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2018-06-06 MERIDIAN PLANNING AND ZONING COMMI SSION M EETING AGENDA City Council Chamber s 33 E ast Broadway Avenue Meridian, Idaho Wednesday, J une 6, 2018 at 6:00 PM Item 1: Roll-Call Attendance __X__ Lisa Holland __X__ Steven Yearsley __X__ Gregory Wilson __X__ Ryan Fitzgerald __X__ Jessica Perrault __X__ Bill Cassinelli __X__ Rhonda McCarvel - Chairperson Item 2: Adoption of Agenda Adopted with Changes 3. C onsent Agenda [Action Item] Approved as Noted A. Approve Minutes of May 17, 2018 Planning and Zoning Commission M eeting B. Findings of F act, Conclusions of Law for Village at Meridian Apartments (H-2018-0036) by Brighton Village, LLC Located at the SW Corner of N. Recor ds Way and E. River Valley St. C. Findings of F act, Conclusion of Law for Paramount Self-Storage (H-2018-0033) by Brighton Corporation, Inc. Located at the North Side of E. Archerfield St. West of N. Meridian Rd. Vacated Item 4: Action Items L and Use P ublic Hearing Process: After the P ublic Hearing is opened the staff report will be presented b y the a ssigned city planner. Following Sta ff's report th e applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they are allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once th e public hearing is closed. A. Public Hearing for K eep S ubdivision (H-2018-0043) by J ack L. Hammond Located at the SW Corner of E. L ake Hazel Rd. and S . Eagle Rd 1. Request: A nnexation and Zoning of 60.55 Acres of L and (7.07 to R-8 and 53.47 to R-2) to the R-2 and R-8 Zoning Districts, and; 2. Request: A Preliminary Plat Consisting of 59 Single Family Residential Lots, and 10 Common Lots on A pproximately 53.47 Acres in the Proposed R-2 and R-8 Zoning Districts Continued to June 21, 2018 M eeting Adjourned at 6:50 PM Meridian Planning and Zoning Meeting June 6, 2018. Meeting of the Meridian Planning and Zoning Commission of June 6, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley, Commissioner Ryan Fitzgerald, Commissioner Jessica Perreault, Commissioner Bill Cassinelli and Commissioner Lisa Holland. Members Absent: Commissioner Gregory Wilson. Others Present: Chris Johnson, Andrea Pogue, Josh Beach and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland ___X___ Steven Yearsley _______Gregory Wilson ___X___ Ryan Fitzgerald __X___ Jessica Perreault ___X___ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: All right. Good evening, ladies and gentlemen. Is that on? Okay. It didn't sound like it. At this time I would like to call to order the especially scheduled meeting of the Meridian Planning and Zoning Commission on June 6 and we will begin with roll call. Item 2: Adoption of Agenda McCarvel: All right. The first item on the agenda is the adoption of the agenda and we do have one change. Item 3-C will need to be vacated, so we can allow for proper process as the City Council needs to approve the MDA first before we have it on our Consent Agenda. So, that will be the only change. With that known can we get an adoption of the agenda? Holland: Madam Chair, I will make a motion that we adopt the Consent Agenda with the -- vacating Item C. Cassinelli: Second. McCarvel: It has been moved and seconded to adopt the agenda. Right? Okay. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Meridian Planning & Zoning Commission June 6, 2018 Page 2 of 20 Item 3: Consent Agenda [Action Item] A. Approve Minutes of May 17, 2018 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Village at Meridian Apartments (H-2018-0036) by Brighton Village, LLC Located at the SW Corner of N. Records Way and E. River Valley St. McCarvel: The next item on the agenda is the Consent Agenda and we now have two items on the Consent Agenda. We have the approval of minutes of May 17th, 2018, Planning and Zoning Commission meeting and the Findings of Fact and Conclusion of Law for the Village at Meridian Apartments. Could I get a motion to accept the Consent Agenda as -- Fitzgerald: As amended? McCarvel: As amended. Fitzgerald: So moved, Madam Chair. Perreault: Second. McCarvel: It has been moved and seconded to accept the Consent Agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. McCarvel: So, at this time I would like to briefly explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding how the item adheres to our Comprehensive Plan and Uniform Development Code with the staff's recommendations. After the staff has made their presentation the applicant will come forward to present -- hello. Present their case for approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant has finished we will open to public testimony. There is a sign-up sheet and actually sign-up iPads in the back as you entered for anyone wishing to testify. Any person testifying will come forward and be allowed three minutes. If they are speaking for a larger group, like an HOA, and there is a show of hands to represent that group, they will be given up to ten minutes. After all the testimony has been heard the applicant will be given -- given another ten minutes to have the opportunity to come back and respond if they desire. After that we will close the public hearing and the Commissioners will have the opportunity to discuss and, hopefully, be able to make a recommendation to City Council. Item 4: Action Items Meridian Planning & Zoning Commission June 6, 2018 Page 3 of 20 A. Public Hearing for Keep Subdivision (H-2018-0043) by Jack L. Hammond Located at the SW Corner of E. Lake Hazel Rd. and S. Eagle Rd 1. Request: Annexation and Zoning of 60.55 Acres of Land (7.07 to R-8 and 53.47 to R-2) to the R-2 and R-8 Zoning Districts, and; 2. Request: A Preliminary Plat Consisting of 59 Single Family Residential Lots, and 10 Common Lots on Approximately 53.47 Acres in the Proposed R-2 and R-8 Zoning Districts McCarvel: So, at this time we would like to open the public hearing for Item H-2018- 0043, Keep Subdivision, and we will begin with the staff report. Beach: Good evening, Madam Chair, Members of the Commission. So, as you said, this is called Keep Subdivision. It's both for an annexation and zoning and for a preliminary plat. The site consists of approximately 60.55 acres of land, which is zoned RUT currently, located on the southwest corner of South Eagle and East Lake Hazel Roads. And to the north are single family residential properties in the Diamond Ridge Estates Subdivision, which is zoned RUT in Ada county and undeveloped residential properties zoned RUT also in Ada county. To the east is South Eagle Road and single family residential properties, also zoned RUT in Ada county. To the south is one single family residential property and undeveloped property, zoned RUT in Ada county. And to the west is in one single family residential property zoned RUT in Ada county. This is an annexation, so there is no current history with the city. The Comprehensive Plan future land use map designation is low density residential. As I said the -- the applicant is requesting annexation and zoning. In this case the annexation boundary is a little bit larger than the plat, because we -- on arterial roads we annex in up to the mid point on both of the roads, just so that our boundaries match up and -- it's a long story. So, it's 60.55 acres, both of R-2 -- and the R-2 would be the -- the residential property and the LDS church would be zoned R-8, as churches are not allowed in the R-2 zoning designation. So, the request is for R-8 there. The applicant requests that the church, as I said, be zoned R-8. The church entered into a consent to annex agreement back in 2006 and with this annexation they are making good on their commitment to annex a parcel into the city once the property was contiguous with city limits. The applicant proposes to develop 59 new single family residential detached homes on a plat that is about 53.47 acres. So, 59 building lots, ten common lots on both R-2 and R-8. The gross density for the subdivision is approximately 1.1 dwelling unit per acre. Lots range in size from 22,120 square feet to over 77,000 square feet. An average of about 31,600. The development of the site is required to comply with the dimension standards listed in the UDC for both R-2 and R-8 zoning districts. Staff has reviewed the proposed plat and found them to be in compliance. The plat is required to also comply with the block length standards listed in the UDC. Staff has reviewed the proposed plat and in order to ensure compliance with the UDC, the applicant in the staff report says shall provide an emergency access to East Lake Hazel. The plat before you this evening as Meridian Planning & Zoning Commission June 6, 2018 Page 4 of 20 is revised by the applicant showing an emergency access, as well as a sewer easement out to Lake Hazel to provide emergency access for fire. So, they are complying with -- with the block length standards in the UDC, but also the UDC limits the length of a cul- de-sac. The original plat -- I don't have that here in a slide -- showed a full access road out to Lake Hazel Road. The highway district in their staff report did not allow the applicant to have access directly to Lake Hazel Road, so with that elimination our -- our UDC limits the length of a cul-de-sac to 450 feet. We have a condition in the staff report that the applicant comply with that standard. Don't know exactly how far, but it's approximately a thousand feet from the intersection here to the end of the cul-de-sac. So, it's about double what we would allow for the length of a cul-de-sac to be. There is no way, really, to get around that standard, even with an emergency access or a pathway. The code allows for the block face to -- that requirement to be mitigated by either a road connection or a pathway, but not the cul-de-sac standard. So, we have conditioned the applicant to comply with that. Access is proposed via Hazel Road. The applicant is proposing public roads throughout the development. The applicant's proposal for street sections does not appear to meet the requirements of the highway district, so the original street section shown here on the plat, with swales on the side -- I believe this is modified from what was originally approved. This looks like it would meet ACHD's standards. The original proposal was something that the highway district would not allow, which is why that was in the staff report. A 35 foot landscape buffer is required along Lake Hazel, being considered an entry way corridor, a 25 foot wide landscape buffer is required along Lake Hazel -- or excuse me -- along South Eagle. We have required that on the plat -- and just to correct what I said earlier, the LDS church, the -- the applicant went through a property boundary adjustment to -- they purchased the back half of the LDS Church's property and as part of -- as part of that they did a property boundary adjustment and that has not yet been finalized, so we have a condition in the staff report that says we either receive a final approval from the county showing that that property boundary adjustment has been finalized or that that lot be included in the subdivision. Moving forward with that, technically, we require a 25 foot landscape buffer along the LDS church, because it's being annexed in. I could show you an aerial photograph. We are not real concerned with either the width or the number of trees and vegetation there. The LDS church did a good job of vegetating their frontage. So, they are not real concerned there. As I said, the applicant is also providing -- as part of their open space we allow parkways to count towards open space. As I said, they are providing -- they are providing ten percent open space for the development. We have a section in the UDC that says if you're -- if your minimum lot size is over 16,000 square feet, which theirs is, you're only required to provide five percent open space. They are also providing parkways internally. The landscape plan does -- does a good job of showing a number of trees in parkways they are providing. There is a few slides here to look at with the landscape plan, but there -- there would be a parkway strip and, then, the sidewalk. Most of these trees would be installed, you know, once the homes were built, so there is no issues with construction. The plat has several pedestrian common lots that do not show the required landscaping. This is -- I don't believe I had enough time to put the revised landscape plan I received this afternoon from the applicant in the presentation here, but typically we require, you know, five feet of landscaping on either side of a pathway with trees -- one tree every 35 Meridian Planning & Zoning Commission June 6, 2018 Page 5 of 20 feet and a couple of the pathways didn't -- didn't reflect that. So, we will have to verify that their revised landscape plan meets that standard. Amenities for the subdivision, the applicant -- all development consisting of five acres or more are required to provide - - provide amenities, a minimum of one site amenity for the first five acres and, then, one for every additional 20 acres. With that the applicant would be required to provide four -- as I said, five percent open space -- an extra five percent counts as one. They are providing a gazebo, as well as bike storage, so they would be required to provide one additional site amenity for the subdivision. Sidewalks are proposed along all the public streets. The applicant proposes to construct detached sidewalks throughout the development and along both South Eagle and East Lake Hazel Roads. There is attached sidewalk that exists along the LDS church frontage. City staff is okay not replacing the existing sidewalk with -- with detached sidewalk. The applicant has also provided some conceptual building elevations for the development, which are here. Lastly, because some of the homes that will back up to East Lake Hazel or Eagle Roads, they will be highly visible, staff recommends that the rear or sides of those structures that face that particular road incorporate articulation through changes in material or color, modulation, and architectural elements. Those are things we will review with the individual building permits when they -- when they come through. We have received written testimony from Judy Lewis, who lives relatively close by. Staff is recommending approval with the conditions and I will stand for any questions you have. McCarvel: Any questions for staff? Cassinelli: Madam Chair? De Weerd: Commissioner Cassinelli. Cassinelli: Josh, I just wanted to clarify that your -- the access that ACHD denied to Lake Hazel, but you are good with just having it -- if there is an emergency access there that that's okay for breaking up the length of that cul-de-sac; is that correct? Beach: No. McCarvel: No. Beach: No. Cassinelli: Okay. So, to clarify, there is two standards here. One is the block length. So, if you look at -- from that northern cul-de-sac over to the 90 degree turn, a 90 breaks up the block per our definition. So, you're just looking at the measurement between the end of the cul-de-sac and that 90 degree turn. That would be over the -- I think it's a 600 foot limit, but if you have a pedestrian connection you can go up to a thousand feet and that gets them around the one block length issue. The cul-de-sac is a separate section of code that there is no getting around the 450 foot maximum length of a cul-de-sac. So, that the emergency access will help them both with fire's requirement that they -- they are limited to 30 lots unless there is a secondary access Meridian Planning & Zoning Commission June 6, 2018 Page 6 of 20 for fire, as well as they are running their water utility through there to loop their water per Public Works' requirement. So, it helps them with the block length standard, but not with the cul-de-sac requirement. Does that make sense? Cassinelli: So, what else needs to be -- what else are you requiring on that? I just wanted clarification. Beach: I don't have a specific fix for them. I have spoken with the applicant and said that this is an issue and it might require a complete redesign of their project to make that work. We cannot approve that length of a cul-de-sac. Council can't approve that either. So, before you tonight is a long subdivision that doesn't meet our standards. Cassinelli: Okay. Beach: So, we are recommending approval with the condition that they comply with that standard. Cassinelli: Okay. Beach: However they -- however they do that is really up to them to design. Cassinelli: Thank you. Beach: And just -- sorry. One thing to clarify with that is -- originally we did not know that the access to Lake Hazel was not going to be allowed by the highway district or I don't think we would have gotten to this point. That came to us with their staff report, you know, about a week ago, but we would have -- we would have circled the wagons before now and come up with something else. But they are indicating that they will not allow an access point there. So, that's -- that's why we are kind of in the position we are. If there was an access to Lake Hazel, the cul-de-sac would be under 450 feet based on their previous design. