O E A S T E R L Y B O U N D A R Y F O R F U T U R E E X T E N S I O N N E W R I G H T - T U R N L A N E ZERO LOT LINE (SEE NOTE)ZERO LOT LINE (SEE NOTE) NOTE:SELECT BUILDING S S P A N L O T L I N E S (ZERO LOT LINES), A S D E P I C T E D O N SHEET 3.NOTE:SELECT BUILDI N G S S P A N L O T L I N E S (ZERO LOT LINE S ) , A S D E P I C T E D O N SHEET 3. 0 M w m O U U) U) x W W z z W 0 F! - ILL 0 z 0 w W CL z W H U U W CL F- O U) F - z W F - z 0 U) F- I 0 z W F- (1) z U) F- H 0 0 U LL O Z) W Z 0 U w CL w IY z Q C6 Irf W W z C7 z W 0 FL LL 0 7- F - x W W F- F - z W F - w z U) F - (n CK ui W z_ U z w 0 FL cc) C] N [t��Rl -- - - - - - - - - -- SUBDIVISION BOUNDARY k.. ROAD RIGHT-OF-WAY SEW _E.. PROPOSED SEWER LINE W PROPOSED WATER LINE SO so PROPOSED STORM DRAIN LINE Pi Ci PROPOSED PRESSURE IRRIGATION LINE IR IR PROPOSED GRAVITY IRRIGATION LINE - x- x x_ x_ x x --- PROPOSED FENCE Q PROPOSED SEWER MANHOLE sc PROPOSED STORM DRAIN MANHOLE ®nn0 PROPOSED CATCH BASIN/AREA INLET SPO PROPOSED FIRE HYDRANT 2 0 PROPOSED STREET LIGHT Cr PROPOSED CONCRETE r I PROPOSED ASPHALT DRIVEWAY PARKING PROPOSED SEEPAGE BED FIG VILLAGE AT PARKSIDE, LLC JAMES DOOLIN 4685 S HIGHLAND DRIVE #202 SALT LAKE CITY, UT 84117 (801)649-3519 OWNER 2FP LLC 1002 N. HAPPY VALLEY RD NAMPA, ID 83689 ENGINEER T -O ENGINEERS JOHN CARPENTER, PE 332 N. BROADMORE WAY SUITE 101 NAMPA, ID 83687 (208)442-6300 0. ml T -O ENGINEERS ROB OWALLEY, PLS 332 N. BROADMORE WAY SUITE 101 NAMPA, ID 83687 (208) 442-6300 ACREAGE SUMMARY TOTAL = 18.17 AC OPEN SPACE REQUIRED = 3.91 AC OPEN SPACE PROVIDED = 5.30 AC ZONING CURRENT: RUT PROPOSED: R40- HIGH DENSITY RESIDENTIAL_ SETBACKS R-40: REAR SETBACK: 12' STREET SETBACK TO GARAGE: 20' TO LIVING AREA: LOCAL STREET: 10' COLLECTOR: 25' ROADWAY JURISDICTION ADA COUNTY HIGHWAY DISTRICT SEWER AND WATER PROVIDER CITY OF MERIDIAN SEWER AND WATER FIRE DISTRICT MERIDIAN FIRE DISTRICT IRRIGATION DISTRICT NAMPA MERIDIAN IRRIGATION 1. COMMON LOTS 54C, BLOCK 1; 15C, BLOCK 2; AND COMMON LOT 3C, BLOCK 3 ARE TO BE OWNED AND MAINTAINED BY THE ENTRATA FARMS HOMEOWNERS' ASSOCIATION. 2. NO PORTION OF THIS PROPERTY IS LOCATED WITHIN A PUBLISHED FLOOD ZONE. 3. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF IDAHO CODE, RIGHT TO FARM ACT, WHICH STATES: "NO AGRICULTURAL OPERATION OR AN APPURTENANCE TO IT SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER THE SAME HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WHEN THE OPERATION WAS NOT A NUISANCE AT THE TIME THE OPERATION BEGAN, PROVIDED, THAT THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHENEVER A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF ANY AGRICULTURAL OPERATION OR APPURTENANCE TO IT." 4. THIS PROPERTY IS PROVIDED IRRIGATION SERVICES BY NAMPA MERIDIAN IRRIGATION DISTRICT, AND THE OWNER HAS COMPLIED WITH THE IDAHO CODE, SECTION 31-3805 AS IT PERTAINS TO IRRIGATION WATER. THE PROJECT WILL TIE INTO THE EXISTING PRESSURE IRRIGATION SYSTEM AT THE CONNECTION TO W. PERUGIA STREET. ALL IRRIGATION MAIN AND SERVICES WITHIN THE PROPERTY BOUNDARY SHALL BE PRIVATE AND WILL BE OWNED BY THE ENTRATA FARMS HOMEWONERS' ASSOCIATION. 5. STREET DRAINAGE WILL BE ROUTED IN CURB AND GUTTER TO THE STORM SYSTEM. STORM DRAINAGE WILL BE DESIGNED IN ACCORDANCE WITH THE CATALOG OF STORM WATER BEST MANAGEMENT PRACTICES FOR IDAHO CITIES AND COUNTIES AND THE ADA COUNTY HIGHWAY DISTRICT. 6. DIRECT LOT ACCESS TO FRANKLIN ROAD, W. PERUGIA STREET AND ENTRATA WAY IS PROHIBITED FOR RESIDENTIAL LOTS. A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 10 TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN ADA COUNTY, IDAHO 2018 0 50 100 200 300 I t�Q s.? SOA PHASE 111, LLC 3800 PERUGIA ST f \ ` MERIDIAN, ID 83642 f \ 9s 80619510400 1 NIX& `_ \ SOA PHASE 11, LLC GLEN NEWKIRK FAMILY TRUST 4250 W. FRANKLIN RD MERIDIAN, ID 83642 51210346801 CHRISTIANSEN FAMILY LOT TYPE I LIMITED PARTNERSHIP JAMES R CLOSSON J TOTAL PARKING W. FRANKLIN RD 4110 W. FRRANKLIN RDD FRANKLIN z �q MERIDIAN, ID 83642 MERIDIAN, ID 83642 f S1210346905 S1210347003 Io STALLS PER UNIT +f c 312 489 TOTAL STALLS PER UNIT 2.0 3.0 0 I� 2 0 2.6 Cr 18 1 TOWNHOMES SOUTH OF PERUGIA ST. - 42 UNITS DRIVEWAY PARKING f I� \ MERIDIAN, ID 83642 \ \ R0619510300 a 9 \�00 SHEET INDEX 1 - TITLE SHEET 2- NATURAL FEATURES 3 - LOT DIMENSIONS 4 - SITE PLAN PARKING COUNT -OVERVIEW LOT TYPE REQUIRED PROVIDED TOWNHOMES - 198 UNITS TOTAL PARKING 396 597 STALLS PER UNIT 2.0 3.0 APARTMENTS - 80 UNITS TOTAL PARKING 128 138 STALLS PER UNIT 1.6 1.7 21 }�\: 23 I\\ \ \ SOA PHASE 1, LLC \\ ° 3800 PERUGIA ST MERIDIAN, ID 83642 36 + ,\ \ \ R0619510100 24 � \ i 35 +�\ \ \ KENNEDY LATERAL TO BE PIPED �2; 45C I 26uj " 1 >I 34 + \ CPo _ � c90 O>, ZIPLINE 28 I - I I 44\\ , \ 32 39 -3 1 - 43 `.,. '� \ POOL AND 7® \ TOT LOT ` \ 1 *- 30i �aTRE�D � \ - i NATE? + ' OPEN_ I 29 37 I A9 \`�\ N89015'36"W 221.86' - N89015'22"W 924.10' W. FRANKLIN ROAD ENDURANCE HOLDINGS, LLC 3935 W. FRANKLIN ROAD MERIDIAN, ID 83642 S1215120810 NAMPA MERIDIAN IRRIGATION DISTRICT W. PERUGIA STREET MERIDIAN, ID 83642 R8778730030 .0 Q tN \ TEN MILE DEVELOPMENT, LLC E \ N. UMBRIA HILLS AVE ' \ MERIDIAN, ID 83642 ,,q \ R8778730011 + \ 1 �%o 0 F 52.5' VICINITY MAP SCALE: 1"=1000' PARKING AND BICYCLE COUNT -DETAILS LOT TYPE REQUIRED PROVIDED TOWNHOMES NORTH OF PERUGIA ST. - 156 UNITS DRIVEWAY PARKING 156 218 GARAGE PARKING 156 194 PARKING STALLS - GUEST 0 52 PRIVATE STREET PARALLEL PARKING © 25 TOTAL PARKING 312 489 TOTAL STALLS PER UNIT 2.0 3.0 TOTAL STALLS PER UNIT W/OUT PARALLEL PARKING 2 0 2.6 BIKE PARKING 18 18 TOWNHOMES SOUTH OF PERUGIA ST. - 42 UNITS DRIVEWAY PARKING 42 54 GARAGE PARKING 42 54 TOTAL PARKING 84 108 STALLS PER UNIT 2.0 2.6 BIKE PARKING4 < 6 APARTMENTS WEST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON -COVERED - 24 TOTAL PARKING 64 68 STALLS PER UNIT 116 1.7 BIKE PARKING 3 4 APARTMENTS EAST OF ENTRATA WAY - 40 UNITS COVERED PARKING 40 44 NON -COVERED - 26 TOTAL PARKING 64 70 STALLS PER UNIT 1.6 1.8 BIKE PARKING 3 4 SITE TOTAL COVERED PARKING 278 336 NON -COVERED PARKING 246 322 GUEST PARKING - 77 TOTAL PARKING 524 735 STALLS PER UNIT 1.9 2.6 AREA AND LOT SUMMARY LOT TYPE NUMBER OF LOTS DWELLING UNITS AREA (AC'I RESIDENTIAL 60 278 4.1 COMMON 3 N/A 12.7 PUBLIC RIGHT-OF-WAY N/A 1.4 TOTAL 63 278 18.2 Q.- �: L9 X 't7 w QX PROPOSED DENSITY 15.3 DU/AC LL uj <.-; FNS (P vOy TF Ol: CAR? w t - n 1 1!9 g (If 0 Cr x WZQic� x w m WC)w�p° w w CO w w UJ•U) Q.- �: L9 X 't7 w QX ® >_W fes- LL uj LLJa O� Z oc � ®O W CL < � ® Q ® W LIJ E rb t L Q 2� d 4 r z ty 2 Z Z W (D 4 z w o Cf u J O Q 0 w Q U) w w 20 of z U LL ® a O w U a- U W P O Q p Q U d w t - n 1 1!9 Qf U)�OOQO 0 U) WZQic� WC)w�p° CO �Q�vm UJ•U) Q.- �: L9 X 't7 w QX ® >_W fes- LL uj LLJa O� Z oc � ®O W CL < � ® Q ® W LIJ E rb t L Q 2� d 4 r z ty 2 Z W (D 4 z v p J O Q . U) w 20 z U LL ® a O C) ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 0 U) CO UJ•U) s Cn z ry i ujf 0 CL < ,, IIIII Lij ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 N :2 w t� ry LL U U) w w z z W O LL O z _O C/) tr w ctr z w U W (L U) F -- O= F-- CO 1° z W f - z 0 H O z W 9-- z U) F-• LL O O LLU E r o Ill w z O U 0 fy 0 - Lu c� z <t W W z Q) W 0 LL O W LL w 0- W 2 I --- U) tr-- z W t� z U) w w W (9 z Ill U r- N OI sA �.\ 9 1 ► I ► � dna � ! x ` { 1 � x / ► r l; \\ \ ,\\ AVENDALE SUBDIVISION UNPLATTED LO i \ \ �� BOOK 109 PAGE ISS23-1SS26 � x X ► � i ' ► \ ,`t CID IRR. PIPES "sl- t] IRR. PIPES _ 2566 '' Ilk \ `� 8" IE(W)=2566.96' :'> 1 10" CMP IE(W)=2565.96' 10" IE(N)=2565.68' o i I' 10" CMP IE(E)=2565.89' �� 10" IE(S)=2565.60' z I t CONTROL POINT #2 \ ` x t �. i N: 707,916.469' i l ` ► E: 2,441,263.049' fiKENNED'Y LATERAL "----9566- EL: 2566.01' i ,.