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PZ - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING March 19, 2019 DATE: TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0021 Pollard Subdivision (aka Central Valley Plaza) LOCATION: Off the northeast comer of SH -16 and W. Chinden Blvd., in the SW 1/4of Section 2 1, TAN., R. I W. 1. PROJECT DESCRIPTION Annexation and zoning of 77.33 acres of land with R-8 (21.95 acres) an C -G (55.38 acres) zoning districts; and Preliminary plat consisting of (75) building lots, (7) common lots and (4) other lots on 71.3 acres of land in the R-8 and C -G zoning districts for Pollard Subdivision. Page 1 11. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Current Zoning Proposed Zoning Lots (# and type; bldg/common) Phasing plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total buffer / qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) B. Community Metrics Details 71.3 MDR, MU -C and MU -1 Vacant/undeveloped land Mixed-use medical/professional, retail/commercial and residential RUT in Ada County R-8 and C -G 75 building/7 common/3 private common driveways Yes; 3 phases 74 SFR units (and 88 beds in an assisted living facilty) 3.4 gross/5.19 net 2.74 acres (12.6%) (residential only) 10' wide multi -use pathway, children's play structure An irrigation ditch runs along the southern boundary of this site; this site is not within the floodplain. December 18, 2018; 9 attendees None Description I Details Page Ada County Highway District • Staff report No (yes/no) • Requires ACHD Yes; scheduled for April 3, 2019 Commission Note: Franklin Sensors (the business on the adjacent property to the west) does Action (yes/no) not want the east1west collector street to be relocatedfurther to the north. Fire Service • Distance to Fire Station • Fire Response Time • Resource Reliability • Risk Identification • Accessibility Special/resource needs • Water Supply • Other Resources Police Service 2.5 miles from Fire Station #5 5 minutes under ideal conditions 77% from Fire Station #5 — does not meet the target goal of 85% or greater 4 — Current resources would not be adequate to supply service to this project (see comments in Section VILC Project does not meet all required access, road widths and turnarounds; roadways needs to be 26' wide for ladder truck access An aerial device is required; the closest truck company is 15 minutes travel time (under ideal conditions) — Fire Dept. can't meet this need in the required timeframe. Requires 2,250 gallons per minute for 2 hours NA Page 2 • Distance to Police 9 miles 0 Station Services • Police Response 5-7 minutes North McDermott Trunkshed Time • Estimated Project See application information • Calls for Service NA (site is currently in Ada County) • Accessibility No issues with the proposed access 13.62 • Specialty/resource No additional resources are needed at this time; the PD already services the needs area to the east Yes • Crimes with WW Master • Crashes Plan/Facility Plan Wastewater • Distance to Sewer 0 Services • Sewer Shed North McDermott Trunkshed • Estimated Project See application information Sewer ERU's • WRRF Declining 13.62 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concems Although this development falls within the North McDermott Trunkshed, mainlines that will provide service do not exist at this time. The Public Works Department has evaluated and conceptually approved the developers proposal to temporarily pump wastewater to the adjacent Black Cat Trunkshed to the East. The permanent Lift Station site, contemplated in the Meridian Wastewater Master Plan, is located north of the subject development and on the west side of N. Pollard Lane. However, the developer is proposing to locate the Lift Station in the northwest comer of the proposed development. The developer shall be required to work out the final design location with the Public Works Department, and deed the necessary land to the city with completion of the station The Lift Station shall be satisfactorily completed and accepted prior to the first occupancy permit being issued within the development. This development shall be required to install the permanent forcemain (dryline) under Chinden to facilitate an easy transition when service from the McDermott Trunkshed becomes available. Water • Distance to Water NA Services • Pressure Zone NA • Estimated Project See application information Water ERU's • Water Quality NA • Project Consistent NA with Water Master Plan • Impacts/Concems Water service being provided by Suez Water Idaho. Applicant will need to work closely with Suez and the City of Meridian to ensure that adequate water flow and pressures can be provide to the development to provide for domestic needs and fire Drotection. Page 3 C. Project Area Maps Future Land Use Map Legend 0 LeProject Location r I Lov� Density I I ��IPIUIJJP-�Residpntial C ediurn Density 7 Residential --1' Zoning Map Aerial Map Planned Development Map 111. APPLICANT INFORMATION A. Applicant: Brighton Investments, LLC — 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713 B. Owner: Tomlinson Familty Trust — 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713 C. Representative: Mike Wardle, Brighton Corporation — 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713 Page 4 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Public hearing notice sign posted on site Nextdoor posting V. STAFF ANALYSIS A. ANNEXATION & ZONING Planning & Zoning Posting Date 3/1/2019 2/26/2019 3/6/2019 2/26/2019 City Council Postine Date The Applicant requests annexation and zoning of 77.33 acres of land with R-8 (21.95 acres) an C -G (5 5.3 8 acres) zoning districts. A conceptual site plan and building elevations were submitted for the development, included in Sections Vll.E and F. Proposed Use Analysis: The proposed development will be anchored by a medical campus consisting of a 95K square foot (s.f.) medical office building which will eventually include a surgical center, free-standing emergency department and a 50 -bed hospital. Three (3) 48K s.f. professional office buildings, (2) buildings with 72K s.f. of "flex" office space, retail with a convenience store, (34) conventional single-family residential homes, (40) single- family residential independent living homes, and an 88 -bed assisted living facility. The Allowed Uses table in UDC Table I I -2A-2 for the R-8 zoning district lists single-family residential homes (attached and detached) as a principally permitted use; and a residential care facility as a conditional use subject to the specific use standards listed in UDC 11 -4-3 -29. The Allowed Uses table in UDC Table 11 -213-2 for the C -G zoning district lists healthcare or social services, professional services, flex space subject to the specific use standards listed in UDC 11 -4-3 -18 and retail as principal permitted uses; and hospitals as a conditional use subject to the specific use standards listed in UDC 11-4-3-22. Per the specific use standards, hospitals providing emergency care are required to have direct access on an arterial street — the access proposed will be via a collector street from SH -20/26 from which access is prohibited except at the half mile between section line roads. The City Council should determine if this meets the intent of the requirement; if so, it should be memorialized in the Development Agreement. Additionally, the specific use standards for flex space prohibit roll -up doors from being visible from a public street; the flex space buildings are proposed to have roll -up doors which will be visible from the collector street. Staff recommends the buildings be relocated so they each front on public streets (i.e. Waverton & Narbeth) or rotate the buildings 90 degrees with the rear of the structures facing each other; or some other alternative that allows compliance. Comprehensive Plan (https:llwww.meridianciU.oLgIcomqplan): This property is encompassed by three (3) different Future Land Use Map designations as follows: MDR (35+/- acres), MU -C (18+/- acres), W-1 (16+/- acres). See Future Land Use Map in Section 11. Cfor specific areas of each designation. The MDR (Medium Density Residential) designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 units per acre. Single-family Page 5 residential attached/detached homes at a gross density of 3.4 unitslacre and an 88 -bed assisted living facility are proposed in this area consistent with the MDR designation. The MU -C (Mixed Use — Community) designation allocates areas where community -servicing uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single -use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in MU -N (Mixed -Use Neighborhood) designated areas but not as large as in MU -R (Mixed Use — Regional) designated areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Office, flex -office and retail uses are proposed in the MU -C designated area. No residential uses are proposed in the MU -C area on this site; however, medium density residential uses were recently approved on the adjacent 12+1- acres directly to the east which consists of approximately 20% of the overall MU -C area in accord with the Comprehensive Plan. The MU -1 (Mixed Use — Interchange) designation calls out areas where construction of future SH- 16 interchanges is likely to occur and to acknowledge that this land will have a high degree of visibility. These areas will be served by highway interchange ramps and restricted local access. Uses in this area will need to be compatible with the impacts of a freeway interchange. However, these uses are not intended for high volume retail or uses that are better suited in neighborhood centers or commercial areas. The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic - generating uses away from the immediate vicinity of the interchange. A medical campus, surgical center, hospital and emergency care is proposed within the MU -I designated area consistent with uses desired in MU -I designated areas. Transportation: The Master Street Map (MSM) depicts a planned north/south residential collector street through this site generally from W. Chinden Blvd. to the northeast. The proposed plat depicts a north/south collector street (N. Levi Ave.) from Chinden Blvd. intersecting with an east/west collector street (W. Waverton Dr.) connecting to Fairbourne Subdivision to the east and N. Black Cat Rd., which is generally consistent with the MSM. Land Use: The proposed land use for this site is mixed use medical/professional, hospital, retail/commercial, flex space, nursing care facility and residential consistent with the associated FLUM designations. Comprehensive Plan Policies (https:llwww.meridiancily.oLgIcompplan): Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi -family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B) A mix ofsingle-family attached and detached homes are proposed within this development some of which will be age restricted 55+ which willprovidefor a diversity in housing types as desired. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development willprovide housing options in close proximity tofuture office and commercial uses planned to develop on the adjacent property to the south. • "Consider ACHD's Master Street Map (MSM) in all land use decisions." (3.03.04K) The MSM depicts a northIsouth collector roadway across this siteproviding accessftom SH -20126 to the northeast. The proposed street network is consistent with the MSM. • "Require open space areas within all development." (6.01.01A) Page 6 An open space exhibit is included in Section VITD that complies with the minimum UDC standards listed in UDC 11-3G-3. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01F) The proposed development is contiguous to the City and urban services can be provided to this development. • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) One (1) access is proposed via W. Chinden Blvd.ISH-20126, a state highway, at the ha�f mile between section line roads as allowed in UDC 11-3114B.2. Access points via theproposed collector streets should be limited as setforth in UDC 11-3A-3 to ensurepublic safety. Staff is of the opinion theproposed accesses shown in Section VITE are acceptable unless otherwise restricted by the City Council. • "Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian." (3.03.04H) VRT's long-term plan (ValleyConnect 2. 0) does not include any service along W. Chinden Blvd.ISH-20126 in this area. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) A pedestrian circulation plan is included in Section VIT G that depicts pedestrian walkways throughout the development and to adjacent propertiesfor interconnectivity. • "Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure, road and highway extensions, and to facilitate access management planning." (3.01.01J) The Applicant has been working with ITD on the proposed access via SH -20126 and with A CHD on the proposed internal roadways. • "Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit -oriented development as appropriate." (3.03.03D) Pedestrian walkways andproposed throughout the development; a multi -use pathway is proposed within the street buffer along SH -20126; VRT (ValleyConnect 2. 0) does not have any plansfor bus service along SH -20126; and bicycle lanes should be provided along collector streets. In reviewing development applications, the following items will be considered in afl Mixed Use areas, per the Comprehensive Plan (pgs. 23-24): (Staffs analysis in italics) "Residential densities should be a minimum of six dwellings/acre." As noted above, no residential uses are proposed on the subject MU- C designated area but residential uses have been approved on the adjacent property to the east. "Where feasible, higher density and/or multi -family residential development will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH -55, SH -16 or SH -69." This project is adjacent to two (2) state highways — SH -20126 and SH -16. The proposed development does not include high density andlor multi -family development; 74 medium density residential units and an 88 - bed assisted livingJacility are proposed, which will notprovidefor the density desired in close proximity to employment destinations such as this. "A conceptual site plan for the entire mixed-use area should be included in the application." A conceptual developmentplan was submittedfor theproposed mixed use development, included in Section VII.E. Page 7 "In developments where multiple commercial and/or office buildings are proposed (not residential), the buildings should be arranged to create some form of common, usable area, such as a plaza or green space." Green space is proposed within the medical campus and in the office portion of the development. A common usuable area should be providedfor each of these areas as envisioned. "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low- or medium -density residential development." The proposedplan depicts office uses as a transitionfrom more intense commercial uses to the planned medium density residential development to the east. A 25 -foot wide landscape buffer with a 6 -foot all wood fence is proposed along the east boundary of the commercial portion of the site to buffer thefuture medium density residential uses to the east. (Note: An additional 23 -foot wide common lot is proposed adjacent to this buffer on the residential property where the Harrell Lateral is located which will provide additional separation between the residential homes and commercial development.) "A mixed-use project should include at least three types of land uses [i.e. commercial (includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks, entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a case-by-case basis." The proposed development will at a minimum include commercial retail, office and residential uses as desired. "Community -serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." A hospital and associated medical offices are proposed within this development "Supportive and proportional public and/or quasi -public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." The proposedplan does not incorporate public andlor quasi -public spaces andplaces; the common area proposed in the residential portion of the development will be owned by the Homeowner's Association and does not satisfy this requirement. These types ofpublic spaces should be included in the mixed use designated area when it develops. "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed development is directly accessible to the adjacent residential neighborhood to the east and theproposed residential neighborhood on the northern portion of this site via an east /west collector street and existing rural homes on the adjacent properties to the north. Pedestrian walkways are provided along the collector streets within the site. "Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code." The proposedpreliminary plat depicts collector streets consistent with the Master Street Map. "Because of the existing small lots within Old Town, development is not subject to the Mixed -Use standards listed herein." The proposed development is not within Old Town; therefore, this provision is not applicable. In reviewing development applications, the following items will be considered in MU -C areas, per the Comprehensive Plan (pgs. 33-34): "Developments should comply with the general guidelines for development in all Mixed Use areas." See analysis above. 0 "All developments should have a mix of at least three land use types." Page 8 The proposed development contains a mix of uses as required (i.e. commerciallretail, healthcare, office, andflex-office). "Residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 units/acre." Residential uses (i.e. patio homes) were recently approved to develop on the adjacentproperty to the east and multi -family apartments are anticipated to developfurther to the east within the MU -C area totaling approximately 65% of the overall MU -C designated area; the overall density of the residential area with the apartments shouldfall within this range. "Non-residential buildings should be proportional to and blend in with adjacent residential buildings." The proposed assisted livingJacility incorporates a hip roof and is a single level similar to proposed adjacent single-family dwellings. The residential portion of the development is separatedfrom the commercial portion by a collector street which Stafffeels provides a "break "and doesn't require the residential and commercial buildings to be '�prqportional to " and "blend in " with. The 3 -story office structure proposed near the east boundary of the site adjacent to thefuture single-levelpatio homes will not be proportional nor will the blend in with adjacent residential buildings; therefore, staff recommends the office building is shiftedfurther to the west or to the north next to the street (Narbeth Dr.) to create more of a spatial separation between the uses; or decrease the height of the structure to 2 - stories. • "Vertically integrated structures are encouraged." No vertically integrated structures are proposed. • "Unless a structure contains a mix of both residential and office, or residential and commercial land uses, a maximum building size should be limited to a 30,000 square -foot building footprint." All of the structures within the MU -C area areplanned to be below 30, 000 s.f • "Supportive and proportional public and/or quasi -public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area are required. Outdoor seating areas at restaurants do not count towards this requirement." These types of spaces andplaces should be provided. • Where the development proposes public and quasi -public uses to support the development above the minimum 5%, the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint." Not applicable In reviewing development applications, the following items will be considered in MU -I areas, per the Comprehensive Plan (pgs. 33-34): • "Land uses within the MU -1 areas and adjacent to the SH- 16 corridor should be carefully examined for their potential impacts on existing and designated neighborhood centers and commercial activity areas." The proposed development is thefirst commercial development in the nearby vicinity; no neighborhood centers are designated or exist in this area. • "A traffic impact study may be required for larger developments in these areas." A TIS was completedfor this development and has been reviewed by A CHD and ITD. • "Vehicular access points should be prohibited near interchange ramps. Future uses should be planned to integrate with a frontage/backage road type circulation system." No access points via SH -20126 areproposed west of the Levi Ave. access near the SH -16 interchange; a collector streetfrontage road is proposed parallel to SH -20126. Page 9 "Any new development at or near MU -1 areas should promote a nodal development pattern where buildings are clustered, off-street parking is screened in the rear of the parcel and, where practical, development is inter -connected with adjoining parcels." Buildings within the MU -I area are clustered but because the area lies between two roadways, the parking cannot be screenedfrom both roadways. "The SH- 1 6/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River (the other being Linder Road). As such, buildings, landscaping, and other design features at this interchange need to reflect Meridian's heritage, quality, and character." "Design of the SH -1 6/US 20-26 interchange and the adjoining land uses must give special consideration to the more scenic and environmentally sensitive area on the north side of US 20-26. The more intensive land uses should be sited on the south side of US 20-26." "Regional ridesharing, park-and-ride and transit transfer facilities are strongly encouraged within the SH-16/US 20-26 W-1 area." No such uses are proposed but are encouraged. Because this area is rapidly transitioning with urban development, staff recommends the applicant should coordinate with A CHD to determine if a park and ride lot is desired in the area. "The MU -1 area at Ustick Road, west of SH -16, should minimize retail and auto -oriented services and transition rapidly from the interchange to the more rural, low density character intended along the county line. (Examples of uses include middle or high schools, post office or library branches, office uses, row house/patio home developments, athletic clubs, etc.)" "The following types of appropriate uses and themes are envisioned at the two interchange locations along SH -16: 0 US 20-26: Commuter Services, Technology/Research, Business Park 0 Ustick Road: Educational, Civic, Light Retail, Residential" Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-8 and C -G zoning districts and proposed development is generally consistent with the MDR, MU -C and MU -1 FLUM designations for this site. The proposed annexation area is contiguous to City annexed property to the east and is within the Area of City Impact Boundary. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-651 IA. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. B. PRELIMINARY PLAT The proposed preliminary plat consists of (75) building lots, (7) common lots and (4) other lots consisting of (2) private streets, (1) common driveway and (1) future right-of-way on 71.3 acres of land in the R-8 and C -G zoning districts for Pollard Subdivision. Note: Staff has verified that the out -parcel at the southeast corner of the site is an "original parcel of record" as defined by UDC I ]-]A-] per the deedfrom 1961. As such, it's not required to be included in theproposed subdivision. Page 10 Existing Structures/Site Improvements: There are no existing structures on this site. Dimensional Standards (UDCLL-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and Table 11-2B-3 for the C -G district. Phasing Plan: The subdivision is proposed to develop in 3 phases as shown on the phasing plan in Section VII.B. Uses proposed in each phase are as follows: Phase I will include a 95K square foot (s.f) medical office, a 12K s.f. convenience store (retail), a 48K s.f. office and a 36K s.f, flex office and is slated to open mid/late 2020. Phase 2 will include a I OK s.f. emergency room, 50 bed hospital, 50K s.f. medical office building, (2) 48K s.f. offices and a 36K s.f. flex office and is slated to open mid/late 2022. Phase 3 will include 74 conventional single-family residential units and independent living units for 55 and older and an 88 -bed assisted living facility — date yet to be determined. Access (UDC 11-3A-3, 11-3H- : One full access is proposed for the development via N. Levi Ave., a collector street, from W. Chinden Blvd./SH-20/26; direct lot access via W. Chinden Blvd./SH-20/26 is prohibited per UDC 11 -3H -4B.2. Another access will be provided from the east via W. Waverton Dr., a collector street, through Fairboume Subdivision from N. Black Cat Rd.; signalization of the Black Cat/Chinden intersection is expected to be completed in 2020 with the Costco road improvements. Waverton Dr., which parallels SH -20/26 and serves as a backage road, will provide connectivity and access to all properties fronting the state highway in this area in accord with UDC 11-31-14B.3. Due to the increase in trips generated by the proposed development, lTD is requiring mitigation improvements as detailed in their letter (see Section V11K), which includes but is not limited to dedication of 12 feet of right- of-way for a westbound right turn lane onto Levi Ave. to be constructed prior to Occupancy and installation of a traffic signal with emergency pre-emption. Old School Lane, an east/west private street that lies on the adjacent properties to the north along the northern boundary of this site currently provides access to the five existing homes on the rim from Pollard Ln. Two private streets (i.e. N. Restucci Ave. and N. Schwenkfelder Ave.) are proposed from internal public streets to Old School Lane for access to these properties; Staff recommends these streets are public, not private, as it's not the intent of the UDC to approve private streets for single-family developments except in limited circumstances (see UDC 11-3F-1 for more information). Additionally, if and when the properties on the rim re -develop, public street access should be available. The existing easements/right-of-way depicted on Sheet PPI.1 of the plat where the existing public street that serves the Franklin Sensors property to the west is located are required to be vacated. This access was negotiated with ITD with removal of the Pollard/Chinden access. Because the location of this roadway impacts development of this site (i.e. it runs through the middle of the planned medical campus area), the Applicant proposes to relocate the street further to the north. Because Franklin Sensors ,d opposes the relocation of the street, the ACHD Commission will hear this item on April 3 A cross -access easement and driveway should be depicted on the plat (or granted through a separate recorded easement) to the out -parcel at the southeast corner of the site (#S0421438700) for access in accord with UDC 11 -3A -3A.2. Common Driveways (UDC 11-6C- : One (1) common driveway is proposed on Lot 62, Block I for access to Lots 63 and 64, Block 1; comply with the standards listed in UDC 11 -6C -3D. An exhibit is required to be submitted with the final plat Page 11 application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property fine away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5 -foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s) is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Parking (UDC 11-3 : Off-street parking is required to be provided for single-family detached/attached and age restricted dwellings based on the number of bedrooms per unit [SFR attached/detached: I -bedroom requires 2 per unit with at least I in an enclosed garage (other space may be enclosed or a minimum 10' x 20'parking pad), 2-, 3-, and 4 - bedroom units require 4 per unit with at least 2 in an enclosed garage (other space(s) may be enclosed or a minimum 10' x 20' parking pad(s); age restricted requires 2 per unit with at least I in an enclosed garage for 2+ bedroom units]; parking for the assisted living facility is required based on the number of beds (i.e. 0.5 space per bed), as set forth in LJDC Table 11 -3 C-6. Off-street parking for non-residential uses in commercial districts is based on the square footage of the gross floor area (i.e. I space for every 500 s.f.) as set forth in UDC 11-3C-6B.I. Pathways (UDC LI -3A-8): Pathways are required to be constructed in accord with the standards listed in LJDC I I -3A-8 with landscaping on either side of the pathway(s) per the standards listed in UDC 11 -313- 1 2C. A I 0 -foot wide detached multi -use pathway is required within the street buffer along SH -20/26 as proposed. If the pathway will not be located within ITD right-of-way, a public use easement is required; coordinate the details of the easement with Kim Warren, Park's Department (208-888-3579). A pedestrian circulation plan has been submitted as shown in Section Vll.G in an effort to distinguish pedestrian from vehicular use areas for safety. The plan depicts pedestrian walkways to main building entrances from adjacent sidewalks along streets. Sidewalks (UDC H -3A-1 7): Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC I I -3A- 17. Detached sidewalks are proposed throughout the development in accord with UDC standards. Parkways (UDCL1-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC I I -3A- I 7E. Eight -foot wide parkways are proposed throughout the development in accord with UDC standards. Landscaping is required to be provided within parkways per the standards listed in UDC 11 -3B-7C. Landscaping (UDC Ll -3B): Street buffer landscaping is required to be provided as set forth in UDC Table I 1 -213-3 for the C -G district and I I -2A-6 for the R-8 district and planted in accord with the standards listed in UDC 11 -3B-7C. A 35 -foot wide street buffer is required along W. Chinden Blvd./SH-20/26, an entryway corridor; a 20 -foot wide street buffer is required along N. Levi Ln. and W. Waverton Dr., both collector streets; and a 10 -foot wide street buffer is required along local streets in the C -G district (buffers are not required along local streets in the R-8 district). The street buffer landscaping depicted on the landscape plan in Section VILC complies with UDC standards except for the N. Levi Ln. buffer which is short one (1) tree; the landscape plan should be revised to include one additional tree in the buffer. Additionally, the street buffer along SH -20/26 where the hospital is located is required to incorporate noise abatement in the form of a berm or a berm and wall combination that is a minimum of 10 feet higher than the elevation at the centerline Page 12 of the state highway as set forth in UDC 11-3H-41); the landscape plan should be revised accordingly and an exhibit should be submitted that depicts the cross-section of the berm and/or wall in relation to the centerline of the highway. Street buffers in residential districts are required to be placed in a common lot and maintained by the Homeowner's Association; street buffers in commercial districts are required to be placed in a common lot or a permanent dedicated buffer maintained by the property owner of business owner's association per UDC 11 -3B -7C.2. The plat should be revised accordingly. A 25 -foot wide landscape buffer to adjoining residential uses is required on the C -G zoned portion of the site to future single-family homes to the east as proposed landscaped per the standards listed in UDC I I -3B-9C. Because of the high intensity of commercial uses proposed on this site, Staff recommends additional trees (i.e. a mix of evergreen and deciduous) are provided within the landscape buffer to result in barrier that allows trees to touch at maturity in accord with UDC 11 -3B -9C.1 in addition to the proposed landscaping and fencing. Qualified Open Space (UDC 11-3G): A minimum of 10% (or 1. 