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Josh, where is the gazebo and bike storage location going to be? Because I can't see it on the landscape. Beach: Believe it's on Lot 5 of Block 5 down here where my kind of pointer is there. Fitzgerald: Okay. Beach: The applicant can clarify if I'm incorrect, but I believe that's -- that's the lot there. Meridian Planning & Zoning Commission June 6, 2018 Page 7 of 20 Fitzgerald: And is there any -- if they shifted the access to the west, there was no direction from ACHD that that would be allowed either; right? It's just no. Beach: So, let me -- and I can't speak for ACHD, but I can kind of show you the -- the site here. Maybe. Okay. Fitzgerald: Because we are getting close to a neighborhood that lines up, I would guess, right across the street; right? Beach: So, this is the East Ridge Estates project that was approved last year and their access is about here. Fitzgerald: Okay. Beach: But -- if I can use my Google Earth. This is looking west at the intersection onto Lake Hazel, so there is some -- there is quite a bit of topography as you're coming -- that comes up to the top of a hill and, then, it goes back down. So, there is -- there is -- I think, you know, not knowing exactly what they are thinking, but there is some concern there that there is going to be limited visibility, especially with these driveways here with the East Ridge Estates project and the access point about -- kind of where my pointer is there. That's going to be a seven lane road eventually, so, they are -- I think they are trying to -- Fitzgerald: Makes sense. Thank you. Beach: -- and have it be at North Eagle. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Since you're showing this photo -- and I will ask the applicant the same question, but that 40 foot emergency access appears to be on that steep slope, isn't it, or is that part of -- Beach: That's in this location where I'm -- where I'm pointing here -- Yearsley: Okay. Beach: -- as well. The applicant will have to ensure that that works for them -- Yearsley: Okay. Beach: -- the location, but you're right, there is some -- there is fairly steep slope at that corner, both -- both sides of that corner. Let me get to the -- the intersection and we Meridian Planning & Zoning Commission June 6, 2018 Page 8 of 20 can look the other way, too. Such that you can't even really see the LDS church back there, because it's fairly steep here. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Follow-up question, Josh. Was -- did anyone ask ACHD if they would be amenable to a right-in, right-out? Beach: In discussion with the applicant today -- they sent me an e-mail, you know, about a half an hour -- 4:30 or so saying that he's reached out to them. They are looking at -- and you can ask the applicant this, too. I will actually let him speak on that. But I believe they have -- they have at least reached out to them to see if there is other options. Yearsley: So, Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: One last question. Josh, I didn’t have a chance to see the ACHD report, but did ACHD identify how they are going to -- if they do a seven lane section, how they are going to deal with that terrain or the differences in the elevation between the upper portion, you know, where that -- there is quite a bit of relief there that they will have to put a retaining wall there or cut that back quite a bit and I didn't know if that was actually identified or talked about. Beach: From what I remember, no. We can -- we can absolutely look. Fitzgerald: We talked about a retaining wall. Yearsley: Okay. Fitzgerald: They put there -- the applicant talked about that. That was in the report. Beach: I can definitely look if you want me to do that while you move on or have other questions. McCarvel: Okay. Any other questions for staff? Beach: It looks like the applicant is proposing a retaining wall there just on their -- Yearsley: Okay. Meridian Planning & Zoning Commission June 6, 2018 Page 9 of 20 Beach: -- their corner. I don't know that there are specific plans from the highway district to do anything there yet. I don't think they have got this anywhere near their capital improvements plan, so -- Yearsley: Okay. Beach: -- the engineering wouldn't have been done yet. Yearsley: All right. Thank you. McCarvel: Okay. So, I think at this point we will let the applicant come forward and please state your name and address for the record. Villegas: Commissioners, my name is Victor Villegas. My address is 141 East Carlton Avenue here in Meridian. I'm with the law offices of Borton Lakey representing the applicant today. Am I speaking loud enough? McCarvel: Yeah. You need to stay pretty close to that mic, though. Villegas: Is that better? McCarvel: Yes. Because otherwise they can't hear you back there. Villegas: So, I will probably start with the easy stuff and, then, we are going to get to the hard part, which is the -- we are talking about the ACHD issue. But just to reiterate what staff was talking about, at least in terms of meeting the goals and policies of the comp plan, I'm just going to pick a few things out of the -- out of the report. Your future land use map does designate this area as low density residential, which typically is 3.3 units per acre and what the applicant is proposing here is going to equate to 1.1 dwelling units per acre, well below the 3.3. There -- we will be connecting to city services in this area and we will be providing sidewalk and a generous portion of open space. So, at least as to the area and the policies that -- and the vision of what the city wants to see out there, we believe that we have provided a good product out there. To get to the more important issue that has probably taken up most of the staff discussion with the Commission, that is the access issue. We received ACHD's staff report on Friday, so that caught us by surprise as well, as it did for staff. We asked for full access. They said, no, because of district policy and they are not very clear what it was, but we believe that it is due to the topography and -- and the sight line. There was a question -- I believe it may have come from Commissioner Fitzgerald, but whether we could move that access further to the west. That's the site line issue. You know, when I first looked at it I thought, well, why don't we just kick it over this way and we will -- we will get to the 1,200 feet, but that's -- that's the issue that we are running into right now. So, what we attempted to do after staff recommended the emergency access, we revised the -- the preliminary plat to show the emergency access and, then, we found out yesterday, okay, you meet the block face requirement, but now you don't meet the cul-de-sac requirement. So, we are still working with ACHD. One of the things I do want to bring Meridian Planning & Zoning Commission June 6, 2018 Page 10 of 20 up is it was a staff recommendation. ACHD has not come out yet and said you can't have this access. One of the things that Commissioner Cassinelli had raised was would ACHD consider a right-in and right-out. I have spoken to my group sitting behind me and they were in contact with ACHD and they at least indicated that that is a possibility and that's all I could represent to you. We don't know anything beyond that. But I am hopeful, I am confident that we can work some out with ACHD once we bring up some of these additional concerns that we brought up to staff with Meridian City Code on this matter. Other than that, I don't see any other stumbling blocks that would cause a denial of this thing or something that we probably can't work out with ACHD at this time. I was going to move onto another point, but I would like to stay on this ACHD point and answer any questions with what I have raised thus far. McCarvel: I think we have asked our questions and I think everybody is kind of in agreement, we are kind of in limbo here until we get some more answers. So, I don't know -- any other further questions? I think until we get answers from ACHD and find out what your proposal is to make accommodations around those recommendations, we are kind of at a standstill here, so -- Villegas: So, the other items, just looking at the staff report, that we would ask the Commissioners to consider removing on the site specific conditions -- there was a recommendation from staff that the applicant provide an additional micro path between Lots 19 and 20 to the west boundary of the church parcel. We have been in contact with the church and the church has requested they do not want that micro path leading out to the church. Their concerns typically are just the pedestrian traffic, vandalism, people walking onto the church property and so -- and we are working with them on that, but that is a condition that the church had requested and it's just something that staff's recommending on that, so we ask that that not be a requirement placed on the applicant. Did I answer your questions on that? Fitzgerald: Madam Chair? Victor, do you know what number that is? Like one point -- Villegas: Oh. Oh, I'm sorry. Excuse me. Yes. That is one point -- 1.3, Sub D. Fitzgerald: Thank you. Villegas: On Exhibit -- on Exhibit B, page 20 of the staff report. Fitzgerald: Sorry, Commissioner Yearsley, I didn't mean to cut you off. Beach: I will pull it up here, so you can see what -- let me scroll down. McCarvel: And, Josh, was that Lots 19 and 20 or 15 and 16? Beach: The numbering might be a little different with the revised plat. I don't know. McCarvel: Yeah. Meridian Planning & Zoning Commission June 6, 2018 Page 11 of 20 Beach: But the intent was to have it between the -- McCarvel: Those two big lots right behind the church. Beach: I could go back to -- McCarvel: Yeah. Beach: -- maybe if you're that curious I could show you. And this -- it looks like 15 and 16 now in this this -- McCarvel: Yeah. Beach: -- iteration. So, that was the -- the idea was to have it between those two lots. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Josh, would you be amenable -- I mean I understand the reasoning for the church to not want to have people accessing their property, but are you amenable as staff to that -- is that -- removing that requirement? Beach: The idea was just to accommodate some of the traffic with the understanding that the majority of the people that -- if they are LDS and live in that subdivision they would be going to that chapel. So, I'm not, you know, going to die on my sword if the -- you don't want to do that. McCarvel: It is a convenience based on the residents there may be a member of that church, but who knows. Beach: And I understand that pedestrians go back there and all that stuff, too, so -- McCarvel: Okay. Continue on. Sorry. Villegas: Thank you, besides those two issues that I have addressed, we are amenable to what the staff -- the site specific conditions were for this project. McCarvel: I did have another question then. Do you -- what is your plan for the open space? I know you said a gazebo and a bike rack, but I think your -- they require one more. Do you have a plan for that? Villegas: That might be someone else that can answer that question. I am -- I am not certain. We can bring up the applicant and ask that question, Commissioner McCarvel. Meridian Planning & Zoning Commission June 6, 2018 Page 12 of 20 McCarvel: Okay. Commissioner Yearsley? Yearsley Madam Chair. A couple quick questions. It was kind of hard to see on the landscape plan, so it was my understanding we are providing sidewalk against Lake Hazel and Eagle Road along your property boundary; is that correct? Villegas That is correct. Yearsley: And, then, Josh, will you go to the landscaping plan? Keep going. Keep going. So, this one here. I'm showing that little pathway down to the corner. I think that's going down to the canal; correct? What is -- where is that going to? Beach: Commissioner Yearsley, I think the applicant can talk about this, too, but one of our concerns was that the landscape plan doesn't match with the plat. I don't -- I don't believe that pathway is meant to be where it's shown, because there is -- there is nothing along that pathway and -- Yearsley: Well, that's -- Beach: -- there is no pathway there. There won't be a pathway there. Yearsley: That was my question is why does -- it seems like a pathway to nowhere, so that's -- that was what I was wondering what the -- are we actually putting a pathway along the canal or -- Beach: There is a pathway, but it's on the other side of the canal. Yearsley: Oh. Okay. Villegas: And, Commissioner Yearsley, my folks back there have indicated that that is gone. Yearsley: Okay. Fitzgerald: Mr. Villegas, maybe we could have the applicant -- your client come up and give us some more information about the additional landscaping component. Villegas: Right. Thank you. Langston: Good after -- or good evening. My name is Jarron Langston. Address 9563 West Harness Drive, Boise, Idaho. 83709. In respects to the additional amenity, it's most likely going to be a tot lot or a playground for the children. Again, these are larger lots. A majority of the people will probably have parks in their own backyards, but we have decided to add an additional one. Again, we are neighbors with the new 75 acre regional park, so there will be plethora, but we will have another one is kind of the idea Meridian Planning & Zoning Commission June 6, 2018 Page 13 of 20 that is not included on our new landscape plan that we have given to Josh. However, we will make sure that that's met as far as the conditions of the application. McCarvel: Okay. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: So, are you planning to put a retaining wall on that? Langston: Yeah. There will be two retaining walls and we have worked with ACHD -- and, again, it's -- it's tricky just because it's -- in 2026 is when they anticipate to do that - - that improvement, so they don't have a design. They have, obviously, taken a ton of right of way for that, so we are going to be basically pushing that hill back and creating retaining walls and we will have, obviously, a monument sign for the subdivision on that corner, but it will be way -- way outside of what any -- any future development that ACHD is requiring. Yearsley: Okay. McCarvel: Any other questions for the applicant? Thank you. Langston: Thank you. McCarvel: And at this time we will take public testimony and I believe Chris has a list of names there. Johnson: Thank you, Madam Chair. The only person indicating wishing to testify is Susan Karnes. McCarvel And, please, state your name and address for the record. Karnes: Susan Karnes. I reside at 5556 South Graphite Way in Meridian and I'm here representing the Median Southern Rim Coalition, which you may recall is a coalition of representatives from neighborhoods in this part with several hundred members representing their interest -- residents' interests in this part of south Meridian. First and foremost, I want to applaud these developers. They contacted the steering committee of the Meridian Southern Rim Coalition and asked to meet with us before they finalized their plans for this community. They picked our brain about amenities, about the street configuration, about the lot sizes about the existing neighborhood identity and values along the southern rim and proceeded accordingly and we need more developers like that in Meridian, who before they invest in their engineering studies and their applications, try to create a partnership with the residents who already reside in that part of town and so I want to put that on the record and thank them publicly. I want to give you feedback from our membership. Number one, there was overwhelming support for Meridian Planning & Zoning Commission June 6, 2018 Page 14 of 20 the large lots and this project's density. It meets a dearth of large lot inventory in Meridian, especially in south Meridian. There was some concern expressed by a few of our members that several lots are narrow and would create the appearance of higher density. There was a strong appreciation for the cul-de-sac street configuration. The coalition would support a right-in, right-out entrance on Lake Hazel and, in fact, ACHD approved one for Boise Hunter Sky