- 2_56_7 X X X x -A. ` .IRR. PIPES 12" PVC IE (N)=2567.08' x 12" RCP IE(W)=2566.49' f \ CONCRETE IRRIGATION DITCHZM -• x , (� ' �� x\ i 'i- x 256 ?_ 4 I, t �srn t l IRRIGATON BOK IRRIGATION BOX i - 2563 IRRIGATION WEIR w { { \ \ \ LIVESTOCK STRUCTURES 'I - 2562 r r' / t PUiRDAM sf GULCH DRAIN ► ► ► t IRR. PIPE ► 12" PVC IE=2549.81' UINPLATTED i ! ► IRR. PIPES 12" PVC IE(W)=2550.33' ► 10" PVC IE(N)=2550.78' 1 ► ► IRR. PIPE \ 12" PVC IE(W)=2563.84' \ Y i F \ a IRRIGATION DITCH J { \` s \t APPROX. LOCATION l a \ SEPTIC TANK / �f N4S89'15'22"E 200.00' / U t N l \ \ /CX X—X--, 8" DBH �15 D H f r 17� \ i lk 24" DBH--_X--{-X -- x= 7---F-�TX—.X—X_—..XX + t i " '\ .`. CAR WORK PORT x �.' :; / FEED SILO SHOP ;='= F-` WELL HOUSE \04 1 i I i HOUSE C4'1 30" DBH x x i I /► / x � j ro / / � � lli I x ► ► f � i � (! 1 rye'! � i x \ " ► x it lilj r 1 1 I t 1 i L LIVEST LIVESTOCK WATER STRUCT TANK lf� CONCRETE PAD t / �t ► i > x > x7-x7-?"-x-/-x"k-x`x CONTROL POINT #3 - - - N: 707,216.659' / E: 2,441,308.116' _ /J EL: 2559.811' PUMP HOUSE LEGEND POWER POLE (} POWER JUNCTION BOX NATURAL GAS MARKER ® TELEPHONE RISER ® WATER METER TELECOMMUNICATION RISER +�Y�O WATER HYDRANT PROPERTY BOUNDARY wV m WATER VALVE—X—X-^- X ---X--•- EXISTING FENCE LINE ® CURB OUTLET DRAIN owOVERHEAD POWERLINE a SANITARY SEWER MANHOLE w WATER LINE A SANITARY SEWER CLEAN OUT c NATURAL GAS LINE m IRRIGATION BOX SANITARY SEWER PIPE ►V IRRIGATION VALVE GRAVITY IRRIGATION POWER TRANSFORMER —Ep— EDGE OF PAVEMENT J- LIGHT POLE -- ROAD CENTERLINE _ - - TEST PIT RIGHT-OF-WAY SECTION LINE CONCRETE PAVEMENT CONTROL POINT #1 N: 707,668.144' E: 2,442,313.269' EL:- 2563.38' lwv W. PER [A ST. U%Z+IBRIA SUBDIVISION 101 PAGE 13200-13209E t t a� c9 N t IRR ------------ 424.18'---- '-�--__---- W. FRANKLIN RD. " "U3M s 8" Pvc ssMH RIM=2567.29' CL INV=2550.61' IRRIGATION WEIR r- IRRIGATION BOX CCONCRETE HEADWALL ✓CONCRETE WALL i I 1 i I i NOTE 1 1. THIS TOPOGRAPHIC MAP RE> RESENTS AN EXISTING CONDITIONS FIELD SURVEY PERFORMED BY R-0 ENGINEERS ON OCTOBER 17 ► THROUGH OCTOBER 23, 2017.'; ► - ERR. PIPES TOP OF BANK i T� TOE OF BANK IE(NW)=2569.48' EDGE OF CONCRETE ------------- EXISTING EASEMENT — — — — "- --' — MAJOR FIVE FOOT CONTOURS — -"`" — -"' ` — ` MINOR ONE FOOT CONTOURS 3168 CONTOUR ELEVATION 6 CONTROL POINT/BENCHMARK .14 FLOW PATH P -LL Go 0 DECIDUOUS TREE CONIFEROUS TREE j DBH DIAMETER AT BREA4T HEIGHT i I 1 i I i NOTE 1 1. THIS TOPOGRAPHIC MAP RE> RESENTS AN EXISTING CONDITIONS FIELD SURVEY PERFORMED BY R-0 ENGINEERS ON OCTOBER 17 ► THROUGH OCTOBER 23, 2017.'; ► - ERR. PIPES 12" PVC IE(W)=2569.69' 12" PVC IE(NW)=2569.48' 12" PVC IE(E)=2569.41 12" PVC IE(SE)=2569.23' 48" CMP IE(SE)=2568.07' Q 7 ❑ Q+ lL• J ❑ O z Z W > LLJ I--- _ W GL !r U 0. O O W❑ W U W < W z W ATTENTION: 0 112 1 1F THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 112" ON 11x97 SHEET, THEN DRAWING IS NOT TO SCALE _ - - — DATE: JANUARY 22, 2018 PROJECT: 170270 SHEET 2 OF too 0<0z <c'a ❑ ¢lai C)aw m 06 oWQ CL 0 Qwr Li W am 0 P -LL Go 0 c/) 0 2 OD 00 Ix oQ z Q M !�CV LLJ (9 cl) Z N Z a � 04 4 z z U 0 LL a O ff .0 Aft CL .00 CL LZ.. Z U. U. W < CL LAJ I ATTENTION: 0 112 1 1F THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 112" ON 11x97 SHEET, THEN DRAWING IS NOT TO SCALE _ - - — DATE: JANUARY 22, 2018 PROJECT: 170270 SHEET 2 OF ci W. 0 F- F - U) U) U) Lu z (D z ui 0 FI- LL 0 z 0 U) U) LLJ CL z LIJ LL 5 Lu CL cf) F - Z) 0 r F- 3: U) F - z Ill F - z 0 U) 0 1-- z ui F- C/) z U) m F- LL 0 z 0 LL 25 0 2 cr- 0 LLI U) 0 III 0 F- 0 0 0 LLJ z C6 W Ill LLI z z LLI 0 F -L LL 0 cr- ui Q_ 0 CC 0- ui r F- C/) z Lli 2 D cr- I- cn z U) -r F - C6 W Lli z (D z Lli 0 F -L 00 T- C) (N O '000, 100, 0000'' 0 30 60 120 180 momw FENCE/EASEMENT .0- .00100`" '0000, 00, lo (.P OF Q AR? L uj M w > w w cl > F - CIO z Z a 0 0 a Lli uj Lu I'- Z U) Z CO W cv -i CD W Lu Li SUBDIVISION BOUNDARY R/W ROAD RIGHT-OF-WAY PROPOSED LOT LINE Fil PROPOSED RESIDENTIAL LOT NUMBER PROPOSED BLOCK NUMBER '000, 100, 0000'' 0 30 60 120 180 momw FENCE/EASEMENT .0- .00100`" '0000, 00, lo (.P OF Q AR? L uj M w > w w cl > F - CIO z Z a 0 0 a Lli uj Lu I'- Z U) Z CO W cv -i CD W Lu Li VI 51.3' F b z L6 F 513 [21 cq co < < 15C F 0 4 13 -4 co 6,3 74 SF 14 -i ZN z 65,374 SF W 56'— i ?; U) 51.3' u - Z 513 D 0 67 39.13' -6-0 3040- 83' * Lll- -9N TA WA Y UBLIC) IA - 24 67' 30-43, 60t84ry 39.08- ' 51.3' < 51.3' LL 6,373 SF 2 6,374 SF — 56'— V I 51.3' 51.3' cU z 3 70,247C SF OR w c\l 04 TIT 110, — — — — ------ ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE JPURDUM 1" ON 22x34 SHEET or 1/2" ON 11 xl 7 SHEET, THEN DRAWING IS EASEMENT FOR PURDUM DRAIN NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 SHEET 3 OF 4 cl) z 0 I. c/) w k- d z ix Lu 0 0 a==3 Ii rl El z O W co 'zf LLF ;j� az< 04 W C-6 cf) 04 C) uj Fn 0 C-4 —j 0- —< Fr U) 0) Z cr- L9 W 0 w W CC) w > `0 Q� (0 c) 0 2 0 00 W C6 0 < 3: < w 0 C) LLI Z IC W C-4 m< cl) 0 (!) Z z < U) c/) z 2 Z 0 0 LL m LL (L 0 VI 51.3' F b z L6 F 513 [21 cq co < < 15C F 0 4 13 -4 co 6,3 74 SF 14 -i ZN z 65,374 SF W 56'— i ?; U) 51.3' u - Z 513 D 0 67 39.13' -6-0 3040- 83' * Lll- -9N TA WA Y UBLIC) IA - 24 67' 30-43, 60t84ry 39.08- ' 51.3' < 51.3' LL 6,373 SF 2 6,374 SF — 56'— V I 51.3' 51.3' cU z 3 70,247C SF OR w c\l 04 TIT 110, — — — — ------ ATTENTION: 0 1/2 1 IF THIS BAR DOES NOT MEASURE JPURDUM 1" ON 22x34 SHEET or 1/2" ON 11 xl 7 SHEET, THEN DRAWING IS EASEMENT FOR PURDUM DRAIN NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 SHEET 3 OF 4 C L L L L 19, TO FACE OF 26' BACK TO BACK I im FR'DW ; NJTRANCES PATIO r - --- - ____ L_ T -r-- PATIO DRIVEWAY DRIVEWAY 2STORY 3STORY 3STORY 2STORY ------- - ---------- 3BEDROOM 3BEDROOM 3BEDROOM 3BEDROOM 2 GARAGE 1 GARAGE 1 GARAGE 2 GARAGE -v ASPHALT PAVEMENT 3" ROLLED CURB BASE SUB -BASE GARAGES NOTE: PRIVATE ROAD SECTION 9' PAVEMENT WIDTH ADDED 4 WITH PARALLEL PARKING SCALE: NTS 2 PARKING 1 PARKING 1 PARKING .2 PARKING. PRIVATE ROAD CONN E EXISTI 2' 5' 36' 51 2' SWLK BACK TO BACK SWLK REAR -LOADED UNIT LAYOUT SCALE: 1" 20' LANDSCAPING LANDSCAPING PRIVATE OPEN SPACE 'XI ASPHALT PAVEMENT 3" ROLLED CURB BASE CONNECT TO ASE EXISTING SUB -BASE PRESSURE 2STORY 2 STORY 2 STORY 2STORY IRRIGATION PUBLIC ROAD SECTION - 50'R/W 3BEDROOM 3BEDROOM 3 BEDROOM 3BEDROOM SCALE: NTS 1GARAGE 1 GARAGE 1 GARAGE 1 GARAGE GARAGE GARAGE GARAGE GARAGE p n n z SD>- 4 14 2 PARKING 2 PARKING �. 2 PARKING 2 PARKING 0 30 F6_01 120 180 Lli _j U) + 2 ry 0 GATE FOR EMERGENCY VEHICLE ACCESS SSMH-20 RIM=2570.1' INV=2554.2' + U) U) + v v CT TO NG WATER EXTEND EXISTING W. PERUGIA STREET + V b, w h U) 4 0 4 U) yj zo V ------ 4 CP - GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE DITCH TO BE PIPED,/ -STREET C-(PRIVA-VE)- WSS �8"SS PARKING LOT - RIM=2 Ssm25H- =6�.l 2 INV_2 7. INV= 555 553. GIRR MH -02 4 RIM=2568.5' 4 INV=2564.9' 7 A APARTMENT LAYOUT (3 -HiMill �PAGE BEb]1.7 s SCALE: 1' = 20' 4 D> co 26' 4 GIRR MH -04 FTr 7 M=2567.0' INV=2563.6' R I Tf MI I I 1 L I co -STREET B -(PRIVATE)-- -�- 8"SS GIRR MH -03 SSMH-13 RIM=2566.5: "-RIM=2565.1' INV=2557.4' 4 SSMH-14 �-RIM=2566ff ELI GIRR I-1 1-05 INV=2556.0' RIM=2568 0' _GIRR w KENNEDY LATERAL TO BE --F--L----J- INV=25612' Yii (D -7 > A� PIPED < 0- w 2563.0' w ca ZIPLINE PAVILION cwn O pf -SD> 11 Ll P S>- D- 7Pl -7 .7 7777T.' PLAY AREA ------- jr-_ 1Z SSMH-12 RIM 25615 44 INV=2558.6',v" Ff- 11 lU 8"W 3" < 8"SS- -STREET A- -(PRIVATE) s SSMH-15 RIM=2564, l' S� SISIMH-02 SSMH-03 RIM=2563.9', RIM=2565.1' INV=25597' INV=2559.7* INV=2558.8' INV=2557.9' SEEPAGE ISSMH-04 4GIRR MH -07 5 BED li RIM=2564.3' RIM -2565 0' WORKOUT AREA -50'R/W- Glmm lvirl-uo RIM=2564.5' INV=2561,9�. INV=2562.0' • 4 (.P _SSMH-18 UJ INV=2553.1' W W < 2 z -RIM=2567.1' C) w