8 acres) qualified open space is required to be provided for the single-family residential portion of the development based on 17.97 acres of land per the standards listed in UDC I I -3G-3B. A qualified open space exhibit was submitted as shown in Section VII.D that depicts 2.19 acres (or 12.19%) of open space in excess of UDC standards consisting of parkways along all streets, a collector street buffer and common area in excess of 50' x 100' in area. Qualified Site Amenities (UDC LI -3G): A minimum of one (1) qualified site amenity is required to be provided for the single-family residential portion of the development based on 17.97 acres of land per the standards listed in UDC 11 -3G -3C. A children's play structure is proposed as an amenity in the common area depicted on the qualified open space exhibit as play area. Waterways (UDC LII -3A-6): A waterway runs along the southern portion of this site and is proposed to be piped with this development in accord with the standards listed in UDC 11 -3A -6B.3. Fencing (UDC 11-3A-6, LIJA-7): All fencing constructed on the site is required to comply with the standards listed in UDC I I -3A-7. A 6 -foot tall wood privacy fence is proposed along the north, east and west boundaries of the residential portion of the site in accord with UDC standards. The developer is required to construct fencing abutting pathways and common open space lots in residential areas to distinguish common from private areas; therefore, the landscape plan should depict fencing accordingly. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC I 1-3A-2 1. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B belowfor Public Works comments/conditions. Although this development falls within the North McDermott Trunkshed, mainlines that will provide service do not exist at this time. The Public Works Department has evaluated and conceptually approved the developer's proposal to temporarily pump wastewater to the adjacent Black Cat Trunkshed to the East. This development shall be required to install the permanent force main (dryline) under Chinden to facilitate an easy transition when service from the McDermott Trunkshed becomes available. This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Okas Lift Station Pump Upgrades pursuant to meridian city code section 8-6-5. Page 13 Water service being provided by Suez Water Idaho. Applicant will need to work closely with Suez and the City of Meridian to ensure that adequate water flow and pressures can be provide to the development to provide for domestic needs and fire protection. Pressurized Irrigation System (LTDC LI -3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. Storm Drainage (UDC 11-3A-18: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11 -3A- 18. Building Elevations (UDC 11-3A-19 I Architectural Standards Manua -0: Conceptual building elevations were submitted for the proposed 2-4 story hospital, 3 -story medical office buildings, 3 -story office buildings and 2 -story flex -tech buildings as shown in Section VII.F. All single-family attached structures, the assisted living facility and all commercial structures are required to comply with the design standards listed in the Architectural Standards Manual. Submittal and approval of a Certificate of Zoning Compliance and Design Review application is required prior to issuance of building permits. Single-family detached structures are exemptfrom this requirement. VI. DECISION A. Staff - Staff recommends approval of the proposed Annexation & Zoning with the requirement of a Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with the Findings in Section IX. Page 14 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map h3" 9233 WEST STATE STREET I BOISE,IE)83714 1 208,639.6939 1 FAX208-639,693D Jan uary 10, 2019 Project No.: 18-136 Exhibit A Legal Description for Annexation Into City of Meridian A parcel of land being all of the Southeast 1/4 of the Southwest 1/4, a portion of the Southwest 1/4 of the Southwest 1/4 and a portion (if the Southwest 1/4 of the Southeast 1/4 of Section 21, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho and being more particularly described as follows-. 13EGINNING at a found aluminum cap marking the South 1/4 corner of said Section 21, which bears S89'2T17"E a distance of 2,609.39 feetfrom a found aluminum cap marking the Southwest corner of said Section 2 1; Thence following the southerly line ofsaid Southwest 1/4, N89'27'17"W a distance of 1,329.64 feet; Thence leaving said southerly line, NOO'34'56"E a distance of 1,317.37 feet to a point on the centerline of Pollard Lane and being on the northerly live of the South 112 of the Southwest 1/4 of said Section 21; Thence leaving 5aid centerline and following said northerly line, S89'27'06'E a distance of 1,328.59 feet to a found 5/8,inch rebar marking the Northwest corner of the Southwest 1/4 of the Southeast 1/4; Thence leaving said northerly line and -blio-wing the northerly line of said Southwest 1/4 of the Southeast 1/4, S89*2Y25"E a distance of 1,305,33 feet to a found 5/8 -inch rebar marking the Northeast corner of said Southwest 1/4 of the Southeast 1/4; Thence leaving said northerly line and Ulowingthe easterly line of said Southwest 1/4 of the Southeast 1/4, S00427'1 VW a distance of 1,060.37 feet to a found 5/8 -inch rebar; Thence leaving said easterly line, N89'25'31"W a distance of 4DO-00 feet; Thence SOG'27'11"W a distance of 255.00 feet to the southerly line of the Southeast 1/4 of said Section 21; Thence following said southerly line, N89'25'31"W a distance of 907.25 feet to the POINTOF BEGINNING. Said parcel contains a total of 77.328 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by thi5 reference is made a part hereof, ENGINEERS I SURVEYORS I PLANNERS Page 15 LEGEND IS FOUND ALUMINUM CAP FOUND 5/8—INCH REBAR CALCULATED POINT ANNEXATION AND ZONING BOUNDARY —SEC71ON LINE ADJACENT BOUNDARY LINE Unplatted CENTER—SOUTH 1/15 CORNER SE 1/16 CORNER 7'06"E 1328.59'—O—ld. S89'2 -0'25'E 1305.33' _j Annexation Area: CL n 77.328± AC. A?N, S0421347100 & N89'25'31'W CL S0421439400 40D,00' r_ Current Zoning: RUT S07 27'11 'W 41111,110' 20 21 1279.7w 21 AN 29 28 Nag' 7'17'W 2600Z9, W. Chinden Bnuievard 28 N89'25'31'W 907 -25' -- BASIS OF BEAWNG— I I POINT OF BEGINNING FOUND ALUMINUM CAP �FOUND ALUMINUM CAP tsouTHWEST CORNER SOUTH 1/4 CORNER LuhrSubdimion SECTION 21 Peregrine Heights Subdivision SIECTION 21 CL mmm) N 0 DO 1000 EN61NIEERS suRvEVOR5.PLANNEAS Plan Scale 9233wEsTsiATESTREF WL�� IDAHGO2114 P140ME Exhibit B FAX (20) G39 -0-W I Annexation into City of Meridian QATE! 0VWA0j§ pao)[CF: 33.n$ Tomlinson Fa mily Trust - 0 W - Chind e n Bou leva rd SHEET: I OF I Situated in the S1/2, SVVI/4 and SWI/4, SEI/4, Section 21, TAN, R,IW., B.M., Ada CountV, IdahO Page 16 k.m 9233 WEST STATE STREET I BOISE,ID83714 1 208-639.6939 1 FAX208.639,6930 MING01,41=1=12 January 10, 2019 Project No.; 18-136 Exhibit A Lega I Descripti on for Rezone to R-8 A parcel of land being a portion of the South 112 of the Southwest 1/4 and a portion of the southwest 1/4 of the Southeast 1/4 of Section 21, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found aluminum cap marking the South 1/4 comer of said Section 21, which bears S89'27'17"E a distance of 2,609.39 feet from a found aluminum cap marking the Southwest corner of said Section 21; Thence followingthe southerly line of said Southwest 1/4, N89'27'17'W a distance of 1,329-64 feet; Thence leaving said southerly line, MOO'34'56"E a distance of 97G,87 feet to a point on the centerline of Pollard Lane and being the POINT OF BEGINNING, Thence following said centerline, N-OW34'56"E a distance of 346.50 feet to the northerly Hne of the South 1/2 of the Southwest 114 of said Section 21; Thence following said northerly line, S89'27'06"E a distance of 1,328.59 feet to a found 5/8 -inch rebar marking the Northwest corner of the Southwest 1/4 of the Sautheast 114 of said Section 21; Thence leaving said northerly line and following the northerly tine of the Southwest 1/4 of the Southeast 1/4 of