Mesa application recently for what we consider a more dangerous street configuration. There was strong support for the renderings and the entrance statement as drawn and presented to us and strong approval of the future neighbor that would complement our vision and our existing neighborhoods along the southern rim. So, therefore, I am here this evening to express strong support on behalf of the Meridian Southern Rim Coalition. McCarvel: Okay. Thank you. Karnes: Stand for questions. McCarvel: I don't believe so. Karnes: Thank you. McCarvel: I think Chris -- he said that was the only person that indicated they wanted to testify, but is there anyone in the room who would like to? Certainly. Cafferty: I tried to sign in -- McCarvel: Please state your name and address for the record. Cafferty: My name is Danny Cafferty, 3500 East Penny Lane, Meridian, Idaho. McCarvel: Thank you. Cafferty: 83642. I own the property directly to the east of this parcel, about a quarter of a mile of rim. I am pleased to see that these folks are coming with sewer. I had spoken with them in the past and I was opposed to them putting in one acre lots with septic tanks. I would like to know where the sewer access is, where it's going to be ran. If it's coming down Eagle Road I would like to know the location of it, the size of it. The other thing I would like to finalize and make certain is that when that church was issued a building permit, it was stipulated that they agreed to hook up to wet line sewer when it became available and I think that that should be a stipulation. I am not too thrilled living across the street from 3,000 people and a big septic tank and having a well. I don't know how much longer I will live there, but I enjoy it. I have an absolutely wonderful view. I think these people are doing a very good job. I have been in the development business and real estate business for about 45 years, you know, ACHD has got me really concerned about no access on Lake Hazel. If nothing else, I think because the emergency vehicle situation you need to put a knock down gate of some sort or something in there, because it's pretty well known that you have to have an alternate Meridian Planning & Zoning Commission June 6, 2018 Page 15 of 20 emergency vehicle access when you have a subdivision in excess of a certain amount of lots, which this is. So, I think that that's critical. The other thing -- don't mean to ramble, but Lake Hazel and Eagle Road intersection, I have spoken with ACHD numerous times about it. I have heard estimates from three to five lanes in each direction there. Lake Hazel is planned to be a major thoroughfare from Kuna-Meridian Road over the Cole Road and that intersection is going to be drastically changed. I have heard there is going to be cuts and I have heard there is going to be elevation applied. Fill. So, I don't know what it's going to be. Nobody does at this stage. They haven't come out. But that is going to be a major thoroughfare eventually. Any questions? Thank you. McCarvel: I think Lake Hazel is planned for seven now. Yeah. Okay. Would the applicant like to come back? Langston: Want me to restate my name? McCarvel: Sure. Langston: Okay. Jarron Langston. 9563 West Harness Drive, Boise, Idaho. 83709. Thanks for the comments, Susan. Thank you so much for being here for support. And the gentleman who shared his testimony, thank you as well. We will meet with you afterwards to identify where that sewer would be. It's coming up Eagle Road. We are taking -- we are grading it from -- Yearsley: If you could direct your comments to us. Langston: All right. Century Farms, the sewer will come up south on Eagle Road and to the street -- again, I don't have the plat in front of me, but to the -- to our entrance street is where that will ultimately stop. So, roughly -- yeah. So, basically to the center of that street where our current -- only entrance is. And when we spoke with ACHD it was going to be a five lane -- two lanes with a center median between Locust Grove and Eagle Road. Beyond that I couldn't speak to. Again, to maybe reiterate we are not sure what that will look like. Maybe it will be seven. But they have only asked for right of way for a five lane. Does that answer the questions? Yearsley: Do you know if the church is going to hook up to sewer during -- Langston: Yeah. Part of the development agreement was that they -- when the time came and they were annexed it would connect to sewer. Yeah. McCarvel: And your emergency access does include a knock down -- Langston: Yeah. It will have bollards, yeah, that the fire department is used to. McCarvel: Okay. All right. Any other questions for the applicant? Meridian Planning & Zoning Commission June 6, 2018 Page 16 of 20 Holland: Just one question, Madam Chair. McCarvel: Commissioner Holland. Holland: On the west side of the preliminary plat you have got a street. Is that going to be stubbed to the property that's on the west side of it? Langston: That is correct. Yeah. For future connectivity. Although that homeowner was adamant against it, but we told them we were required to, because one day he may -- will die and the next person might want to develop your property. So, we have provided connectivity. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Is there a plan to also put a stub street on the south side? Langston: On the south side is the Farr Lateral, so there is a canal there. The staff -- Perreault: I thought I had read in the staff report that that was a request, but perhaps I didn't -- Langston: I was never notified of a request for a south stub street. Perreault: No? Okay. My apologies. Beach: I mean if they want to put one in there and build a bridge, we are not opposed to it, but we -- that's the -- kind of the thought there is we are -- we are going to get other connectivity further south of that canal, so -- McCarvel: All right. Langston: Thank you. McCarvel: So, at this time could I get a motion to close the public hearing for Item H- 2018-0043? Holland: So moved. Perreault: Second. McCarvel: It has been moved and seconded to close the public hearing on Item H- 2018-0043. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Meridian Planning & Zoning Commission June 6, 2018 Page 17 of 20 McCarvel: I would have to agree in general. I think, you know, we are all -- every time we see the larger lots and quality homes being built, it seems like a no brainer, but I'm questioning whether -- with the amount of moving parts that are involved in this do we want to pass it along with all the requirements or do you want to see it again? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Given the issue with the entrance and the potential redesign, I don't know if I feel comfortable moving this forward at this point in time. Especially if they have to do a redesign. You know, the staff will have to do a reanalysis and I don't think we are doing -- my opinion that we are doing our due diligence by just passing this onto Council and let them deal with -- Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: No. I -- and commend you guys. This is a -- it's a great project. I think it will be an easy slam dunk. We got to figure out what it's going to look like on that north side first. So, it's our job to polish it up for the Council before it gets there and I don't think we are there yet. McCarvel: I guess we should have left it open. I don't know how long -- Josh, in your opinion how long -- is this going to be ready by the 21st or do we need to go out further? So, it depends on the applicant to get it turned around to us. So, you might want to -- McCarvel: Yeah. Okay. At this time could I get a motion to reopen the public hearing for H-2018-0043 in order to speak with the applicant on a continuance date. Fitzgerald: So moved. Cassinelli: Second. McCarvel: It has been moved and seconded to reopen the public hearing. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. McCarvel: Would the applicant, please, come forward. So, given that, we do want to see this again before we send it on to City Council. I don't think there is -- you know, in the -- in general we are in favor of it, but like the commissioner said, we want to see it laid out the way it's going to be before we push it -- kick the can down the road. So, Meridian Planning & Zoning Commission June 6, 2018 Page 18 of 20 what date do you feel comfortable that you would have this ready to give back to staff in order to -- they will need ten days. Beach: Yeah. So, just -- just kind of -- yes, ten days is the minimum we need to review something. McCarvel: Okay. Got a couple of options. June 21st is the next Planning and Zoning Commission. McCarvel: Right. But they would have to have stuff to you by tomorrow. Beach: Correct. McCarvel: So -- Beach: The next date is July 12th. So, we don't have a -- we don't have a first in July, because it's -- McCarvel: We changed it because of the holiday. So, we have got the 12th and 19th; right? Or did we just push that off to the 26th? Okay. So, we have two weeks in a row there. July 12th and July 19th. Langston: Yeah. My only question will be is there -- is the ten day minimum to give staff time to review? My thought is -- but I will have to confer with my engineers, but I'm sure we could have -- well, we are meeting with ACHD tomorrow morning, so we could potentially have an answer to the issue tomorrow and I believe my engineers could redraft what that looks like and how that presented to staff by the end of business tomorrow. That would be my preference. Again, we are trying to get up -- trying to do -- get to some dirt work before the winter comes and so delaying five weeks is a pretty big deal to us. If we can have the opportunity for the 21st of June, that would be my preference. If we don't make that deadline, obviously, the first one available in July would be our second option and so I'd like to have the option to try produce something within 24 hours if I can. McCarvel: Okay. Are you good with that, Josh, since this is one that's pretty much -- Beach: Correct. So, worst case scenario they don't have anything for us within ten days and we just -- it gets continued. McCarvel: Right. Beach: But if he wants the option to be able to do that, I have no problem with that. McCarvel: Okay. All right. Perfect. Thank you. Langston: Okay. Thank you. Meridian Planning & Zoning Commission June 6, 2018 Page 19 of 20 McCarvel: Can I get a motion to close the public hearing for H-2018-0043. Holland: So moved. Fitzgerald: Second. McCarvel: It's been moved and seconded to close the public hearing on H-2018-0043. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Unless there is other further comments from our Commissioners, I will make a motion. McCarvel: I think we are ready. Oh. Pogue: Madam Chair, if it's getting continued it doesn't need to be closed. McCarvel: Okay. Make that in your motion that we are reopening and continuing. Fitzgerald: Okay. I can do that. McCarvel: Point of procedure. Fitzgerald: Madam Chair, I would move we reopen the public hearing and continue file number H-2018-0043 to the hearing date of June 21st to allow the applicant to bring us ACHD's recommendation for road rework and possible reworking of the plat before we make a final decision. Holland: Second. McCarvel: It has been moved and seconded to continue Item H-2018-0043. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. McCarvel: Who would like to do the honors? Johnson: Madam Chair? McCarvel: Oh. Meridian Planning & Zoning Commission June 6, 2018 Page 20 of 20 Johnson: Just one additional item. The July 12th hearing date that we scheduled, the City Council has the room until 5:00 and they actually have the chairs all out for other things. So, it's been recommended by the city clerk's office that we begin that meeting at 6:30 p.m. McCarvel: Okay. Johnson: I wanted to get the feeling from Commissioners if that's okay. Yearsley: Works for me. McCarvel: That's fine. Johnson: Thank you. McCarvel: Anybody want to leave? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I move we adjourn for the evening. Yearsley: Second. Cassinelli: Second. McCarvel: It has been moved and seconded to adjourn the meeting for June 6th. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 6:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED RAO -NDA McCARVEL - CHAIRMAN DATE APPROVED EU AUCG—; ATTEST: o�Ro � s 4-4 �Jr Cit% of C.—JAY CLES - CITY CLERK `jQ/rE IDu - ►o�Mo s� SI.AL ,c ��1 TRiP'SJ��i City Council Meeting Meeting Date: June 6, 2018 Agenda Item Number: Project/File Number: Item Title: Approve Minutes of May 17, 2018 Planning and Zoning Mtg. Meetina Notes c✓ APPROVED Meridian Planning & Zoning Commission May 17, 2018 Page 41 of 40 Cassinelli: So, then, Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Can I make another motion? McCarvel: Yes, please. Cassinelli: That we adjourn. Yearsley: Second. McCarvel: It has been moved and seconded to adjourn the Planning and Zoning meeting for May 17th. All those in favor say aye. Opposed? Motion carries. MEETING ADJOURNED AT 7:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED M06 -z-&? , RH NDA McCARVEL - CHAIRMAN DATE APPROVED ATTEST: Oit�►TEp G i of � C�—JAY CO'ES - CITY CLERK F W - M �� Ip��0 Planning and Zoning Commission Meeting Meeting Date: 6/6/2018 Agenda/Item Number: 3 B Project/File Number: Type in number Item Title: Findings of Fact, Conclusions of Law for Village at Meridian Apartments by Brighton Village Findings of Fact, Conclusions of Law for Village at Meridian Apartments by Brighton Village, LLC Located at the SW Corner of N. Records Way and E. River Valley St M",APPROIED Meeting Notes CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0036 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Conditional Use Permit for a Multi-Family Development Consisting of (166) Age-Restricted Dwelling Units on 2.44 Acres of Land in the C-G Zoning District, Located at the Southwest Corner of N. Records Way and E. River Valley St., by Brighton Village, LLC. Case No(s). H-2018-0036 For the Planning & Zoning Commission Hearing Date of: May 17, 2018 (Findings on June 6, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 17, 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 Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk Meridian City Council Meeting Agenda June 6, 2018 – Page 46 of 139 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0036 Page 2 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of May 17, 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 Planning & Zoning Commission’s authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of May 17, 2018, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit 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 May 17, 2018 Meridian City Council Meeting Agenda June 6, 2018 – Page 47 of 139 By qctioll of the Planning & Zoning Commission at its regular meeting held on the � day of � P__y�+ , 2018. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED COMMISSIONER STEVEN YEARSLEY VOTED_ COMMISSIONER GREGORY WILSON VOTED COMMISSIONER LISA HOLLAND VOTED COMMISSIONER WILLIAM CASSINELLI VOTED l3 COMMISSIONER JESSICA PERREAULT VOTED U dle— an EDAU(,� �Q Attest; z City of ` IDIAN�- :.Jay Col s) ty Clerk SEAL \� Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department, the Public Works Department and the City Attorney. By: Dated: tty Clerl�'s Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0036 Page 3 Village at Meridian Apartments – CUP (H-2018-0036) 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: Village at Meridian Apartments – CUP (H-2018-0036) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Brighton Village, LLC, has submitted an application for a Conditional Use Permit (CUP) for a multi-family development consisting of 166 age restricted (55+) dwelling units on 2.44 acres of land in the C-G zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. The Meridian Planning and Zoning Commission heard this item on May 17, 2018. At the public hearing, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Jon Wardle, David Turnbull – Brighton Corporation ii. In opposition: Steve Smylie iii. Commenting: None iv. Written testimony: Jon Wardle, Brighton Corporation (response to the staff report) v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: Bill Parsons b. Key Issues of Public Testimony: i. The amount of density proposed and impact on traffic in the vicinity; and, ii. Concern regarding inadequacy of parking for the proposed use. c. Key Issues of Discussion by Commission: i. The provision of a bus stop on the site; ii. The provision of adequate parking on the site for the proposed use iii. The adequacy of the proposed common open space in relation to required amount. d. Key Commission Changes to Staff Recommendation: i. Removed condition #1.1.3 pertaining to the requirement for a bus stop to be provided if determined needed by Valley Regional Transit (VRT submitted a letter stating one was not needed at this time but one could be accommodated in the future if needed). III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0036, as presented in the staff report for the hearing date of May 17, 2018, with the following modifications: (Add any proposed modifications.) EXHIBIT A Meridian City Council Meeting Agenda June 6, 2018 – Page 49 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 2 Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0036, 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-2018-0036 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 the southwest corner of N. Records Way and E. River Valley St., in the southwest ¼ of Section 4, Township 3 North, Range 1 East. B. Applicant: Brighton Village, LLC 12601 W. Explorer Dr., Ste. 200 Boise, ID 83713 C. Owners: Same as Applicant D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer Dr., Ste. 200 Boise, ID 83713 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission and the Commission is the decision-making body, 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 vacant/undeveloped land, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: E. River Valley St. and multi-family residential (apartments), zoned R-40 South: Parking lot, zoned C-G East: Kleiner Park, zoned C-G West: Commercial (retail/grocery store) uses, zoned C-G C. History of Previous Actions: Meridian City Council Meeting Agenda June 6, 2018 – Page 50 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 3  In 2007, the subject property was a portion of one of three properties included in the Meridian Town Center annexation (AZ-07-012). The subject property is governed under development agreement Instrument No. 108131103. At the time of the annexation hearing, the subject property was within the Kleiner Family Trust ownership (Instrument No. 109009630).  In 2011, a development agreement modification (MDA-11-002) was approved to include a new conceptual development plan and changes to the text of the agreement (Instrument No. 111052692).  Later in 2011, a second amendment to the development agreement (MDA-11-012) was approved at the request of the Idaho Transportation Department to clarify that land use applications are subject to their project specific comments and to include limitations on certificates of occupancy that tie improvements on Eagle Road to phasing of development.  In 2012, a plat was recorded that included the subject property as Lot 3, Block 1, CenterCal Subdivision.  In 2018, a property boundary adjustment (A-2017-0236) was approved that created the subject parcel (ROS #11184). D. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the subject site currently exists adjacent to the site. 2. Location of water: Water mains intended to provide service to the subject site currently exists adjacent to the site. 3. Issues or concerns: The applicant shall be responsible for the installation of any additional water and sewer mains and services to the project. E. Physical Features: 1. Canals/Ditches Irrigation: NA 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 designated Mixed Use – Regional (MU-R) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. Residential uses should comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre. The applicant proposes a multi-family development consisting of 166 age restricted (55+) residential units on this site at a gross density of 68.03 units per acre. The proposed housing type and demographic is unique to this area and will provide high density residential housing as desired in the MU-R designation in close proximity to shopping, grocery stores, restaurants, employment, and Kleiner Park, a 60-acre City park directly across the street to the east. Although slightly above the maximum number of units (i.e. 40) anticipated in the MU-R designation, staff feels the higher density is appropriate in this area and will assist in supporting the surrounding commercial uses. Meridian City Council Meeting Agenda June 6, 2018 – Page 51 of 139 Village at Meridian Apartments – CUP (H-2018-0036) 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 age-restricted multi-family residential development will provide housing options for 55 and older residents; all of the units will be rentals.  “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 residential age-restricted development will contribute to the variety of residential categories available within the City; staff is unaware of how “affordable” they will be.  “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located on the back side of a strip commercial area overlooking a City park. Many employment, shopping, grocery and restaurant options exist to the west and south of this site. The proposed development will provide housing options in close proximity to these uses.  “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. The proposed common open space complies with UDC standards if approved by the Commission with the CUP application (see Analysis below in Section IX for more information).  “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) Only one access is proposed via N. Records Way, a collector street, for this site.  “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 (Eagle Rd./SH-55 and Fairview Ave.) and a 60-acre City park (Kleiner Memorial Park).  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) There are existing multi-family residential apartments to the north of this site across E. River Valley St.; no other residential uses are adjacent to this site. Meridian City Council Meeting Agenda June 6, 2018 – Page 52 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 5  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) Comments received from COMPASS state Valley Regional Transit’s (VRT) Valley Connect 2.0 Growth Scenario Conceptual Network proposes two Express Bus routes and one secondary route near this location (see Exhibit B.9). The applicant should coordinate with VRT to determine if a bus stop should be provided in this location. 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 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. A multi-family development is listed as a conditional use in the C-G zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. D. Landscaping: Street buffer landscaping is required to be installed in accordance with the standards listed in UDC Table 11-2B-3 for the C-G district. Parking lot landscaping is not required because parking is proposed within a structure; and a buffer to adjoining uses is not required. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for age-restricted housing. F. Structure and Site Design Standards: Development of this site must comply with the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A CUP is requested for a multi-family development consisting of 166 age-restricted (55+) dwelling units. One (1) 5-story structure is proposed with the 1st floor consisting of covered parking and the 2nd-5th floors consisting of dwelling units. A 9,900+/- square foot clubhouse and open space area with amenities is proposed on the 2nd story. The concept master plan included in the development agreement for the Village at Meridian depicts “future residential” on this site; the proposed development plan is consistent with the approved master plan and the development agreement. 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. Floor plans were not submitted for the proposed units demonstrating compliance with this requirement. The applicant should comply with this requirement or submit an application and obtain approval for alternative compliance to 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 Meridian City Council Meeting Agenda June 6, 2018 – Page 53 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 6 pedestrian and/or vehicular access and a directory and map of the development at an entrance or convenient location for those entering the development. The site plan in Exhibit A.2 depicts a leasing office, storage room, and mailroom with provisions for parcel mail that provide safe pedestrian access on the first floor. A directory and map of the development should be depicted on the site plan submitted with the Certificate of Zoning Compliance application.  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. All 166 of the units are between 500 and 1,200 square feet; therefore, a minimum of 41,500 s.f. (or 0.95 of an acre) of common open space is required consistent with the standards listed in UDC 11- 4-3-27C. A total of 49,820 s.f. (or 1.14 acres) is proposed; 21,394 s.f. (or 0.49 of an acre) is located on the second floor on either side of the clubhouse with the remaining 28,430 s.f. (or 0.65 of an acre) consisting of the landscaped area around the first floor of the building adjacent to the abutting collector streets and the side and rear of the building. Typically, the area around the building and adjacent to collector streets (i.e. River Valley & Records) would not qualify toward the minimum requirement unless it’s at least 400 square feet in area with a minimum length and width dimension of 20 feet and separated from the street by a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to allow for pedestrian access (per UDC 11-4-3-27C). However, the UDC does include a clause that states, “unless otherwise approved through the conditional use process.” The applicant requests the proposed common open space is approved through the subject CUP. Because a 60-acre City Park (i.e. Kleiner Memorial Park) exists directly across the street from the proposed development, staff is amenable to the applicant’s request and recommends the Commission approve the proposed open space in Exhibit A.5.  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 a clubhouse containing the following: a media room, business center, kitchen, game lounge, yoga studio, fitness studio, changing facilities, conference room, and a private dining area. An outdoor swimming pool, hot tub, dedicated pet area, kitchen, lounge area with a fireplace, numerous seating areas and plazas for social interaction, enclosed bicycle storage, and a bocce ball court are also proposed. 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 submitted with the Certificate of Zoning Compliance application should demonstrate compliance 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 54 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 7 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. The site plan demonstrates compliance 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. Access: Access is required to comply with the standards listed in UDC 11-3A-3. One access to the site is proposed via N. Records Way, a collector street; local street access is not available to this site. A cross-access easement was granted between all lots within CenterCal Subdivision on the plat; however, because the only access to this site leads into and out of the parking structure, cross-access between the subject property and the property to the south and west is not feasible. The existing driveway/alley at the west side of the building is accessible via the cross-access easement. Parking: Off-street parking is required in accord with the standards listed in UDC Table 11-3C-6. For age-restricted elderly housing such as this (as determined by the Director), a minimum of 0.5 of a parking space is required to be provided per bed and 2 spaces per dwelling unit (with at least one in an enclosed garage) is required for 2+ bedrooms. Based on the number of bedroom units proposed [(96) 1-bedroom and (70) 2-bedroom units), a minimum of 188 parking spaces are required with at least 70 of those being in an enclosed garage. A total of 209 covered spaces are proposed (21 over the minimum required), which equates to 1.3 parking spaces per dwelling unit, located on the first floor of the building accessed by internal stairways and elevators in accord with UDC standards. An additional 9 parallel spaces are proposed along N. Records Way for guests and/or deliveries along with parallel loading areas (i.e. 9+/- spaces) adjacent to the alley on the west side of the building, which can be utilized for/by deliveries, maintenance and service employees. Note: The applicant does not have a shared parking agreement with the other Village users; the adjacent parking area to the south is not for this development. The applicant submitted a request for alternative compliance to the parking standards as set forth in UDC 11-3C-7E; however, because the proposed parking complies with the minimum standards, it is not required. Although Staff feels the provision of additional parking spaces beyond those proposed may be a good idea, Staff is amenable to the proposed parking due to the following reasons: 1) it’s anticipated that the age restricted units will only house one person or a couple regardless of the number of bedrooms; and 2) with various shopping, restaurant and service uses, including a grocery store, in close proximity to this site, and likely a transit stop, it’s possible that some residents may not have a vehicle at all or only have one, which would reduce the parking count actually needed for each dwelling unit. 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 209 off-street vehicle spaces proposed, a minimum of 9 bicycle spaces are required; a total of 12 spaces are proposed in accord with this requirement. Transit: Comments received from COMPASS state Valley Regional Transit’s (VRT) Valley Connect 2.0 Growth Scenario Conceptual Network proposes two Express Bus routes and one secondary route near this location (see Exhibit B.9). The applicant should coordinate with VRT to determine if a bus stop is needed in this location and provide one if deemed appropriate. Meridian City Council Meeting Agenda June 6, 2018 – Page 55 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 8 Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2B-3 in accord with the standards listed in UDC 11-3B-7C; the landscape plan submitted with the Certificate of Zoning Compliance application should include a calculations table demonstrating compliance with the required standards. Per UDC 11-3B-7C.6, the only impervious surfaces allowed within the landscape buffer include driveways, outdoor seating, signs and walkways. There appears to be impervious surfaces within the buffer that may not comply with this requirement; the plan submitted with the Certificate of Zoning Compliance should be revised if necessary to comply. The purpose of parking lot landscaping is to soften and mitigate the visual effect of a large expanse of asphalt in parking lots. Because the parking area is proposed on the first level of the structure underneath the dwelling units and integrated into the design of the building, the landscape requirements listed in UDC 11-3B-8C do not apply. A buffer to adjoining residential uses is not required as there are no residential uses or zoning abutting this site. 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. Building Elevations: Conceptual building elevations were submitted for the proposed structure as shown in Exhibit A.6. Building materials consist of stucco and brick veneer. The architectural character of the structures is required to comply with the standards listed in the City of Meridian Architectural Standards Manual. 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 application with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: 4/20/ 2018) 3. Proposed Preliminary Plat & Phasing Plan (dated: March 23, 2018) 4. Landscape Plan (date: March 26, 2018) & Site Amenities 5. Open Space Exhibits 6. Proposed Building Elevations & Floor Plans Meridian City Council Meeting Agenda June 6, 2018 – Page 56 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 9 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. Community Planning Association of Southwest Idaho C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 6, 2018 – Page 57 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 10 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda June 6, 2018 – Page 58 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 11 Exhibit A.2: Proposed Site Plan (dated: 4/20/2018) Meridian City Council Meeting Agenda June 6, 2018 – Page 59 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 12 Meridian City Council Meeting Agenda June 6, 2018 – Page 60 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 13 Exhibit A.3: Landscape Plan (dated: 4/20/2018) & Site Amenities Meridian City Council Meeting Agenda June 6, 2018 – Page 61 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 14 Exhibit A.4: Open Space Exhibits Meridian City Council Meeting Agenda June 6, 2018 – Page 62 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 15 Meridian City Council Meeting Agenda June 6, 2018 – Page 63 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 16 Exhibit A.5: Proposed Building Elevations Meridian City Council Meeting Agenda June 6, 2018 – Page 64 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 17 Meridian City Council Meeting Agenda June 6, 2018 – Page 65 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 18 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval – Conditional Use Permit 1.1.1 The site plan included in Exhibit A.4, dated 4/20/2018, shall be revised as follows: 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. 