U) > uj > fr 0 U) Cf) -INV=2554.9' < Of < LLJ LLL CO A 00 V U) w z <wwumu v v 26' 9. CL 3STORY w SD PRIVATE ROAD (K 00 co 7 0 16- 1 BEDROOM APARTMENTS il < U) w 4- 2 BEDROOM APARTMENTS 0< W� 7 GARAGES U) Z 0 W( ICFs FRONT -LOADED UNIT LAYOUT (5' z a_ U) w GI RR MH -01 w U) z SCALE: 1" = 20' RIM -2569.0' IJJ X, INV=2567.1' J) u_ LOTS 0 0 EX_ CONCRETE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE DITCH TO BE PIPED,/ -STREET C-(PRIVA-VE)- WSS �8"SS PARKING LOT - RIM=2 Ssm25H- =6�.l 2 INV_2 7. INV= 555 553. GIRR MH -02 4 RIM=2568.5' 4 INV=2564.9' 7 A APARTMENT LAYOUT (3 -HiMill �PAGE BEb]1.7 s SCALE: 1' = 20' 4 D> co 26' 4 GIRR MH -04 FTr 7 M=2567.0' INV=2563.6' R I Tf MI I I 1 L I co -STREET B -(PRIVATE)-- -�- 8"SS GIRR MH -03 SSMH-13 RIM=2566.5: "-RIM=2565.1' INV=2557.4' 4 SSMH-14 �-RIM=2566ff ELI GIRR I-1 1-05 INV=2556.0' RIM=2568 0' _GIRR w KENNEDY LATERAL TO BE --F--L----J- INV=25612' Yii (D -7 > A� PIPED < 0- w 2563.0' w ca ZIPLINE PAVILION cwn O pf -SD> 11 Ll P S>- D- 7Pl -7 .7 7777T.' PLAY AREA ------- jr-_ 1Z SSMH-12 RIM 25615 44 INV=2558.6',v" Ff- 11 lU 8"W 3" < 8"SS- -STREET A- -(PRIVATE) s SSMH-15 RIM=2564, l' S� SISIMH-02 SSMH-03 RIM=2563.9', RIM=2565.1' INV=25597' INV=2559.7* INV=2558.8' INV=2557.9' SEEPAGE ISSMH-04 4GIRR MH -07 5 BED li RIM=2564.3' RIM -2565 0' WORKOUT AREA -50'R/W- FOE WN Glmm lvirl-uo RIM=2564.5' INV=2561,9�. INV=2562.0' • INV=2556.1 aSSMH-05 RIM=2562,0 INV=2555-8' (.P RIM=2566.5' UJ INV=2553.1' W W < 2 z NEIGHBOR PROPERTY C) w 8"SS > uj > fr 0 3U) < Cf Lu LLJ LLL r- D U) w z <wwumu v v ti. 9. FOE WN 0 z _w Cr _w F., N. ENTRATA WAY „®r (PUBLIC) 24' 17yPI SSMH-07 -RIM=2564.0' INV=2554.2' A U) r3 cc (D z v SSMH-06 a.< 5 RI M=2562.8' 12 UJ -00 III =2555.1'Of ui > 0 / SEEPAGE + BED Glmm lvirl-uo RIM=2564.5' INV=2561,9�. INV=2562.0' SSMH-08 INV=2556.1 aSSMH-05 RIM=2562,0 INV=2555-8' (.P RIM=2566.5' UJ INV=2553.1' W W < 2 z NEIGHBOR PROPERTY C) w 8"SS > uj > fr 0 3U) < Cf Lu LLJ LLL r- D U) w z <wwumu v v SEEPAGE BED 9. CL w cc) m (K 00 co 7 0 A il < U) w co 0 z _w Cr _w F., N. ENTRATA WAY „®r (PUBLIC) 24' 17yPI SSMH-07 -RIM=2564.0' INV=2554.2' A U) r3 cc (D z v SSMH-06 a.< 5 RI M=2562.8' 12 UJ -00 III =2555.1'Of ui > 0 / SEEPAGE + BED Glmm lvirl-uo RIM=2564.5' INV=2561,9�. INV=2562.0' II INV=2556.1 aSSMH-05 RIM=2562,0 INV=2555-8' (.P CONNECT TO IRRIGATION SUPPLY TO EXISTING WATER CAR? W < 2 z NEIGHBOR PROPERTY C) w 8"SS > u) cnf SSMH-10 RIM=2567.5' INV=2551.7' 9 781,'NV' _8"ss R M=2565_2 I V=2552.2 COVERED PARKIN 0 SSMH-19 RIM=2560.1 INV=2554.7' COVERED PARKING SEEPAGE BED w _j RETAINING WALL I < C/) PURDAM DRAIN TO REMAIN OPEN 1, '0 S\otAAL I '' II (.P CONNECT TO 0 F \°tiff T EXISTING WATER CAR? W < 2 z AND SEWER C) w 8"SS > uj > fr 0 Cr LLJ w Cf Lu LLJ LLL r- co U) w z <wwumu v w SEEPAGE BED 9. uj w cc) m (K 00 co 7 0 EX. POWER POLE il < (TYP.) w 0 0< W� 0 U) Z 0 W( ICFs z a_ U) w U) z < u_ z1(91 I L U) w 't 0 0 < 0 m(6 W 0 Lzu D 'z�- Ld Z < L6 �z < y (1) W 2 U) w °m < r X W 0 0 Lu �: < LL Lu r-- D 00 W Z > Z3 U) clf (0 0 0 co 0 00 0 �U) 4 C6 of Q 0 ui ui Z w 2 co < (3 z LU v z ce) U) _j < TRANSIT STATION FZ -i ::D U)z z PAD w _j RETAINING WALL I < C/) PURDAM DRAIN TO REMAIN OPEN 1, '0 S\otAAL (.P 0 F \°tiff T CAR? W < 2 z Cs C) w of LLj > 0 uj > fr 0 Cr LLJ w Cf Lu LLJ LLL r- z (n U) w z <wwumu w > 0 uj w cc) m (K 00 co 7 0 il < w U) Z 0 U) LLJ tYO z1(91 I L U) w 't 0 0 < 0 m(6 W 0 Lzu D 'z�- Ld Z < L6 �z < y (1) W 2 U) w °m < r X W 0 Lu �: < LL Lu r-- D 00 W Z > Z3 U) clf (0 0 0 co 0 00 0 W C6 of < T - o < 0 ui ui Z w 2 co < (3 z LU Z0- co N:E z cy) < 0 z ce) U) _j < FZ -i ::D U)z z 0 LL 0 U- 0 z 0 U) 0 CO 0- z < co < LLJ U-) LLJ UL CL < F_ ry U. F_ Z w 0 ATTENTION: 1/2 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11 xl 7 SHEET, THEN DRAWING IS NOT TO SCALE DATE: March 23, 2018 PROJECT: 170270 SHEET 4 OF 4 AFFIDAVIT OF SIGN POSTING STATE OF Idaho County of Ada > ss: being first duly sworn upon oath, depose and say: In accordance with the City of Meridian public hearing process listed in City Code 11-5A-6, I pe nally posted or attest that the subject property was properly posted on s ? , which is not less than ten (10) days prior to the scheduled public he ring kr Entrata Farms Subdivision for the Meridian Planning and Zoning Commission Mtg I have submitted photograph(s) of the posting to the City, concurrent with this affidavit. The sign(s) will be removed no later than three (3) days after the public hearing. 5t 2oc 8 Dated this day of Mao 2 -9+7 - Signature apo- I ]((I"-) 5� On this day of 2017 before me, the underi ned, a Notary Public in end for said State, personally appeared cr!ci< fCl2r�Yl �vt known or identified to me to be the Company, Corporation or Entity that executed the foregoing instrument or the person who executed the foregoing instrument on behalf of said Company, Corporation or Entity, and acknowledged to me that such Company, Corporation or Entity executed the same. IN WITNESS WHEREOF, I have hereto set my hand and affixed my official seal the day and year in this certificate written. ',pttti�tttq ` �E.ory, — .•,,��•''•A'"•••••,'�j�•9 NotaryPublic for S a teL o Gj �oTAR y' : •: Residing at 2-8 // 1U S7- oi`�2 /Z9 a3 �-oS SMy commission expires: J e� 2Z 2o'Z3 �•` ! ! PUB oC ; O o go ,OF• 1 Chris Johnson From:Sonya Allen Sent:Friday, May 11, 2018 4:16 PM To:C.Jay Coles; Charlene Way; Chris Johnson Cc:james@ldputah.com; Carpenter, John (jcarpenter@to-engineers.com); Snyder, Jaime (jsnyder@to-engineers.com); Bill Parsons; Bruce Freckleton Subject:Entrata Farms - AZ, PP, CUP H-2017-0032 Staff Recommendation to Commission for May 17th Attachments:Entrata Farms - AZ, PP, CUP H-2018-0032 Staff Recommendation to Commission.pdf Attached is the staff report for the proposed Entrata Farms development. This item is scheduled to be on the Commission agenda on May 17 th . The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. John/James - Please submit any written response you may have to the staff report to the City Clerk’s office (cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) as soon as possible. Thanks, Sonya Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 1 STAFF REPORT HEARING DATE: May 17, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Entrata Farms – AZ, CUP, PP (H-2018-0032) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, James Doolin, Fig Village at Parkside, LLC, has submitted an application for the following:  Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district;  Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and,  Conditional use permit (CUP) for a multi-family development consisting of 278 dwelling units in an R-40 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ, PP and CUP applications based on the Findings of Fact and Conclusions of Law in Exhibit D of this report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2018-0032, as presented in the staff report for the hearing date of May 17, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H- 2018-0032, as presented during the hearing on May 17, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0032 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3880 & 3882 W. Franklin Road, in the south ½ of Section 10, Township 3 North, Range 1 West. B. Applicant: James Doolin, Fig Village at Parkside, LLC 4685 S. Highland Dr., Ste. 202 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 2 Salt Lake City, UT 84117 C. Owners: 2FP, LLC 1002 N. Happy Valley Rd. Nampa, ID 83689 Mathew LeBaron 1214 2nd St. South Nampa, ID 83651 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning, conditional use permit and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 27, 2018 C. Radius notices mailed to properties within 300 feet on: April 20, 2018 D. Applicant posted notice on site(s) on: April 30, 2018 VI. LAND USE A. Existing Land Use(s): The site consists of single-family rural residential/agricultural uses, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Multi-family residential (apartments), zoned R-15 South: W. Franklin Rd. and land in the development process (residential), zoned R-8 and R-15 East: Multi-family residential (apartments), zoned R-15 and vacant/undeveloped land, zoned L-O West: Single-family rural residential/agricultural, zoned RUT in Ada County C. History of Previous Actions: None D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road. 2. Location of water: A water main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road, and in W. Perugia Street. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer mains and services to the project. E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 3 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The subject property is located in the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The TMISAP focuses on developing an area that has an identity of its own but which links to nearby developments. The plan emphasizes the community’s support for higher densities and mixed uses to create a vibrant and economically strong city. The plan also stresses the community’s commitment to good site planning and design as a means of establishing a place everyone can be proud of and one that protects the interests of future businesses and residents (pg. ix). LAND USE: This property is designated High Density Residential (HDR) on the Comprehensive Plan Future Land Use Map. HDR designated areas in the Ten Mile Area are multiple family housing areas where relatively larger and taller apartment buildings are the recommended building type. A mix of housing types should be included that achieve an overall average density target of at least 16-25 dwelling units per acre with a range of 15 to 40 units per acre. Most developments should fall within or below this range, although smaller areas of higher or lower density may be included. The design and orientation of new high density residential buildings should be pedestrian-oriented, and special streetscape improvements should be considered to create rich and enjoyable public spaces. TRANSPORTATION: A local street is designated on the Future Land Use Map in the TMISAP across this property from the east to W. Franklin Rd. No collector streets are designated on this property although W. Perugia St. will provide an east/west connection between properties north of W. Franklin Rd. and will function much like a collector. Perugia connects to N. Umbria Hills Ave. to the east, which connects to W. Franklin Rd., which will provide access to a future traffic signal. A collector street was formerly designated across this site on the Transportation System Map but was recently removed. DESIGN: Development within the Ten Mile Area should incorporate the following design characteristics: The applicant proposes to develop a total of 278 multi-family residential units on this site consisting of a mix of townhome style (198) and typical apartment (80) units at a gross density of 15.3 and a net density of 67.6 units per acre. The townhome style buildings are a mix of front (2-story) and rear (2- and 3-story) loaded units; and the apartments are 3-story buildings. The proposed density falls within that desired in HDR designated areas. The mix of housing types provides a variety of rental options and styles of structures within the development. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 4 Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed multi-family residential development will provide a mix of townhome style and typical apartment units for a variety of housing types and rental options.  “Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed high density development consisting of apartment and townhome style units will provide a range of housing options in this area; staff is unaware how “affordable” the units will be.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is required to be provided within planter islands in the parking areas on this site in accord with the standards listed in UDC 11-3B-8C; and within street buffers in accord with the standards listed in UDC 11-3B-7C.  “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located in close proximity to future commercial development within the Ten Mile corridor between I-84 and Franklin Rd. The proposed development will provide much needed density in this area and housing options for employees in close proximity to their work place along with shopping options.  “Require open space areas within all development.” (6.01.01A) The proposed development is required to comply with the minimum common open space design standards listed in 11-4-3-27C for multi-family developments and UDC 11-3G-3 for residential developments of 5 acres or more. The proposed common open space exceeds UDC standards.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City sewer and water services are available to be extended to the subject property with development of the site.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one access via W. Franklin Rd., an arterial street; direct lot access is prohibited via W. Franklin Rd.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed development is located near a major access thoroughfare, Ten Mile Rd. and I-84; an open space corridor is planned to the west on the south side of W. Franklin Rd. for a multi-use pathway.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Because the proposed development is residential in nature, it should be compatible with existing Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 5 residential properties to the west although at a much higher density; the property to the west is designated for medium high density residential uses upon redevelopment. The property to the east is developed with like uses (i.e. multi-family apartments) at a similar density. Front-loaded 2-story townhome style structures are proposed along the west property boundary as a transition to the 3- story structures.  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) A commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. as desired by VRT.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) Pedestrian connections should be provided to adjacent properties for future interconnectivity. In accord with the above policies and for the above-stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-40 zoning district. A multi-family development is listed as a conditional use in the R-40 zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district apply to development of this site. D. Landscaping: Street buffer, parking lot and buffers to adjoining residential uses are required to be installed in accordance with the standards listed in UDC Table 11-2A-8, UDC 11-3B-7C, 11-3B-8C and 11-3B-9C for the R-40 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family dwellings & townhouse dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the standards listed in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. ANNEXATION & ZONING (AZ): The applicant requests annexation & zoning of 19.07 acres of land with an R-40 zoning district consistent with the HDR FLUM designation. The applicant proposes to develop a mix of residential dwellings on the site consisting of apartments and townhome style units as desired within the HDR designation. A conceptual site plan and building elevations was submitted that depict how the site is proposed to develop (see Exhibits A.2 and A.6). Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 6 The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the 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. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district for Entrata Farms Subdivision (see Exhibit A.3). This project is proposed to develop in one phase. Dimensional Standards: The proposed plat and subsequent development is required to comply with the dimensional standards and building setbacks listed in UDC Table 11-2A-8 for the R-40 zoning district. All of the proposed lots comply with the minimum property size requirement. Zero lot lines should be depicted on the plat where buildings span across lot lines. To ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3-27B.1 are met, staff recommends the final plat for this development is recorded prior to submittal of any Certificate of Zoning Compliance applications. Subdivision Design & Improvement Standards: Compliance with the subdivision design and improvements standards listed in UDC 11-6C is required. Staff has reviewed the proposed plat and determined it to be in compliance with these standards. Existing Structures: There is a home and several accessory structures on this site. All structures are required to be removed prior to City Engineer signature on the final plat. Access/Traffic: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to collector and arterial streets is limited unless otherwise approved by City Council. One public street (N. Entrata Way) access is proposed via W. Franklin Rd., an arterial street, at the southern boundary of the site in the location recommended by ACHD; a right-turn lane is required to be constructed on W. Franklin Rd. for access to N. Entrata Way. Another access is available to the site via the extension of W. Perugia St., a local street at the east boundary of the site, with construction of a bridge over the Kennedy Lateral stubbing to the west boundary with a hammerhead turnaround. Staff recommends a driveway is provided on the north end of the site to the property to the west for cross-access and emergency access. A Traffic Impact Study (TIS) was submitted to ACHD for this project. Private Streets: If private streets are proposed for access within this development via W. Perugia St., a private street application is required to be submitted. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. Landscaping: Street buffers are required as set forth in UDC Table 11-2A-8 for the R-40 district and landscaped in accord with the standards listed in UDC 11-3B-7C. A 25-foot wide street buffer is required to be provided along W. Franklin Rd., an arterial street as set forth in UDC Table 11-2A-8. Per UDC 11-3B-7C.2, all residential buffers are required to be on a common lot, maintained by a homeowner’s association and shall be planted in accord with the standards listed in UDC 11-3B-7C. Due to the location of large power transmission lines along Franklin Rd., a 50- Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 7 foot wide landscape buffer is proposed along W. Franklin Rd. as depicted on the landscape plan to provide a more adequate separation between the development and the power lines. There are a total of 113-caliper inches of existing trees on this site that are being removed that require mitigation; a total of 57 trees at 2” caliper each are proposed for mitigation in accord with the standards listed in UDC 11-3B-10C.5. Common area & site amenities: All multi-family developments in residential districts that are over 5 acres in size are required to provide a minimum of 10% qualified open space and one site amenity per each 20 acres of development area as set forth in UDC 11-3G-3. Based on this requirement, a minimum of 1.82 acres of qualified open space and one site amenity is required. A total of 5.3 acres of qualified open space and 10 site amenities are proposed with this development, which meets and exceeds this requirement. The qualified open space & site amenity requirements listed in UDC 11-4-3-27C & D applies in addition to the aforementioned requirement (see analyses below in CUP section); the proposed open space exceeds UDC requirements. Waterways: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. The UDC (11-3A-6) allows irrigation ditches, laterals, canals and drains to be left open when used as a water amenity or linear open space; otherwise, they’re required to be piped unless waived by City Council. The City Council waived the requirement for the Kennedy Lateral to be piped due to its large capacity with the final plat for Umbria Subdivision, the development to the east (FP-06-011); however, the applicant proposes to pipe the facility with this development to alleviate any safety concerns. The applicant requests a waiver from City Council to not pipe the Purdam Drain and leave it open; fencing is proposed for safety purposes. The applicant states the reason for the request is that the drain is not fully contained within this property, some of the easement is on the neighbor’s property, and there is water in it a lot of the year. The UDC allows Council to waive this requirement when it finds that the public purpose requiring such will not be served and public safety can be preserved; or, for large capacity facilities. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A sidewalk was recently constructed along W. Franklin Rd., an arterial street with the road widening project by ACHD. A 5-foot wide attached sidewalk is proposed to be constructed along W. Perugia St. and N. Entrata Way, both local streets. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments; design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A- 18. 3. CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development consisting of 278 dwelling units (198 townhome style units and 80 typical apartment style units) in 2- and 3-story structures on 18.18 acres of land in an R-40 zoning district. A site plan was submitted that depicts how the site is proposed to develop (see Exhibit A.2). The 2 -story front-loaded townhome style structures are proposed along the west boundary of the site transitioning to the 3-story rear-loaded townhome style structures; the apartment style structures are proposed adjacent to Franklin Road along the entryway into the development. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 8 Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4- 3-27 apply to development of this site as follows: (Staff’s comments in italics)  A minimum of 80 square feet (s.f.) of private useable open space is requ ired to be provided for each unit. The applicant’s narrative states each unit will have between 80 and 120 square foot of private useable open space in the form of porches, patios or partially fenced yards in accord with this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The applicant’s narrative states one of the multi-family apartment style buildings will house a property management office along with a directory and map of the development. Cluster mailboxes are depicted on the landscape plan throughout the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of the directory map for the development, a maintenance storage area, and the other required items.  