said Si2ction 21, S89'2(Y25" E a distance of 1,305,33 feet to a found 5/9 -inch rebar marking the Northeast corner of said Southwest 1/4 of the Southeast 1/4; Thence leaving said northerly line and totlowing the easterly 11ne of said southwest 1/4 of the Southeast 1/4, SOT27 11"W a distance of 538.56 feet; Thence leaving said easterly line, N89'32'49"W a distance of 17.78 feet; Thence 236.10 feet alongthe arc of a circular curve to the right, said curve having a radlus of 270,00 feet, a delta angle of 50'06'08", a chord bearing of N6429'45"W and a chord distance of 228.65 feet; Thence 235.13 feet along the arc of a reverse circular curve to the left, said curve having a radius of 270.00 feet, a delta angle of 49'53'44", a chord bearing of N64'23'33"W and a chord distance of 227.77 feet; Thence 1489'20'25"W a distance of 865.64 feet; Thence 19.02 feet along the art of a ciicular curve to the left, saI6 curve having a radius of 9,778.50 feet, a delta angle of 00'06!41", a chord bearing of N89'23.'4VW and a chord distance of 19.02 feet; Thence N89'27(16"W a distance of 1,318.95 feet to the POINT OF BEGINNING. ENGINEERS I SURVEYORS I PLANN�11S Page 17 Said parcel contains a total of 21-947 acres, more or less, and is subject to all existrg easements and/or rights-of-way of record or implied. Attached hereto is Exhibit a and by this reference is made a part hereof, 124figj ow OF -OF ,t).Z011 Page 18 PAGE 12 LEGEND POINT OF BEGINNING aj 4� Z FOUND ALUMINUM CAP CURVE TABLE FOUND 5/8—INCH REBAR CALCULATED POINT R DIU5 ANNEXATION AND ZONING BOUNDARY DELTA o EBRG —SECTION LINE C1 ADJACENT BOUNDARY LINE POINT OF BEGINNING aj 4� Z 11 np l,a led L5B9'27'06"E 132B,5V-0'd5cho Rezcne Area: NOV34'513"E 21.947± AC. 346.50' APN:S0421438400 (Por.) N8927'0" 1318 I cENTER—SOUTH 1 'ORNER SE 1/16 CORNER S89'20'25"E 11305�33' Current Zoning: RUT Proposed Zoning: R-8 NOW20'25'W 865.64' 17.78' Unplatted I T 2 1 1279 75' 1.329.64' 29 28 N09'i7'17"W ' 2609.39' W. ChInden Boulevard UASIS OF 13EARI NG FOU N D ALUMINUM CAP SOUTHWEST CORNER SECTION 21 h3n- swore] ENGINEERS . SURVEVORS. PLONER'. 9213 WEST STATE 5TAffF BOISE- IDA40 93714 P"DNE 12MI&M-44339 FAX 1208) 639-6530 DATE: y1licl/Z019 PKDJECT� SHEET: I OF I 21 AN __. I — — 'T'28 F -- 13 (U t� 7EL C: mo) 1JOINT OF COMMENCEMENT �QUND ALUMINUM CAP SOUTH 1/4 CORNER SECTION 21 N 0 250 500 1000 Plan Scale Exhibit B Rezone to R-8 Tomlinson Fa rn ily Trust - 0 W. Chinden Boulevard Skuated in theS112,SWI/4 and SWI/4, SE1/4, SectioR21, T,4N., RAW., B.M., Ada County, Idaho Page 19 CURVE TABLE CURVE R DIU5 LENG H DELTA o EBRG CMORJD C1 270,0W 23610' 5go6'08" KCHORD N64�29'45W 228.6 C2 OD' 2--lo.-O" 235.13' Aws3'44" NA423'3.T,W 227J7' PC23+97'78.50- 19,02' (rC6'41' '41 N89 -2.3-46-W 19.02' 11 np l,a led L5B9'27'06"E 132B,5V-0'd5cho Rezcne Area: NOV34'513"E 21.947± AC. 346.50' APN:S0421438400 (Por.) N8927'0" 1318 I cENTER—SOUTH 1 'ORNER SE 1/16 CORNER S89'20'25"E 11305�33' Current Zoning: RUT Proposed Zoning: R-8 NOW20'25'W 865.64' 17.78' Unplatted I T 2 1 1279 75' 1.329.64' 29 28 N09'i7'17"W ' 2609.39' W. ChInden Boulevard UASIS OF 13EARI NG FOU N D ALUMINUM CAP SOUTHWEST CORNER SECTION 21 h3n- swore] ENGINEERS . SURVEVORS. PLONER'. 9213 WEST STATE 5TAffF BOISE- IDA40 93714 P"DNE 12MI&M-44339 FAX 1208) 639-6530 DATE: y1licl/Z019 PKDJECT� SHEET: I OF I 21 AN __. I — — 'T'28 F -- 13 (U t� 7EL C: mo) 1JOINT OF COMMENCEMENT �QUND ALUMINUM CAP SOUTH 1/4 CORNER SECTION 21 N 0 250 500 1000 Plan Scale Exhibit B Rezone to R-8 Tomlinson Fa rn ily Trust - 0 W. Chinden Boulevard Skuated in theS112,SWI/4 and SWI/4, SE1/4, SectioR21, T,4N., RAW., B.M., Ada County, Idaho Page 19 kin9233 WEST STATE STREET I BOISE,ID83714 1 208.639.5939 1 FAX208-639-5930 February 15, 2019 Project No.: 18-136 Exhibit A Legal Description for Rezone to C -G A parcel of land being a portion of the South 1/2 of the Southwest 1/4 and a portion of the Southwest 1/4 of the Southea5t 1/4 of Section 21, Township 4 North, Range I West, Boise Meridian, Ada County, Idaho and being more particularly describ2d as VIOWS: BEGINNING at a found aluminum cap marking the South 1/4 corner of said Sectton 21, which bears S99'27'17"E a distance of 2,G0939 feet from a found aluminum ca p marking the Southwest corner ofsaid Section 21; Thence folloWing the southerly line of said Southwest 1/4, N89 -27'17"W a distance of 1,329.64 feet; Th en ce leavi n g sa id so ut he rly I i ne, N 00'34'56" E a d i sta n ce of 9 70.87 feet to a poi nt on th e ce nte ri i n e of Pollard Lane; Thence leaving said ceriterline, 599'27'06"E a distance of 1,318.95 feet; Thence 19.02 feet along the arc of a circular curve to the right, said curve having a radius of 9,77&50 feet, a delta angle of 00'06'41", a chord bearing of 589'23'46"E and a chord distance of 19.02 feet; Thence SF,9'20'25"E a distance of 865.64 feet; Thence 2S5.13 feet alongthe arc of a circular curve to the right, said curve baving a radius of 270.00 feet, a deltaangle of 49'53'44", a chord bearing of S64*23'33'E and a chord distance of 227.77 feet; Thence 236-10 feet along the arc of a reverse circular curve to the left, said curve having a radius of 270.00 feet, a delta angle of 50'06'08", a chord bearing of 564'29'45"E and a chord distance of 229-65 feet; Thence S89'32'49"E a distance of 17.78 feet to the easterly line of the Southwest 1/4 of the Southeast 1/4 of said Section 21; Thence following said easterly line, SOO'27'11"W a d1stance of 521.79 feet to a found 5/8 -inch rebar; Thence leavingsaid easterly line, N89'25'31"W a distance of 400.00 feet; Thence S00'27'11'W a distance of 255,00 feet to the southerly line of the Southeast 1/4 of said Section 21; Thence following said southerly line, N89'25'3 1"W a distance of 907.25 fe2t to the POINT OF BEGINNING. Said p2rcel contains a total of 55.381 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied. L GIs Attached hereto is Exhibit B and by this reference is made a patrit hereof - ENGINEERS SURVEYORS I PLANNERS Page 20 — CD 12459'j D Dy LEGEND 1�27 t4e,3. 27'17'�W2.60S BASIS OF BEARING - I FOUND ALUMINUM CAP -SOUTHWEST CORNER SECTION 21 ParegrTne Hetights Subdivision cm D S6')'27'a5*E 131B. FOUND ALUMINUM W 0 FOUND 5/5 -INCH REBAR A CALCULNTIED POINT RADIUS —ANNEXATION AND ZONING BOUNDARY DELTA _SEUON LINE CHORD AD�ACENT BOUNDARY LINE 1�27 t4e,3. 27'17'�W2.60S BASIS OF BEARING - I FOUND ALUMINUM CAP -SOUTHWEST CORNER SECTION 21 ParegrTne Hetights Subdivision cm D S6')'27'a5*E 131B. 0 CURVE RADIUS LENGTH DELTA CHORD BRE CHORD ci 270.00' 236.10' ST06'08' SW29'45-E 228.65' C2 270.00' 235.1.3' 49'55'4-e 'SW23'33"E 227.77' C3 977B.50' 19.02' T0641" S89'23'46"E => b 0 Z1 1�27 t4e,3. 27'17'�W2.60S BASIS OF BEARING - I FOUND ALUMINUM CAP -SOUTHWEST CORNER SECTION 21 ParegrTne Hetights Subdivision cm D S6')'27'a5*E 131B. Unplatted B65.&V Rezone Area: 55,381± AC. APN: S0421347100 & 50421438400113or.) Current Zon i ng: RUT Proposed Zoning: C -G SW27'1 I'W 1429.64' 21 — IQ W. Chinden Boulevard '"k 28 N89'26'31"W 907.25 — ", a ".h N 1. J EW�IKEERS - SURVEY0115 PLANNER-' 9233 WFST STATE STMET E�015F, IDAHO W714 PHONE FAX Pas) SnAml) DATE; 71,2019 PROACI; is -Ila SHEET: 1 OF I S89'32'4' 17. cm N159,25,31 400.00' POINT OF BEGINNING FOUND ALUMINUM CAP Ltjhr Subdivision SOUTH 1/4 CORNER SECTION 21 _Q N 0 250 5DO 1000 Plan Scale Exhibit B Rezone to C -G Torn hinsor Fa m i ly Trust - 0 W. Chinden Baulevard Situated in the 51/2, SW1/4 a nd SWI/4, SE1/4, Section 21, T41N., 9.1W., B.M., Ada County, Idaho Page 21 CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD BRE CHORD ci 270.00' 236.10' ST06'08' SW29'45-E 228.65' C2 270.00' 235.1.3' 49'55'4-e 'SW23'33"E 227.77' C3 977B.50' 19.02' T0641" S89'23'46"E Unplatted B65.