1.1.2 The landscape plan included in Exhibit A.5, dated 4/20/2018, shall be revised as follows: a. Depict landscaping along all street facing elevations in accord with the standards listed in UDC 11- 4-3-27-F. b. The only impervious surfaces allowed within the street buffer are those included in UDC 11-3B- 7C.6. c. Include a calculations table that demonstrates compliance with the standards in UDC 11-3B-7C, Landscape Buffers Along Streets. 1.1.3 The applicant shall provide a bus stop on the site if determined by Valley Regional Transit (VRT) that one is needed in this location. 1.1.4 A minimum of 80 square feet of private usable open space shall be provided for each unit in accord with UDC 11-4-3-27B.3; or, request and obtain approval of alternative compliance to this requirement as set forth in UDC 11-5B-5. 1.1.5 The following site amenities shall be provided within this development as proposed: a 9,900+/- square foot clubhouse with a media room, business center, kitchen, game lounge, yoga studio, fitness studio, changing facilities, conference room, and a private dining area; an outdoor swimming pool, hot tub, dedicated pet area, kitchen, lounge area with a fireplace, numerous seating areas and plazas for social interaction, enclosed bicycle storage, and a bocce ball court. Any variation from these amenities should be comparable, as determined by the Director. 1.1.6 The common open space depicted in Exhibit A.4 is approved with this application, unless otherwise approved/required by the Commission. 1.1.7 Dwelling units in the proposed development are restricted to 1- and 2-bedroom units as proposed. 1.1.8 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. 1.1.9 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 66 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 19 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 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. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.2.10 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. 1.3 Ongoing Conditions of Approval 1.3.1 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. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. Meridian City Council Meeting Agenda June 6, 2018 – Page 67 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 20 1.4 Process Conditions of Approval 1.4.1 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. 1.4.2 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. 1.4.3 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. 1.4.4 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 Applicant shall be responsible for the abandonment of any unused sanitary sewer and /or water mains or services that are on site per Meridian Public Works Department Standards. 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 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 68 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 21 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. 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 69 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 22 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 1.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 1.2 Based on the size of new construction and the location of the sprinkler room in relation to the address side of the structure, the AHJ may require separate Fire Department key box locations. One being at the main, address side entrance and the other at the entrance to the sprinkler riser room. 1.3 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. 1.4 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. 1.5 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. 1.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 1.7 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. 1.8 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Association 1141 Section 5.2.9-2017 Edition) 1.9 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. Meridian City Council Meeting Agenda June 6, 2018 – Page 70 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 23 1.10 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. 1.11 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. 1.12 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. 1.13 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. 1.14 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. 1.15 Buildings over 30’ in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 1.16 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. 1.17 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least two means of fire apparatus access for each structure. The access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line as set forth in International Fire Code Appendix D104.1. 1.18 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 The Police Department is concerned there is not sufficient parking for this development and that parking should be increased. 4.2 Lighting (24 hour) shall be provided within the parking area. 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 Site Specific Conditions of Approval 6.1.1 Relocate and reconstruct the existing curb line on Records Way to allow for the construction of 9 on- street parallel parking stalls abutting the site. Construct the on-street parallel parking stalls to to be 8-feet wide (measured from the current back of curb to the new back of curb). 6.1.2 Reconstruct the curb line and sidewalk on Records Way with vertical curb, gutter, and a minimum 7-foot wide attached concrete sidewalk. Provide a permanent right-of-way easement for sidewalks located outside of the dedicated right-of-way. Meridian City Council Meeting Agenda June 6, 2018 – Page 71 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 24 6.1.3 Replace any broken or deteriorated portions of curb, gutter, and sidewalk on River Valley Street abutting the site. 6.1.4 Construct one 27-foot wide full access driveway onto Records Way located approximately 290-feet south of River Valley Street and 200-feet north of an existing driveway for Kleiner Park, as proposed. 6.1.5 Construct the driveway as a curb return type driveway and paved the driveway its full width at least 30- feet into the site beyond the edge of pavement of Records Way. 6.1.6 If the driveway is to be gated, the gate or key pad should be located a minimum of 50-feet from the edge of Records Way. 6.1.7 Submit a striping plan for Records Way for review and approval prior to plan approval. 6.1.8 Payment of impact fees is due prior to issuance of a building permit. 6.1.9 Comply with all Standard Conditions of Approval. 6.2 Standard Conditions of Approval 6.2.1 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). 6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 6.2.3 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. 6.2.4 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. 6.2.5 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. 6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6.2.7 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. 6.2.8 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. 6.2.9 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. 6.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. Meridian City Council Meeting Agenda June 6, 2018 – Page 72 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 25 6.2.11 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. 6.2.12 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 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. 7. IDAHO TRANSPORTATION DEPARTMENT (ITD) 8. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) Meridian City Council Meeting Agenda June 6, 2018 – Page 73 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 26 9. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) Meridian City Council Meeting Agenda June 6, 2018 – Page 74 of 139 Village at Meridian Apartments – CUP (H-2018-0036) PAGE 27 Exhibit C: Required Findings from Unified Development Code 1. 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 C-G zoning 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 MU-R 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. The Commission finds that the design of the proposed development and use of the property will be compatible with existing residential and commercial uses in the area and should be compatible 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 75 of 139 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 76 of 139 Planning and Zoning Commission Meeting Meeting Date: 6/6/2018 Agenda/Item Number: 3 C Project/File Number: _r ype in number Item Title: Findings of Fact, Conclusions of Law for Paramount Self Storage (H-2018-0033) By Brighton Corporation. Findings of Fact, Conclusion of Law for Paramount Self -Storage (H-2018-0033) by Brighton Corporation, Inc. Located at the North Side of E. ArcherField St. West of N. Meridian Rd. Meeting Notes CITY OF MERIDIAN E FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Conditional Use Permit for a Multi -Family Development Consisting of (166) Age -Restricted Dwelling Units on 2.44 Acres of Land in the C -G Zoning District, Located at the Southwest Corner of N. Records Way and E. River Valley St., by Brighton Village, LLC. Case No(s). H-2018-0036 For the Planning & Zoning Commission Hearing Date of: May 17, 2018 (Findings on June 6, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 17, 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 Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0036 Page 1 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of May 17, 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 Planning & Zoning Commission's authority as provided in Meridian City Code § 1I - 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of May 17, 2018, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11 -5B -6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-513-61'.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11 -5B -6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit 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 May 17, 2018 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0036 Page 2 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 1 STAFF REPORT HEARING DATE: May 17, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Paramount Self-Storage –CUP (H-2018-0033) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Brighton Corporation, has submitted an application for a conditional use permit for a self-service storage facility on 3.56 acres of land in the C-G zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. The Meridian Planning and Zoning Commission heard this item on May 17, 2018. At the public hearing on May 17th, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Mike Wardle ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. Whether or not the entry gate will be a solid material. c. Key Commission Changes to Staff Recommendation: i. That the design elements match up to what was presented to in the staff report. ii. The emergency gate access shall be constructed with solid material, but the main gate shall be allowed to be a non sight obscuring material. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2018-0033, 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-2018-0033, as presented during the hearing on May 15, 2018, for the following reasons: (You should state specific reasons for denial.) Meridian City Council Meeting Agenda June 6, 2018 – Page 78 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 2 Continuance I move to continue File Number H-2018-0033 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 5100 N. Dyver Avenue on the north side of E. Archerfield Street, west side of N. Meridian Road, in the SE ¼ of Section 25, Township 4 North, Range 1 West. B. Applicant/Owner: Brighton Corporation 12601 W. Explorer #200 Boise, ID 8371 D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer #200 Boise, ID 8371 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning and Zoning Commission and City Council, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 13, 2018 C. Radius notices mailed to properties within 300 feet on: April 6, 2018 D. Applicant posted notice on site(s) on: April 24, 2018 VI. LAND USE A. Existing Land Use(s): The site consists of a six undeveloped vacant commercial lots, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Single family homes in the Paramount Subdivision, zoned R-4 West: Paramount Square Apartments, zoned R-40 South: Undeveloped commercial land, zoned C-G East: N. Meridian Road and Single-family residential properties in the Ventana Subdivision, zoned R-8 and Heritage Middle School, zoned R-4 C. History of Previous Actions: • The subject property was annexed into the City in 2003 as part of the larger Paramount Subdivision (AZ-03-006) (Instrument No. 103137116). • The subject property was rezone (RZ-15-001), granted a preliminary plat (PP-15-002), and granted a Conditional Use Permit (CUP-15-002) in 2015. D. Utilities: Meridian City Council Meeting Agenda June 6, 2018 – Page 79 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 3 1. Location of sewer: The city currently owns and maintains sewer mains directly adjacent to the proposed development. 2. Location of water: The city currently owns and maintains water mains directly adjacent to the proposed development. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water mains through to the project to provide for fire protection. D. Physical Features: 1. Canals/Ditches Irrigation: There are no irrigation facilities that will impact this development. 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 currently designated “Commercial” and “High-Density Residential” on the Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan, commercial designated areas: provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. Additionally, per the Comprehensive Plan, “High Density Residential” properties are to allow for the development of multi-family homes in areas where urban services are provided. Though the majority of the property is designated as “High Density Residential”, the applicant’s narrative argues that rather than expanding multi-family onto the site, that self-storage is an appropriate commercial alternative and will serve the needs of the surrounding area. The Comprehensive Plan is a guiding document however; the zoning ordinance controls the type of uses that can develop on the property. Further, the recorded development agreement for the property did not contemplate this use developing on the property. The applicant has submitted a development agreement modification to allow the proposed use. City Council will be taking action on the application at their May 15, 2018 meeting. The applicant is proposing to develop the site with a self-service storage facility consisting of approximately 63,825 square feet. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Parking lot landscaping is required to be provided with development of this property in accord with UDC 11-3B-8C. • Require neighborhood and community commercial areas to create a site design compatible with surrounding uses (3.05.02A). Meridian City Council Meeting Agenda June 6, 2018 – Page 80 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 4 The City has adopted a design manual to address compatibility between land uses. The applicant is proposing a commercial development adjacent to an established residential development and other commercial establishments. Specifically, the applicant is proposing to develop the site with eleven (11) storage buildings, including an attached office. The primary building materials proposed for these structures are stucco, stone wainscot, corrugated metal with metal roofing. Many of the surrounding buildings in the area use stucco, wood, stone wainscot and earth tone colors. The Architectural Standards Manual (ASM) emphasizes a mix of materials and variations in roof and wall planes along public spaces and public streets. Because this facility is on a highly visible corridor and surrounded by high quality development, staff is of the opinion that with the exception of the corrugated metal wall panels and the gate materials (that don’t meet UDC requirements, that the overall design complements the surrounding buildings. The site must comply with the design standards set forth in UDC 11-3A-19 and the guidelines in the ASM. • Maintain integrity of neighborhoods to preserve values and ambiance of areas (3.05.02). If the applicant complies with the design guidelines outlined in the ASM, UDC design standards and specific use standards, staff is of the opinion the proposed use should maintain the integrity of the neighborhood. • Restrict private curb cuts and access points on collectors and arterial streets (3.06.02D). One access is being proposed from N. Dyver Avenue and an emergency access is shown out to W, Archerfield Drive. No other access is proposed or approved with the subject application. • Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.) (3.06.02F). The subject property abuts N. Meridian Road, N. Dyver Avenue, W. Archerfield Street and W. Ensenada Drive. The UDC requires a minimum 25-foot landscape buffer adjacent to N. Meridian Road (an Arterial road), a 20-foot landscape buffer along W. Ensenada (a Collector road) and a 10-foot landscape buffers along W. Archerfield and N. Dyver Avenue (considered local streets) in accord with UDC 11-3B-7C. • Plan for a variety of commercial and retail opportunities within the Impact Area (3.05.01J). This area of Meridian is lacking a self-service storage facility to serve the multiple single family and multi-family developments in the area. • Protect existing residential properties from incompatible land use development on adjacent parcels (3.06.01F) The plans as submitted do not comply with the buffer width requirement and need to be revised in order to meet the requirements of the UDC. With CZC submittal, the applicant shall provide the required width of the landscape buffers as required by UDC 11-2A-8. • Ensure development provides safe routes and access to schools, parks and other community gathering places (3.07.02N). Five-foot wide detached sidewalks currently exist along all four sides of the development in accord with UDC 11-3A-17. For the above reasons, staff believes the proposed development is consistent with the Comprehensive Plan. Meridian City Council Meeting Agenda June 6, 2018 – Page 81 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 5 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed self-service storage facility requires conditional use permit (CUP) approval in the C-G zoning district. Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the C-G zoning district. D. Landscaping 1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9 below for further analysis). 2. Width of street buffer(s): 25 feet along Meridian Road, 20 feet along W. Ensenada Drive and 10 feet along W. Archerfield and N. Dyver Avenue. E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area of the proposed office building. F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self-service uses (see section 9 below for further analysis). G. Structure and Site Design Standards: Development of this site must comply with the design standards listed in UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual (ASM). IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested consisting of 11 storage buildings which make up approximately 63,825 square feet of storage space. Access: Access to this development is proposed from N. Dyver Avenue, with emergency access being proposed from W. Archerfield Street. Landscaping: A 25-foot wide street buffer is required to be provided along N. Meridian Road (arterial), a 20-foot wide street buffer is required to be provided along W. Ensenada Drive (collector) and a 10-foot wide landscape buffer (local) is required along W. Archerfield Street and W. Ensenada Drive, as set forth in UDC Table 11-2B-3. Landscaping within the street buffer should be provided in accord with the standards listed in UDC 11-3B-7C. The landscaping shown on the landscape plan complies with these standards, except for the required number of trees along N. Dyver Avenue, which requires 17 trees based off of a frontage length of approximately 576 feet, and the frontage of W. Archerfield Street, which requires 8 trees based on a frontage length of approximately 270 feet. Per UDC 11-3B-7, one tree is required for every 35 feet of frontage. The applicant shall submit a revised landscape plan with the certificate of zoning compliance that shows compliance with UDC 11-3B-7. Fencing: No fencing is depicted on the landscape plan for this site. Any proposed fencing should comply with the standards listed in UDC 11-3A-7. Meridian City Council Meeting Agenda June 6, 2018 – Page 82 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 6 Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. 5-foot wide attached sidewalks exist along all four frontages of the site. 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 in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Self-Service Storage Facilities: The specific use standards for the self-service storage facility listed in UDC 11-4-3-34 apply to development of this site as follows: A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self- service storage facility is specifically prohibited. The applicant must comply with this requirement. B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Section 11-3E temporary use requirements of this Title. The applicant must comply with this requirement. C. The distance between structures shall be a minimum of twenty-five feet (25’). All of the proposed storage buildings must meet or exceed the 25-foot distance requirement. The drive aisles appear to comply with this requirement. There are, however, several areas within the proposed storage facility where the required 25 foot between buildings is not being met. The site plan submitted with the CZC application must include 25-feet of separation between all structures per the specific use standards. D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chain-link shall not be allowed as fencing material. The applicant for the most part has designed the site so the perimeter storage buildings screen the facility from public view. However, the main and emergency access gates appear to be constructed with wrought iron and will not be a solid material. The gates should be constructed of a solid material to impede visibility into the site. E. If abutting a residential district, the facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. NA. The project does not abut a residential district as defined by the UDC in Chapter 1. F. A minimum twenty five foot (25’) wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title. The facility does not abut a residential use, therefore this standard does not apply. G. If the use is unattended, the standards in accord with Section 11-3A-16 self-service uses of this Title shall also apply. (See standards from UDC 11-3A-16 below). H. The facility shall have a second means of access for emergency purposes. One access point has been provided from N. Dyver Avenue. On the submitted plans, the secondary access is provided in the southeast corner of the site out to Archerfield Street in accord with UDC standards. Meridian City Council Meeting Agenda June 6, 2018 – Page 83 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 7 I. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. Outdoor storage is not proposed or approved for this site. All items must be stored within an enclosed storage unit. J. The site shall not be used as vehicle wrecking or junkyard as herein defined. The applicant shall comply with this requirement. K. For any use requiring the storage of fuel or hazardous material, the use shall be located a minimum of one thousand feet (1,000’) from a hospital. The applicant is not proposing to store any hazardous material on the site. The applicant shall comply with this requirement. Self-Service Uses: The proposed use of the property is for a self-service storage facility. UDC 11-3A-16 requires all unattended self-service uses to comply with the following requirements: A. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low-impact security lighting. The proposed development is located on a prominent corridor and should be highly visible from abutting streets. B. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic, such as a collector or arterial street. N/A. C. Landscape shrubbery shall be limited to no more than three feet (3’) in height between entrances and financial transaction areas and the public street. N/A Site Plan: Staff has reviewed the site plan (Exhibit A.2) submitted with this application. The following items should to be revised on the site plan submitted with the Certificate of Zoning Compliance application: • Per UDC 11-4-3-34, the distance between structures shall be a minimum of 25 feet. Landscaping: Staff has reviewed the landscape plan (Exhibit A.3) submitted with this application. Staff recommends the following items be revised on the landscape plan submitted with the Certificate of Zoning Compliance application: • Except for the relocation of tree along Meridian Road and the addition of trees along Dyver and Archerfield, all other existing landscaping shall be protected during construction. Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required per 500 square feet of gross floor area for the proposed office building. Based on the total square footage of office (800 s.f.), two (2) parking stalls are required; five (5) spaces are proposed on the submitted site plan in accord with UDC standards. Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every 25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-5C. The submitted site plan shows the required bike rack. Building Elevations: The proposed development is required to comply with the design standards set forth in UDC 11-3A-19 and the ASM. The applicant has submitted renderings (Exhibit A.4) that demonstrate how the site will be viewed from the public streets. The primary building materials are stucco, stone wainscot and corrugated metal. The proposed elevations appear to meet the requirements of the Architectural Standards Manual, but will be reviewed further with the Certificate of Zoning Compliance and Administrative Design Review application in order to ensure compliance. Meridian City Council Meeting Agenda June 6, 2018 – Page 84 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 8 Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is required to be submitted prior to issuance of building permits. The applicant is required to obtain approval of a design review application for the proposed structures and site design for the self- service storage facility. This application may be submitted concurrently with the CZC application. The applicant must comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the ASM. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: March 14, 2018) 3. Landscape Plan (dated: February 8, 2018) 4. Proposed Elevations (dated: January 25, 2018) B. Agency Comments/Conditions of Approval C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 6, 2018 – Page 85 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 9 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda June 6, 2018 – Page 86 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 10 Exhibit A.2: Site Plan (dated: March 14, 2018) Meridian City Council Meeting Agenda June 6, 2018 – Page 87 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 11 Exhibit A.3: Landscape Plan (dated: February 8, 2018) Meridian City Council Meeting Agenda June 6, 2018 – Page 88 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 12 Exhibit A.4: Proposed Elevations (dated: January 25, 2018) Meridian City Council Meeting Agenda June 6, 2018 – Page 89 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 13 Meridian City Council Meeting Agenda June 6, 2018 – Page 90 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 14 Meridian City Council Meeting Agenda June 6, 2018 – Page 91 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 15 Meridian City Council Meeting Agenda June 6, 2018 – Page 92 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 16 B. Agency Comments/Conditions 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site plan, landscape plan and architectural elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual, and the conditions in this report. 1.1.2 The site plan included in Exhibit A.2, dated March 14, 2018, shall be revised as follows: a. The site plan submitted with the CZC application must include 25-feet of separation between all structures per the specific use standards. b. That the design elements match up to what was presented to in the staff report. c. The emergency gate access shall be constructed with solid material, but the main gate shall be allowed to be a non-sight obscuring material. 1.1.3 The landscape plan included in Exhibit A.3, dated February 8, 2018, shall be revised as follows: • Construct a 25-foot wide landscape buffer adjacent to N. Meridian Road in accord with UDC 11-3B-7C. • Construct a 10-foot wide landscape buffer adjacent to W. Acherfield Street and N. Dyver Avenue in accord with UDC 11-3B-7C and UDC 11-2B-3. • Construct a 20-foot wide landscape buffer adjacent to E. Ensenada Drive in accord with UDC 11-3B-7C and UDC 11-2B-3. • Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. • Landscaping within the street buffers shall be provided in accord with the standards listed in UDC 11-3B-7C. • The landscape buffer along N. Dyver Avenue, requires 17 trees, and the landscape buffer along W. Archerfield Street, requires 8 trees. The applicant shall submit a revised landscape plan with the certificate of zoning compliance showing the required revisions in compliance with UDC 11-3B-7. 1.1.4 The elevations included in Exhibit A.4, dated January 25, 2018, shall comply comply with the design standards set forth in UDC 11-3A-19 and the Architectural Standards Manual. 1.1.5 Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34 “Storage Facility, Self-Service;” and the standards for unattended self-service uses listed in UDC 11-3A-16. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC Chapter 2 District regulations. 1.2.2 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.3 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. 1.2.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17. Meridian City Council Meeting Agenda June 6, 2018 – Page 93 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 17 1.2.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.6 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. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 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. 1.2.10 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. 1.2.11 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.12 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. 1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.14 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.15 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. 1.2.16 100 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. 1.3 Ongoing Conditions of Approval 1.3.1 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. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4 Process Conditions of Approval 1.4.1 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. 1.4.2 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 94 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 18 1.4.3 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. 1.4.4 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 A street light plan will need to be included in the building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=2722.1.2 2.1.2 The city currently owns and maintains sanitary sewer and water mains directly adjacent to the proposed development. The applicant shall be responsible for the establishment of service connections for the office facility, and for the abandonment of any existing service lines that will not be utilized. The applicant shall also be responsible for the installation of additional water mains through to the project to provide for fire protection. Any dead end water mains shall terminate with a fire hydrant. 