A minimum of 250 square feet of common area is required for each unit containing more than 500 and up to 1,200 square feet; and a minimum of 350 square feet of common open space is required for each unit containing more than 1,200 square feet of living area. Seventy-six of the units fall within the 500-1,200 square foot (s.f.) range and 202 units are over 1,200 s.f. Therefore, a minimum of 89,700 square feet (s.f.) or 2.056 acres of qualified (i.e. not less than 400 s.f. in area with a minimum length & width dimension of 20 feet) common open space is required overall. The open space exhibit and calculations in Exhibit A.5 depicts 231,010 s.f. or 5.3 acres of open space for the overall development which exceeds this requirement.  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes the following amenities: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development.  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3 -feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants. The landscape plan included in Exhibit A.4 complies with this requirement. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 9  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant should comply with this requirement and submit a recorded copy of the agreement to the Planning Division prior to issuance of Certificate of Occupancy.  A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. All buildings shall comply with this requirement.  All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. The applicant should comply with this requirement. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which requires 1.5 parking space per unit (at least 1 in a covered carport or garage) for 1-bedroom units; and 2 spaces per unit (at least 1 in a covered carport or garage) for 2- and 3- bedroom units. Based on the table below that depicts (60) 1-bedroom units, (16) 2-bedroom units and (202) 3-bedroom units, a minimum of 526 parking spaces are required, 278 of which are required to be covered. The preliminary plat in Exhibit A.3 depicts a total of 735 parking spaces proposed with 336 of those being covered in accord with UDC standards; this count actually exceeds UDC standards by 209 spaces, which should more than adequately serve this development. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11- 3C-5C. Based on 735 vehicle spaces proposed, a minimum of 30 bicycle spaces are required; a total of 32 spaces are proposed. Bicycle racks should be dispersed throughout the development so that parking is available near each of the structures. Transit: The applicant’s narrative states they have coordinated with Valley Regional Transit and that they would like to have a future location for a transit station on this site. Therefore, a commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C and will be reviewed with individual Certificate of Zoning Compliance application(s). Buffers to adjoining residential uses/districts are not required in the R-40 zoning district. Street buffer landscaping along W. Franklin Rd. is required to be provided with the subdivision improvements. Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping installed in accord with the standards listed in 11-3B-12C. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 10 Internal pathways are proposed through common areas and from buildings to sidewalks along streets. Pathway connections should be provided to adjacent properties to the east and west for pedestrian interconnectivity. The Police Dept. recommends pedestrian-scale lighting is provided along all pathways between buildings and within internal common areas for public safety. Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall privacy fence is proposed along the west boundary of the site; and a 2-rail fence is proposed 12.5 feet off the east boundary where the Kennedy Lateral is proposed to be piped. If Council approves the applicant’s requested waiver to leave the Purdam Drain open, fencing will be required to preserve public safety in accord with the standards listed in UDC 11-3A-6C. Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Republic Services. A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Republic Services expressed an issue with the location of one of the enclosures in Block 3. Building Elevations: Conceptual building elevations were submitted for the proposed multi-family structures as shown in Exhibit A.6; front and rear loaded 2- and 3-story townhome style and 3-story apartment style multi-family structures are proposed. The site plan in Exhibit A.2 depicts the location of these structures on the site. Building materials consist of stucco, brick, and varied colors in traditional tones. The architectural character of the structures is required to comply with the design standards listed in the City of Meridian Architectural Standards Manual and the Ten Mile Interchange Specific Area Plan. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards and should be substantially consistent with the concept elevations submitted with this application. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements and structures comply with the provisions of the UDC and the conditions in this report, in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the elevations, site plan and landscape plan submitted with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual and conditions of approval in Exhibit B. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: March 23, 2018) 3. Proposed Preliminary Plat & Phasing Plan (dated: March 23, 2018) 4. Landscape Plan (date: March 26, 2018) & Site Amenities 5. Open Space Exhibit 6. Proposed Building Elevations & Floor Plans Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 11 B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Park’s Department 6. Central District Health Department 7. Ada County Highway District 8. Idaho Transportation Department 9. Nampa & Meridian Irrigation District 10. Community Planning Association of Southwest Idaho C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 12 Exhibit A.1: Vicinity/Zoning Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 13 Exhibit A.2: Proposed Site Plan (dated: March 23, 2018) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 14 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 15 Exhibit A.3: Proposed Preliminary Plat (dated: March 23, 2018) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 16 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 17 Exhibit A.4: Landscape Plan (dated: March 26, 2018) & Site Amenities Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 18 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 19 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 20 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 21 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 22 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 23 Exhibit A.5: Open Space Exhibit Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 24 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 25 Exhibit A.6: Proposed Building Elevations Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 26 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 27 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 28 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 29 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 30 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Annexation & Zoning Comments 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Note: The Development Agreement shall be recorded prior to submittal of a Certificate of Zoning Compliance and Design Review application for the annexation area. 