&V Rezone Area: 55,381± AC. APN: S0421347100 & 50421438400113or.) Current Zon i ng: RUT Proposed Zoning: C -G SW27'1 I'W 1429.64' 21 — IQ W. Chinden Boulevard '"k 28 N89'26'31"W 907.25 — ", a ".h N 1. J EW�IKEERS - SURVEY0115 PLANNER-' 9233 WFST STATE STMET E�015F, IDAHO W714 PHONE FAX Pas) SnAml) DATE; 71,2019 PROACI; is -Ila SHEET: 1 OF I S89'32'4' 17. cm N159,25,31 400.00' POINT OF BEGINNING FOUND ALUMINUM CAP Ltjhr Subdivision SOUTH 1/4 CORNER SECTION 21 _Q N 0 250 5DO 1000 Plan Scale Exhibit B Rezone to C -G Torn hinsor Fa m i ly Trust - 0 W. Chinden Baulevard Situated in the 51/2, SW1/4 a nd SWI/4, SE1/4, Section 21, T41N., 9.1W., B.M., Ada County, Idaho Page 21 B. Preliminary Plat (date: 1/ 10/2019) & Phasing Plan POLLARD SUBDIVISION PRELIMINARY PLAT A ""S - W -W " A P-1- OF THE SOUTHEAST OFTHESOUITHWESTI" AND THE SOUTHWEST 114 OF THE SOUTHEAST 114 OF SECTION 21, TGWNSHIP4 NORTH, RANGE I WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO RUT PHASING MAP I LEMD PHASE 3 AN E I L; PIH!Ait�2 4 --7-,Jpp CNINDEN BLVD p CENTRAL VALLEY PLAZA INV BPJGHTON Pollard Subdivision Page 22 Page 23 %; POLLARD SUBDIVISION Page 23 C. Landscape Plan (date: 1/10/2019) I ........... J NVffl i�F MEMO WWI T i W11 I w V 1. 5=1 I i "W I -- Page 24 J A4 ="Z =.ZZ POLLARD SURDIVIS ON PPLI.D -LL - - - - - - - - - - - - - - - - - - - - - - - ----------------------- (D T ----------------------- mm& - =,-,X 77 ..................... .. .... .. ............ ........... ........... ............ .... or..... ................................................ .................................. .................. .................. P "RDSUBDIVISION hm Page 25 Page 26 D. Qualified Open Space Exhibit (dated: 3/15/19) aa ------------------------ Lc POLLARD SUBDIVISION 77 __j CO -ON -A- f -DEN -1 'D SU I'DA'1�1 I 10 11 T MTET kn 1 Page 27 E. Site Plan (dated: 1/10/19) Page 28 X:J �4� _L7 �_ � 711 E I - E At-, Medical Office Building: 3 STORY M.O.B. CONCEPTUAL ELEVATIONS NORTH WEST HOSPITAL PERSPECTIVE A -ON I I GNT C -T- f 5-L V- - 1 BRJGHTON CORPORATION CENTRAL VALLEY PLAZA Pollard Subdivision Page 30 - 40 ,331�.JrT M CONCEPT jin, ntq�2 I ru 4- BPJGHTO'N CORPORAMN 3 STORY OFFiCE CONCEPTUAL ELEVATIONS CENTRAL VALLEY PLAZA Pollard Subdivision QW aw MoM19 p + CENTRAL VALLEY PLAZA BRJGHTON INT Pollard Subdivision Page 31 FLEX -TECH CONCEPTUAL FLFVATIONS Ip BFUGHTON V CENTRAL VALLEY PLAZA Pollard Subdivision FLLX-TECH PERSPECTIVE + CENTRAL VALLEY PLAZA p BRIGHTON wa 9*V ARI-DRATON Pollard Subdivision Page 32 Photos of Existing Flex -Tech Buildings: Page 33 Conventional Single -Family Home Elevations: Page 34 Alm 14 I..W" amr!Mmmmmlrk—� -I I- SIVITWININIM110111 g Ar, G. Pedestrian Circulation Plan Page 37 Prior to the City Council hearing, Staff recommends the Applicant revise the conceptual site plan as follows: Depict supportive and proportional public and/or quasi -public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area within the mixed use portion of the development as set forth in the Comprehensive Plan (outdoor seating areas at restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan). The office structure proposed near the east boundary of the site should be shifted further to the west or to the north along Narbeth Dr. to create more of a spatial separation between the 3 -story structure and future single -level patio homes to the east in Fairbourne Subdivision; or, it should be reduced to a 2 - story structure because the structure is not proportional to and will not blend in with the adjacent residential buildings per the following Comprehensive Plan provision: "Non-residential buildings should be proportional to and blend in with adjacent residential buildings." The 3 -story office structure proposed near the east boundary of the site adjacent to the future single - level patio homes should be shifted further to the west or to the north next to the street (Narbeth Dr.) to create more of a spatial separation to the future single -level patio homes; or the height of the structure should be reduced to 2 -stories in accord with the following Comprehensive Plan provision: "Non- residential buildings should be proportional to and blend in with adjacent residential buildings." Additionally, if a 4 1h office building is proposed, it should be depicted on the plan. 0 Depict the sewer lift station on the subject property instead of on the adjacent property to the west. The specific use standards for flex space uses prohibit roll -up doors from being visible from a public street (UDC 11-4-3-18); the flex space buildings are proposed to have roll -up doors which will be face the collector street. Staff recommends the buildings be relocated so they each front on public streets (i.e. Waverton & Narbeth) or rotate the buildings 90 degrees with the rear of the structures facing each other; or some other alternative that allows compliance with this standard. A. PLANNING DiviSION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencernent of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual site plan, conceptual building elevations, preliminary plat, phasing plan, landscape plan, qualified open space exhibit and pedestrian circulation plan included in Section V11 and the provisions contained herein. b. All single-family attached homes, the assisted living facility and all commercial structures shall comply with the design standards listed in the Architectural Standards Manual. An application for Design Review shall be submitted concurrently with the Certificate of Zoning Compliance application and approved prior to submittal of building permit applications. c. A cross -access easement shall be recorded that provides access to the out -parcel (#S0421438700) at the southeast comer of the site and a driveway shall be provided for access and interconnectivity with the subject property in accord with UDC 11 -3A -3A.2. Page 38 d. A 10 -foot wide multi -use pathway shall be constructed within the street buffer along the W. Chinden Blvd./SH-20/26 in accord with UDC 11 -3114C.4; landscaping shall be provided along either side of the pathway as set forth in UDC 11 -3B- 1 2C. e. Buildings within the commercial portions of the development shall be arranged to create some form of common, usable area, such as a plaza or green space as set forth in the Comprehensive Plan for mixed use designated areas (see pg. 23 of the Comprehensive Plan). f. Supportive and proportional public and/or quasi -public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area shall be provided within the mixed use portion of the development as set forth in the Comprehensive Plan (outdoor seating areas at restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan). g. Buildings, landscaping, and other design features near the SH- I 6/SH-20/26 interchange need to reflect Meridian's heritage, quality, and character as one of the regional gateways to the City of Meridian in accord with the Comprehensive Plan (see pg. 33). 2. The preliminary plat included in Section VII.B, shall be revised as follows: a. If solid fencing is proposed on Lot 61, Block I adjacent to the common driveway on Lot 62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5 -foot wide landscape buffer as set forth in UDC 11 -6C -3D.5. b. The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stubbing at the north boundary shall be public. c. Depict a 20 -foot wide common lot for the street buffer along W. Waverton Dr. on Lot 24, Block I in accord with UDC 11 -3B-7C.2a. d. Depict street buffers along W. Chinden Blvd./SH-26/26, N. Levi Ave., and W. Waverton Dr. in the C- G district on a common lot or on a permanent dedicated buffer in accord with UDC 11 -3B-7C.2b. e. Depict street sections on the plat. f. Depict lot square footage for each residential lot. g. Depict a cross -access easement to the out -parcel at the southeast comer of the site in accord with UDC 11 -3A -3A.2. Page 39 2. The landscape plan included in Section VII.0 shall be revised as follows: a. If solid fencing is proposed on Lot 61, Block I adjacent to the common driveway on Lot 62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5 -foot wide landscape buffer as set forth in UDC I I -6C-3 D. 5. b . The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stubbing at the north boundary from W. Treecrest St. shall be public. c. One (1) additional tree shall be added within the street buffer along N. Levi Ave. in accord with UDC 11-3B-7C.3b. d. Include additional trees (i.e. a mix of evergreen and deciduous) within the landscape buffer to adjoining residential uses from commercial uses along the east boundary to result in barrier that allows trees to touch at maturity in accord with UDC I I -313-9C. 1. e. Depict fencing on building lots adjacent to common open space lots in residential areas to distinguish common from private areas as set forth in UDC I I -3A-7A. 7. f. Depict noise abatement within the street buffer along SH -20/26 adjacent to the hospital in the form of a berm or a berm and wall combination that is a minimum of 10 feet higher than the elevation at the centerline of the state highway as set forth in UDC 11 -3 H-41); include a cross-section of the berm and/or wall in relation to the centerline of the highway as a detail on the plan or a separate exhibit. 