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 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 95 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 19 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, and a compacted roadway surface shall be in place, prior to applying for building permits. 2.2.10 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. 2.2.11 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. 2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.15 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. 2.2.16 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 are at least 1-foot above. 2.2.17 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. 2.2.18 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. 2.2.19 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. 2.2.20 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 Meridian City Council Meeting Agenda June 6, 2018 – Page 96 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 20 Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comment on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 No comments were received from Republic Services on this application. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comment on this application. 7. ADA COUNTY HIGHWAY DISTRICT The Ada County Highway District has reviewed the submitted application and has determined that the applicant will be required to apply for a driveway approach prior to pulling a permit for Meridian City Council Meeting Agenda June 6, 2018 – Page 97 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 21 C. Required Findings from Unified Development Code 1. Conditional Use Permit Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: 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 if the site is designed according to the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the C-G zoning district and self-service storage facility specific use standards if the submitted plans are amended as recommended by staff. 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 self-service facility in the C-G zone meets the objectives of the Comprehensive Plan. 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. Staff finds that the proposed self-service storage facility is compatible with other uses in the general area and will not adversely change the character of the area if the applicant complies with the site and the design modifications recommended by staff. 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 the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. 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 and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department and other agencies. 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. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. Meridian City Council Meeting Agenda June 6, 2018 – Page 98 of 139 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 21 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 that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. 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 the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Meridian City Council Meeting Agenda June 6, 2018 – Page 99 of 139 City Council Meeting Meeting Date: June 6, 2018 Agenda Item Number: Project/File Number: Item Title: Public Hearing for Keep Subdivision (H-2018-0043) by Jack L. Hammond Located at the SW Corner of E. Lake Hazel Rd. and S. Eagle Rd 1. Request: Annexation and Zoning of 60.55 Acres of Land (7.07 to R-8 and 53.47 to R-2) to the R-2 and R-8 Zoning Districts, and; 2. Request: A Preliminary Plat Consisting of 59 Single Family Residential Lots, and 10 Common Lots on Approximately 53.47 Acres in the Proposed R-2 and R-8 Zoning Districts Meeting Notes 7 1A ✓1 I co (� .SII Ay�s Hearing Date: 6/6/2018 Hearing Type: PZ Item Number: 4A Project Name: Keep Subdivision Project Number: H-2018-0043 Signature Name For Against Neutral I Wish To Testify Sign In Date/Time Jarron Langston X 6/6/2018 17:49 Jack Hammond X 6/6/2018 17:50 Susan Karnes X X 6/6/2018 17:56 Changes to Agenda: • None Item #4A: Keep Subdivision — AZ, PP (H-2018-0043) Application(s): ➢ Annexation and Zoning ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 60.55 acres of land zoned RUT, located on SWC of S. Eagle and E. Lake Hazel Roads. Adjacent Land Use & Zoning: 1. North: Single-family residential properties in Diamond Ridge Estates Subdivision, zoned RUT in Ada County; Undeveloped residential property zoned RUT in Ada County. 2. East: S. Eagle Road and single-family residential properties zoned RUT in Ada County. 3. South: One single-family residential property and undeveloped property zoned RUT in Ada County. 4. West: One single-family residential property, zoned RUT. History: None Comprehensive Plan FLUM Designation: LDR Summary of Request: Annexation & Zoning The applicant has applied for annexation and zoning of 60.55 acres of land with R-2 and R-8 zoning districts. Staff believes the proposed zoning designations are consistent with the policies in the Comprehensive Plan. The applicant requested that the church parcel be zone R-8 because churches are not allowed uses in either the R-2 or R-4 zoning districts, and are a conditional use within the R-8 zoning district. The church also entered into a consent to annex agreement in 2006. With this annexation, they are making good on their commitment to annex the parcel into the City one the property was contiguous with City limits. The applicant proposes to develop 59 new single-family residential detached homes on 53.47 acres of land. Preliminary Plat The proposed plat consists of 59 building lots and 10 common lots on 53.47 acres of land in a proposed R-2 and R-8 zoning districts. The gross density for the subdivision is 1.1 d.u./acre. The lots range in size from 22,120 square feet to over 77,000 square feet, with an average lot size of 31,600 square feet. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-4 for the R-2 district and 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with those standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11 -6C -3F. Staff has reviewed the proposed plat and in order to ensure compliance with the UDC the applicant shall provide an emergency access to E. Lake Hazel in place of the full access that was denied by ACHD. UDC 11 -6C -3(B)4 limits the length of a cul-de-sac. With ACHD's requirement that the access to E. Lake Hazel be removed, Pemberly Lane does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Access: Access is proposed for this site via one access from E. Eagle Road and to E. Lake Hazel Road. ACHD will not allow the applicant to have direct access to E. Lake Hazel, so staff is proposing an emergency access out to Lake Hazel. Streets: The applicant is proposing public roads throughout the development. The applicant's proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with their requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. Stub Streets: The applicant is proposing a single public stub street at the west boundary. Landscaping: A 35 foot landscape buffer is required along the Lake Hazel frontage because it is considered an entryway corridor per the City's Comprehensive Plan. A 25 -foot wide street buffer is also required along S. Eagle Roads, considered an arterial roadway, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11 -3B -7C. Parkways: Eight -foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11 -3A -17E. Open Space: A minimum of 5% qualified open space is required to be provided for this development in accord with UDC 11 -3G -3A.1. Based on the area of the preliminary plat (53.47 acres), a minimum of 5.34 acres of qualified open space is required to be provided as set forth in UDC 11 -3A -3B. A total of 5.66 acres (or 10.6%) of qualified open space is proposed consisting of 1/2 the street buffer along E. Lake Hazel and S. Eagle Roads, and 8 -foot wide parkways along the local streets. and internal common open space areas which appear to comply with this requirement. The plat reflects several pedestrian common lots that do not show the required landscaping as required by UDC 11-3B-12. The applicant shall revise the landscape plan to include the required landscaping along pedestrian pathways. Additionally, staff is proposing that the applicant provide an additional pathway between Lots 19 and 20 of Block 3 to the west boundary of the church parcel in order to promote pedestrian accessibility to the church parcel. LDS Church Parcel: The plat as shown indicates that the applicant has purchased a portion of the LDS parcel. The applicant has not provided the final approval letter from Ada County indicating that the applicant has completed the process. Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11 -3G -3A.2, in accord with the standards listed in UDC 11 -3G - 3C. Based on the area of the preliminary plat (53.47 acres), staff requires a minimum of 4 qualified site amenities be provided. The amenities include a bike storage enclosure, a gazebo and an additional 5% open space can be applied as an additional amenity. The applicant shall provide 1 additional amenity for the subdivision. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct detached sidewalks throughout the development and along both S. Eagle and E. Lake Hazel Roads in accord with UDC standards. Please note that there is attached sidewalk along the LDS church frontage of S. Eagle Road that was constructed with the church. City staff is ok not replacing the existing sidewalk with detached sidewalk. Building Elevations: The applicant has submitted some conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of stucco, masonry, hardy -back siding, wood and brick. Because homes on lots that back up to E. Lake Hazel and Eagle Roads will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Written Testimony: Judy Lewis Staff Recommendation: Approval wl conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0043 as presented in the staff report for the hearing date of June 6, 2018, with the following modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on June 21, 2018. Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0043 as presented during the hearing on June 6, 2018, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number H-2018-0043 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Planning and Zoning Commission Meeting June 6, 2018 Item #4A: Keep Subdivision Vicinity/Zoning Map Preliminary Plat Proposed Landscape Plan Proposed Landscape Plan Proposed Landscape Plan Proposed Landscape Plan Conceptual Building Elevations 1 | P a g e Keep Subdivision – H-2018-0043 STAFF REPORT Hearing Date: June 6, 2018 TO: Planning & Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Keep Subdivision – H-2018-0043 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Jack L. Hammond, has submitted an application for annexation and zoning (AZ) of 60.55 acres of land with both R-8 (7.07 acres) and R-2 (53.47 acres) zoning districts; and a preliminary plat (PP) consisting of 59 building lots and 10 common lots on 53.47 acres of land for Keep Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0043, as presented in the staff report for the hearing date of June 6, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0043, as presented during the hearing on June 6, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0043 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 on the southwest corner of E. Lake Hazel Road and S. Eagle Road, in the NE ¼ of Section 5, Township 2N., Range 1E. B. Owners/Applicant: JHP, LLC Corp. of the Presiding Bishop of the Church of Jesus Christ of Latter Day Saints 372 E. Vantage Point Lane 50 E. North Temple Street Meridian, ID 83642 Salt Lake City, UT 84101 Meridian City Council Meeting Agenda June 6, 2018 – Page 104 of 139 2 | P a g e Keep Subdivision – H-2018-0043 C. Representative: Jarron Langston 9563 W. Harness Drive Boise, ID 83709 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notification published on: May 18, 2018 C. Radius notices mailed to properties within 300 feet on: May 10, 2018 D. Applicant posted notice on site(s) on: May 25, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of agricultural property and an LDS Church, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Diamond Ridge Estates Subdivision, zoned RUT in Ada County; Undeveloped residential property zoned RUT in Ada County. 2. East: S. Eagle Road and single-family residential properties zoned RUT in Ada County. 3. South: One single-family residential property and undeveloped property zoned RUT in Ada County. 4. West: One single-family residential property, zoned RUT. C. History of Previous Actions: None D. Utilities: 1. Location of sewer: Temporary sewer service is being made available to this property under an agreement with the Brighton Corporation, as part of their development of Century Farm Subdivision No. 10. This temporary service location may become permanent, and is dependent on the density of future development in the region, and the progression of the west branch of the Ten Mile Trunk Sewer through the Sky Mesa Subdivision. 2. Location of water: Water is available from existing mains in E. Lake Hazel and S. Eagle Roads. 3. Issues or concerns: The water main in Bennet Court. will need to be looped to the south through the common lot to Bingley Drive for fire flow. Fire flow is limited to 1500gpm within this development, which may not be adequate given the size of the proposed lots and dwellings. Coordinate with the Building Department and Fire Department to arrange compliance alternatives. E. Physical Features: 1. Canals/Ditches Irrigation: There is an irrigation lateral (Farr) along the south side of the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. Meridian City Council Meeting Agenda June 6, 2018 – Page 105 of 139 3 | P a g e Keep Subdivision – H-2018-0043 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Low Density Residential” on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre. The proposed preliminary plat includes 59 single-family lots on 53.47 acres for a total gross density of 1.1 dwelling units/acre which is consistent with the LDR land use designation. Staff finds that the density is consistent with the comprehensive plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “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 single-family detached dwellings will contribute to the variety of housing types available within the City.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21.  “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 5.66 acres (or 10.6%) of qualified open space in accord with the requirements listed in UDC11-3G-3.The open space (as noted above) includes landscape buffer along S. Eagle and E. Lake Hazel Roads, internal parkways, and a pedestrian pathway common lot.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts a connection to S. Eagle as well as a connection to E. Lake Hazel Road, as well as a stub street to the parcel to the west. Staff will require one additional stub street to the south. ACHD has indicated that the full access to E. Lake Hazel does not meet their standards and is not allowed. The applicant will need to provide an emergency access/pedestrian pathway common lot in order to meet the requirements of UDC 11-6C-3.  “Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is adjacent to existing low density homes and similar lot sizes to the north in Diamond Ridge Estates Subdivision. The overall density for the project falls within the parameters of the LDR land use designation and the surrounding residential developments.  “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) The applicant is proposing 5-foot detached sidewalks that will connect to proposed sidewalks along both E. Lake Hazel and S. Eagle, a stub sidewalk to the west as well as two proposed pedestrian common lots. Meridian City Council Meeting Agenda June 6, 2018 – Page 106 of 139 4 | P a g e Keep Subdivision – H-2018-0043  “Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads.” (3.03.02N) The submitted plat depicts one access point to E. Lake Hazel Road as well as a connection to S. Eagle Road. ACHD has indicated that they will not approve the proposed full access to E. Lake Hazel. The applicant will need to provide an emergency access in this location in order to meet the requirements of the UDC.  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) Street buffer landscaping is required adjacent to E. Lake Hazel and S. Eagle Roads in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in this report.