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 annexation. The DA shall, at minimum, incorporate the following provisions: a. The Kennedy Lateral, Purdam Drain and all irrigation ditches on the site shall be piped unless otherwise waived by Council or improved as an amenity or linear open space in accord with UDC 11-3A-6. b. Development of the site shall substantially comply with the site plan, preliminary plat, and building elevations included in Exhibit A; and the design standards listed in UDC 11-3A-19, the Architectural Standards Manual, and the Ten Mile Interchange Specific Area Plan; and the conditions in this report. 1.2 Site Specific Conditions of Approval – Preliminary Plat 1.2.1 All existing structures on the site are required to be removed prior to City Engineer signature on the final plat. 1.2.2 The preliminary plat included in Exhibit A.5, dated March 23, 2018, shall be revised as follows: a. Correct the setback to living area from 25 feet to 20 feet in the Site Data table in accord with UDC Table 11-2A-8. b. Correct note #1, “Common lots 54C 45C, Block 1 . . .” c. Depict the easements for the Purdam Drain and the Kennedy Lateral. d. Depict a cross-access easement to the west at the north end of the site for future interconnectivity and emergency access. e. Depict a zero interior lot line where buildings span across lot lines. 1.2.3 The landscape plan included in Exhibit A.5, dated March 26, 2018, shall be revised as follows: a. If not already, the storm swale along W. Franklin Road shall be vegetated as forth in UDC 11-3B- 11C. 1.2.4 If private streets are proposed within this development, a private street application shall be submitted to the Planning Division and approved concurrent with a final plat application. All private streets shall comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. 1.3 Site Specific Conditions of Approval – Conditional Use Permit 1.3.1 The site plan included in Exhibit A.4, dated March 23, 2018, shall be revised as follows: Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 31 a. Depict the property management office, maintenance storage area, central mailbox locations (including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be depicted on the site plan and shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. c. Disperse bicycle racks throughout the development so that parking is available near each of the structures. d. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments. e. Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas at the request of the Police Department for public safety. f. A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. g. Provide a driveway on the north end of the site to the property to the west for cross-access and emergency access. 1.3.2 The landscape plan included in Exhibit A.5, dated March 26, 2017, shall be revised as follows: a. Depict fencing along the Purdam Drain in accord with the standards listed in UDC 11-3A-6C to preserve public safety if Council approves a waiver to UDC 11-3A-6B allowing the waterway to remain open and not be piped. b. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments; provide landscaping adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. 1.3.3 The following site amenities shall be provided within this development as proposed: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development. Any variation from these amenities should be comparable, as determined by the Director. 1.3.4 The final plat for this development shall be recorded prior to submittal of any Certificate of Zoning Compliance applications to ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3- 27B.1 are met. 1.3.5 The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. A copy of this document shall be submitted to the Planning Division prior to issuance of Certificate of Occupancy for this development. 1.3.6 The design and locations of the trash enclosures are required to be approved by Republic Services (phone: 208-345-1265). A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 32 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-40 zoning district listed in UDC Chapter 2 District regulations. 1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.3.4 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. 1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B- 8C, and Chapter 3 Article C. 1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C (streets). 1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Architectural Standards Manual. 1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11- 3A-6B as applicable. 1.3.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 33 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for all future structures proposed on the site from the Planning Division, prior to submittal of any building permit applications. 1.5.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11- 5C-3C. 1.5.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years of the approval of this combined preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.5.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.7 The property owner shall sign the amended development agreement and return such to the City within 6 months of the Council granting this development agreement modification request as set forth in UDC 11- 5B-3D2. 1.5.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water mainline easements shall be dedicated per General Conditions of Approval #2.2.3 below 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 34 Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 35 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 36 3.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 3.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 3.10 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.11 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 3.13 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1. 3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 3.15 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 3.16 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. 3.17 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 3.18 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4. POLICE DEPARTMENT 4.1 Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas for public safety. 4.2 Provide a driveway on the north end of the site to the property to the west for cross-access and emergency access. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 37 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. Extend the right turn lane to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. 7.1.2 Close the existing driveway on Franklin Road located 750-feet west of Umbria Hills Avenue and replace with curb gutter and sidewalk to match the existing improvements. 7.1.3 Replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site. 7.1.4 Obtain pre-approval from the ACHD pavement cut committee for all pavement cuts to Franklin Road, as it is listed on the ACHD no cut moratorium through December 2022. 7.1.5 Construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5- foot wide concrete sidewalk within 47-feet of right-of-way. 7.1.6 Construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide. 7.1.7 Continue Perugia Street into the site, by bridging the Kennedy Lateral. Submit the bridge plans for the crossing of the Kennedy Lateral for review and approval prior to the pre -construction meeting and final plat approval. 7.1.8 Stub Perugia Street to the western property line 473-feet of Franklin Road (measured centerline-to- centerline). 7.1.9 Construct a hammerhead type turnaround for the Perugia Street temporary turnaround. Provide written fire department approval for the alternative turnaround design. Provide a temporary turna round easement on private Street A. Install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 7.1.10 Construct Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). 