3. Direct lot access via W. Chinden Blvd./SH-20/26 is prohibited per UDC 11-31-1-413.2. 4. The existing easements/right-of-way noted on Sheet PP 1. 1 of the plat shall be vacated prior to signature on the final plat by the City Engineer. 5. Submit a detail of the children's play equipment with the final plat application. 6. An exhibit is required to be submitted with the final plat application for lots accessed by the common driveway on Lot 62, Block I that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5 - foot wide landscaped buffer. 7. A perpetual ingress/egress easement for the common driveway(s) shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. 8. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning Division for the multi -use pathway within the street buffer along SH -20/26 if the pathway is located outside of ITD's right- of-way; coordinate the details of the easement with Kim Warren, Park's Department. 9. Signage for addressing needs to be provided at the public street for homes on Lots 63 & 64, Block I accessed by the common driveway for emergency wayfinding purposes. 10. All single-family attached structures, the assisted living facility and all commercial structures are required to comply with the design standards listed in the Architectural Standards Manual. Submittal and approval of a Certificate of Zoning Compliance and Design Review application is required prior to issuance of building permits. Single-family detached structures are exemptfrom this requirement. Page 40 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at ht�p.-Ilwww.meridiancity.oMIgublic works. aspx?id=272 1.2 Although this development falls within the North McDermott Sewer Trunkshed, mainlines that will provide service do not exist at this time. The Public Works Department has evaluated and conceptually approved the developer's proposal to temporarily pump wastewater to the adjacent Black Cat Trunkshed to the East. The permanent Lift Station site, contemplated in the Meridian Wastewater Master Plan, is located north of the subject development and on the west side of N. Pollard Lane. However, the developer is proposing to locate the Lift Station in the northwest comer of the proposed development. The developer shall be required to work out the final design location with the Public Works Department, and deed the necessary land to the city with completion of the station The Lift Station shall be satisfactorily completed and accepted prior to the first occupancy permit being issued within the development. This development shall be required to install the permanent forcemain (dryline) under Chinden to facilitate an easy transition when service from the McDermott Trunkshed becomes available. 1.3 This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Okas Lift Station Pump Upgrades (currently under development) pursuant to meridian city code section 8-6-5 1.3 Water service being provided by Suez Water Idaho. Applicant will need to work closely with Suez and the City of Meridian to ensure that adequate water flow and pressures can be provide to the development to provide for domestic needs and fire protection. 2 General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with Suez Water Idaho, and the Meridian Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public sewer mains outside of public right of way. The easement widths shall be 20 -feet wide for a single utility. 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 I I" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for Page 41 the primary source. If a surface or well source is not available, a single -point connection to the culinary water system may be necessary. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC I I -3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of I 10% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC I I -5C- 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11 - 1 2-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the Page 42 approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public—works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 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, 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 infon-nation at 887-2211. C. FIRE DEPARTMENT hgp:11weblink. meridiancity. org1weblink8101doc1l 61916IPagel. aspx D. POLICE DEPARTMENT h qp:11we b lin k. m eridia n c i ty. o rg_lw e b lin k8101do c1l 62 9941Page 1. aspx E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) h qp:11web link. m eridian ci Lv. o rg_lweb link8101do c1l 63 82 41Page 1. aVx F. SETTLER'S IRRIGATION DISTRICT Plans must be submitted to Settler's Irrigation District for comment and review prior to construction. G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) http://�eblink. meridiancity. org1weblink8101doc1l 62 7191fagel. aspx H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://Weblink.meridiancity.orglWebLink8lDocView.g�px?id=161962&dbid=0 1. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) h yp:11we b lin k. m eridia n c i 0�. o rg_lwe b lin k8101do c1l 62 3 891fage 1. aspx J. ADA COUNTY HIGHWAY DISTRICT (ACHD) A report has notyet been receivedfrom ACHD; thisproject is scheduled to be heard by the ACHD Commission on April 4, 2019. Page 43 K. IDAHO TRANSPORTATION DEPARTMENT (ITD) http:11wehlink. meridian ciN. org_1weblink8101doc11 63888IPage L aspx L. VALLEY REGIONAL TRANSIT (VRT) Per an email from Brian Parker, VRT, on March 15, 2019, VRT has no plans to serve SH- 16 or W. Chinden Blvd. west of Linder Rd. IX. FINDINGS A. Annexation and/or Rezone (UDC 11-513-3E) Required Findings: Upon recommendation from the commission, the council shall make a fall investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex and develop the subject 71.3 acre property with R-8 and C -G zoning consistent with the associated FLUM designations for this property. (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statements of the residential and commercial districts in that it will providefor a range of housing opportunities and retail and service needsfor the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and we�fare as the proposed residential and commercial uses should be compatible with adjacent existing andfuture residential and commercial uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and City services are available to be provided to this development. 5. The annexation (as applicable) is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. B. Preliminary Plat (UDC 11-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Stafffinds the proposedplat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. Page 44 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accomoate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposedplat is in substantial conformance with scheduledpublic improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is publicfinancial capability ofsupporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds theproposed development will not be detrimental to the public health, safety or general we�fare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historicfeatures that need to be preserved with this development. Page 45