7.1.11 Construct a 30-foot wide curb return type driveway on Entrata Way located approximately 217 -feet north of Franklin Road. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 38 7.1.12 Construct four 26-foot wide curb return type driveways on Perugia Street to access the proposed private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. Street name and stop signs are required for the private roads. 7.1.13 Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 7.1.14 Payment of impact fees is due prior to issuance of a building permit. 7.1.15 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will revi ew the site plan and may require additional improvements to the transportation system at that time. Any change in the Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 39 planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 8. IDAHO TRANSPORTATION DEPARTMENT (ITD) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 40 9. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 41 10. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 42 Exhibit C: Legal Description & Exhibit Map Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 43 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 D. Required Findings from Unified Development Code 1. Annexation 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, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 19.07 acre property with an R-40 zoning district and develop 278 new multi-family units consisting of apartments and townhome style units at a gross density of 15.3 units per acre consistent with the HDR FLUM designation. Staff finds the proposed amendment complies with the applicable provisions of the Comprehensive Plan as noted above in Section VII and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-40 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds annexing this property with an R-40 zoning district is in the best interest of the City if the applicant develops the site in accord with the proposed plat. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. 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 developer at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. 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. 3. CONDITIONAL USE PERMIT (UDC 11-5B-6E) The Commission and Council shall base its determination on the Conditional Use Permit request upon the following: a. 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. Staff finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the R-40 district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of HDR for this site. c. 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. Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. 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. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. 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. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. 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 be detrimental to any persons, property or the general welfare of the area. h. 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. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. i DRIVEWAY ASPHALT PAVEMENT NOTE: 9' PAVEMENT WIDTH ADDED WITH PARALLEL PARKING 12' 26' 19' BACK TO BACK TO FACE OF GA DRIVEWAY .i 3" ROLLED CURB I PRIVATE ROAD SECTION 1 SCALE:NTS 4 36' BACK TO BACK ■ nASPH LT PAVEMENT 3" _��,;...r ..i..a.�-..�.�r•'�i �� 1►r b��rs'�'w�i+�w'�s'�ir�iw�r►w".r_! ROLLED CURB BASE SUB -BASE PUBLIC ROAD SECTION — 50' R/W SCALE: NTS PARKING LOT APARTMENT LAYOUT SCALE: 1" = 20' FRONT ENTRANCES _ PATIO PATIO PATIO 2 STORY 3 STORY 3 STORY 2 STORY 3 BEDROOM 3 BEDROOM 3 BEDROOM 3 BEDROOM 2GARAGE 1GARAGE 1GARAGE 2GARAGE m U GARAGES 7 GIRR MH -08 j ❑ F W RIM=2564.5" w CO mCL z 4 co w W ¢ U ik. ¢ CJ O r - 2 PARKING 1 PARKING 1 PARKING 2 PARKING ' (A z 0 s-' PRIVATE ROAD REAR—LOADED UNIT LAYOUT 4 4 SCALE: 1" = 20' CONNECT TO EXISTING PRESSURE 2 STORY 2 STORY 2 'STORY 2 STORY IRRIGATION 3 BEDROOM 3 BEDROOM 3 BEDROOM 3 BEDROOM 1GARAGE 1GARAGE 1GARAGE 1GARAGE % GARAGE : GARAGE GARAGE " GARAGE + FF 2 PARKING 2 PARKING `2 PARKING 2 PARKING +� y P `, A• & p q 7y U A I 26' ly PRIVATE ROAD �/ - � j 4 ` FRONT—LOADED UNIT LAYOUT 5 4 SCALE: 1" = 20' 4 % GIRR 569 0' W + RIM=25&9.0' LLI INV=2557.1' Ll LOTS 3-8 Ex. CONCRETE I I DITCH TO BE PIPED,/8 -STREET C -(PRIVATE)- j S SSMH-16 + R€M=2588.0' SSMH-17 I NV=2555.2' RIM=2567.5' ' GIRR MH G2 INV=2553.8' + RIM=25648.5 4 INV=2584.9" 4 s + Cl w. S r as s 4. x� SEEPAGE J f � ..SDS: . ,., pl . �; � � - •:• - P� 26' MT.4 4 tiff= GIRR MH -04 FFT77:M RIM=25147.0. , p ,yf LO KISS 7 i✓ % * GIRI RIM SSMH-13 INV RIM=2565.1' INV=2557.4' GIRR MH -06 y RIM=2588.0' KENNEDY LATERAL TO BE p v� INV=2563.2° PIPED /� % � SQ ��•; -�.� k SEEPAGE BED "',� kr :� ' � J . • .P r:; r r :,-pct!-r a r.•.; r _ p �r 4 ` 4 SSMH-12 4 } RIM=256 ISP, 4 INV=2558.6' I LM �r — < 8 SS ffi 4 `SSMH-15 RIM_2564.9'q' INV=2559.T SEEPAGE + BED SSMH-01 �Ss\W j ak �01STE,,? 45 SSMH-02 SSMH-03 RIM=2563.9' to ' RIM=256+1.6" RIM=2565.1' INV=2559.7' 5 INV=2558.8' INV -2557.9' m U 4 7 GIRR MH -08 j ❑ F W RIM=2564.5" I - rINV=2562.0''IL_f IRRIGATION SUPPLY TO NEIGHBOR PROPERTY l � ik 30 60 .20 180 Ldf + 2 O GATE FOR EMERGENCY VEHICLE ACCESS SSMH-20 I RIM=2570.1° f� m INV�2554,2' nrv=taoa,o I � f CONNECT TO EXISTING WATER AND SEWER I SEEPAGE BED p EX. POWER POLE (TYP.) ;.i 0 Il '1 y Z W d 0 AAL E,4,, �Ss\W j ak �01STE,,? 45 to ' 0, TE OF y CAR?� W Q m U ❑O W 7 j ❑ F W C!J w CO mCL z 4 co w W ¢ U ik. ¢ CJ (A z 0 C] z IL rn :g 00 0' W co z< - m < p] EE0C1' Rd ds:bUjte r Lu ui 00 C) cc 00 W 4 0 LU d o ZC\t W z cry < " Z m V) Q .rr ua dj W Oz LL o a o 0 Q I— J C z Z W V 1 W tn.L LL 1..L z I..i..l 0 ATTENTiON7 112 1 IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 112" ON 11x17 SHEET, THEN DRAW4NG IS NOT TO SCALE DATE: March 23. 2018 PROJECT: 170270 SHEET 4 OF 4 1 Chris Johnson From:Sonya Allen Sent:Tuesday, May 15, 2018 1:53 PM To:C.Jay Coles; Charlene Way; Chris Johnson Subject:FW: Entrata Farms - updated renderings for the staff report Attachments:2018.05.15 Entrada Cam003.jpg; 2018.05.15 Entrada Cam004.jpg; 2018.05.15 Entrada Erekson front.jpg Please include in the project file, thx From: James Doolin [ mailto:james@ldputah.com ] Sent: Tuesday, May 15, 2018 12:54 PM To: Sonya Allen Cc: jcarpenter@to-engineers.com ; Snyder, Jaime; Stover, Abbey Subject: Entrata Farms - updated renderings for the staff report Sonya, Attached please find the updated conceptual renderings we discussed yesterday for the Erekson (apartment-style) buildings at Entrata Farms. The updated renderings show the supporting posts under the porches. Please feel free to include in the staff report if you would like. T-O will also be sending over comments/requested changes to the staff report later today. I appreciate your help. Thanks, JAMES DOOLIN Partner 1338 South Foothill Drive #301 Salt Lake City, UT 84108 james@ldputah.com 801.649.3519 Vicinity Map ° 0.175 035 °Mlles 0 '.. Legend �Rore i Laccion _ WWAYE DR _ ofRarcels Meridian A-leALT Re 0 A_8 wpp¢y ltit. .v-m-^ -W.PoNiE AV2� •PWIN [�pNG'[ WPINE 11 R sz5 Aii .a W Ale A8 J R • 1DRT wxcruxo sr Al rxM 3 NI We ridCL . Z-- T r F AOY L CN F CL JO a CAIS ➢�IziF z� ks oI� a -ME IDIAN� Vicinity Map Legend �rRoj(e ci Locofion 0 'arcels Meridian 0 o.ns 035 0.7 Ivies WWAYE A8 a A-li Q 'j AA r 0 e- mm L a w" .......�-'WPINE AV'E W-PINEAVE ��... STna 9noo areWlAYlCN ALiA15 wievuno a7g= WncrunoST Al R'ae�P° 7\ CL ��V.�UIiY/YAVTir C G R 40 TN -C c _';ME — Ir