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) Staff is requiring the applicant to install the frontage improvements along frontage of E. Lake Hazel Road with the first phase. The surrounding area is not currently developed, however the Parks Department has plans to construct a park near the subject property, and commenced construction earlier this year. Staff finds that the sidewalk and landscape buffer should be installed to provide greater pedestrian access to the park facilities. For the above stated reasons, staff finds the proposed project is consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) 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 allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-4 and 11-2A-6 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-2 and R-8 zoning districts. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-family detached dwellings is a principal permitted use in the R- 2 zoning district, and the current use of a church in the proposed R-8 zoning district is a conditionally approved use within that zoning district. However, since the church was approved within Ada County, the City honors that approval and will not require approval of a conditional use permit for that use to remain. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-4 for the R-2 zoning district and 11-2A-6 for the R-8 zoning district. D. Landscaping:  Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-4 for the R-2 zoned property, 11-2A-6 for the R-8 zoned property and UDC Meridian City Council Meeting Agenda June 6, 2018 – Page 107 of 139 5 | P a g e Keep Subdivision – H-2018-0043 11-3B-7C.  Per UDC 11-3G-3, the plat is required to provide 5 percent open space and one amenity for every 20 acres of development area. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 60.55 acres of land with R-2 and R-8 zoning districts. As discussed above in Section VII, staff believes the proposed zoning designations are consistent with the policies in the Comprehensive Plan. The applicant requested that the church parcel be zone R-8 because churches are not allowed uses in either the R-2 or R-4 zoning districts, and are a conditional use within the R-8 zoning district. The church also entered into a conc=sent to annex agreement in 2006. With this annexation, they are making good on their commitment to annex the parcel into the City one the property was contiguous with City limits. The applicant proposes to develop 59 new single-family residential detached homes on 53.47 acres of land as shown on the preliminary plat included in Exhibit A.2. 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 The proposed plat consists of 59 building lots and 10 common lots on 53.47 acres of land in a proposed R-2 and R-8 zoning districts (see Exhibit A.2). The gross density for the subdivision is 1.1 d.u./acre. The lots range in size from 22,120 square feet to over 77,000 square feet, with an average lot size of 31,600 square feet. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-4 for the R-2 district and 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with those standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and in order to ensure compliance with the UDC the applicant shall provide an emergency access to E. Lake Hazel in place of the full access that was denied by ACHD. UDC 11-6C-3(B)4 limits the length of a cul-de-sac. With ACHD’s requirement that the access to E. Lake Hazel be removed, Pemberly Lane is now approximately 700 feet in length Meridian City Council Meeting Agenda June 6, 2018 – Page 108 of 139 6 | P a g e Keep Subdivision – H-2018-0043 and does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Access: Access is proposed for this site via one access from E. Eagle Road and to E. Lake Hazel Road. ACHD will not allow the applicant to have direct access to E. Lake Hazel, so staff is proposing an emergency access out to Lake Hazel. Streets: The applicant is proposing public roads throughout the development. The applicant’s proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with their requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. Stub Streets: The applicant is proposing a single public stub street at the west boundary. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A 35 foot landscape buffer is required along the Lake Hazel frontage because it is considered an entryway corridor per the City’s Comprehensive Plan. A 25- foot wide street buffer is also required along S. Eagle Roads, considered an arterial roadway, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11-3B-7C. The buffer width should be measured from the back of curb per UDC 11-3B- 7C.1a (2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise plans accordingly. Landscaping within the common areas is required in accord with the standards listed in UDC 11-3G-3E. Tree Mitigation: If there are existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. The applicant shall submit a tree mitigation plan with the final plat application. Parkways: Eight-foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11-3A-17E. Open Space: A minimum of 5% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (53.47 acres), a minimum of 5.34 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 5.66 acres (or 10.6%) of qualified open space is proposed consisting of ½ the street buffer along E. Lake Hazel and S. Eagle Roads, and 8-foot wide parkways along the local streets. and internal common open space areas which appear to comply with this requirement. The plat reflects several pedestrian common lots that do not show the required landscaping as required by UDC 11-3B-12. The applicant shall revise the landscape plan to include the required landscaping along pedestrian pathways. Additionally, staff is proposing that the applicant provide an additional pathway between Lots 19 and 20 of Block 3 to the west boundary of the church parcel in order to promote pedestrian accessibility to the church parcel. LDS Church Parcel: The plat as shown indicates that the applicant has purchased a portion of the LDS parcel. The applicant has not provided the final approval letter from Ada County indicating that the applicant has completed the process. Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. Meridian City Council Meeting Agenda June 6, 2018 – Page 109 of 139 7 | P a g e Keep Subdivision – H-2018-0043 Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C. Based on the area of the preliminary plat (53.47 acres), staff requires a minimum of 4 qualified site amenities be provided. The amenities include a bike storage enclosure, a gazebo and an additional 5% open space can be applied as an additional amenity. The applicant shall provide 1 additional amenity for the subdivision. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The applicant shall construct fencing as proposed. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct detached sidewalks throughout the development and along both S. Eagle and E. Lake Hazel Roads in accord with UDC standards. Please note that there is attached sidewalk along the LDS church frontage of S. Eagle Road that was constructed with the church. City staff is ok not replacing the existing sidewalk with detached sidewalk. Building Elevations: The applicant has submitted some conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of stucco, masonry, hardy-back siding, wood and brick. Because homes on lots that back up to E. Lake Hazel and Eagle Roads will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 3/28/18) 3. Proposed Landscape Plan (dated: 11/17/17) 4. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 6, 2018 – Page 110 of 139 9 | P a g e Keep Subdivision – H-2018-0043 A. Drawings 1. Vicinity Map Meridian City Council Meeting Agenda June 6, 2018 – Page 111 of 139 10 | P a g e Keep Subdivision – H-2018-0043 2. Proposed Preliminary Plat (dated: 3/28/18) Meridian City Council Meeting Agenda June 6, 2018 – Page 112 of 139 11 | P a g e Keep Subdivision – H-2018-0043 3. Proposed Landscape Plan (dated; 11/17/17) Meridian City Council Meeting Agenda June 6, 2018 – Page 113 of 139 12 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 114 of 139 13 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 115 of 139 14 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 116 of 139 15 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 117 of 139 16 | P a g e Keep Subdivision – H-2018-0043 4. Conceptual Building Elevations Meridian City Council Meeting Agenda June 6, 2018 – Page 118 of 139 17 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 119 of 139 18 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 120 of 139 19 | P a g e Keep Subdivision – H-2018-0043 B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval 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. A final plat application shall not be submitted to City until the agreement is executed. 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 City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Except the public street access to S. Eagle Road and the access from the existing LDS church, direct lot access to E. Lake Hazel and S. Eagle Roads is prohibited in accord with UDC 11- 3A-3. b. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations depicted in Exhibit A and the revisions noted in the staff report. c. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. The rear and/or side of structures that face arterial or collector streets (Lots 2-5 of Block 1, Lots 2- 6, 8 and 38, 39 and 41 of Block 3 and Lot 3 of Block 5, ), shall incorporate articulation through changes in two or more of the following: modulation (e.g. – projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. d. The site shall develop with a minimum of 10.6% open space (5.66 acres) and shall include bike storage and a gazebo as well as two (2) additional amenities in order to comply with UDC 11-3G-3. e. The church shall connect to City utilities as soon as they become available and shall abandon the septic system upon connection to City sewer. f. The applicant shall install the frontage improvements along the frontage of E. Lake Hazel Road and Eagle Road with the first phase of development. 1.1.2 The preliminary plat included in Exhibit A.2, dated 3/28/18, shall be revised as follows: a. The applicant shall provide a master grading and drainage plan for the site with the first final plat application. b. The applicant’s proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with ACHD’s requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. c. With the removal of the direct access to E. Lake Hazel, Pemberly Lane is now approximately 700 feet in length and does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Meridian City Council Meeting Agenda June 6, 2018 – Page 121 of 139 20 | P a g e Keep Subdivision – H-2018-0043 1.1.3 The landscape plan included in Exhibit A.3, dated 11/21/17, shall be revised as follows: a. The buffer width along E. Lake Hazel and S. Eagle Roads shall be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise accordingly. b. If there are any existing trees on the site that are to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site shall be noted on the landscape plan submitted with a final plat application. c. The pedestrian pathway on Lot 7, Block 3 shall be landscaped in accord with UDC 11-3B-12. d. The applicant shall provide an additional micropath between Lots 19 and 20 of Block 3 to the west boundary of the church parcel. 1.1.4 The applicant shall comply with all condition of the Ada County Highway District. 1.1.5 Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. Meridian City Council Meeting Agenda June 6, 2018 – Page 122 of 139 21 | P a g e Keep Subdivision – H-2018-0043 1.3.3 The project is subject to all current City of Meridian ordinances. 1.3.4 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. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.4 Process Conditions of Approval 1.4.1 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. 1.4.2 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. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Type I lighting shall be required along the frontage of the development along S. Eagle Road and E. Lake Hazel Road, and Type II lighting will be required along the internal streets. A street lighting plan will be required with the submittal of development plans and final plat. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.1.2 Temporary sewer service is being made available to this property under an agreement with the Brighton Corporation, as part of their development of Century Farm Subdivision No. 10. This temporary service location may become permanent, and is dependent on the density of future development in the region, and the progression of the west branch of the Ten Mile Trunk Sewer through the Sky Mesa Subdivision. 2.1.3 The water main in Bennet Court will need to be looped to the south through the common lot to Bingley Drive for fire flow. Fire flow is limited to 1500gpm within this development, which may not be adequate given the size of the proposed lots and dwellings. Coordinate with the Building Department and Fire Department to arrange compliance alternatives. Meridian City Council Meeting Agenda June 6, 2018 – Page 123 of 139 22 | P a g e Keep Subdivision – H-2018-0043 2.1.4 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2.1.5 With the application for a building permit, each home builder must submit lot grading and finished floor elevation consistent with the approved master grading and drainage plan for the subdivision. If deviations from the approved master grading and drainage plan are proposed, they must be submitted and approved by the Community Development Department prior to the issuance of a building permit. Any such revision proposal shall be accompanied by a written authorization from the Developer to allow a revision to the master lot grading plan. 2.1.6 The existing LDS Church situated within this project will be required to connect to the sanitary sewer system being installed as part of the development. Once sewer service is available, the church shall connect within 60-days, and terminate their existing septic system per General Condition of Approval 2.2.8 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 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 124 of 139 23 | P a g e Keep Subdivision – H-2018-0043 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. 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 125 of 139 24 | P a g e Keep Subdivision – H-2018-0043 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 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 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 the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 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. 4.4 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. 4.5 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. Meridian City Council Meeting Agenda June 6, 2018 – Page 126 of 139 25 | P a g e Keep Subdivision – H-2018-0043 4.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 4.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 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 and Meridian amendment to IFC 10-4-2J. 4.10 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.11 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. 4.12 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.13 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.14 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 4.15 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 Standard 1141, Section A5.2.18. 5. REPUBLIC SERVICES 5.1 A concrete pad shall be constructed at the end of each common driveway to accommodate all of the trash carts for trash pickup. 6. PARKS DEPARTMENT 6.1 The applicant shall have an ongoing obligation to maintain all pathways. Meridian City Council Meeting Agenda June 6, 2018 – Page 127 of 139 26 | P a g e Keep Subdivision – H-2018-0043 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 50-feet of right-of-way from centerline of Lake Hazel Road abutting the site. 7.1.2 Widen the pavement to a minimum of 17-feet from centerline with 3-foot wide gravel shoulder along Lake Hazel Road abutting the site. 7.1.3 Construct a westbound right-turn lane on Lake Hazel Road with a minimum storage length of 100 feet at the East Ridge Avenue/ Lake Hazel Road intersection. 7.1.4 Construct a 5-foot wide detached sidewalk along Lake Hazel Road, located a minimum 43-feet from centerline abutting the site. Provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. 7.1.5 Extend Cyanite Drive into the site from the north property line. 7.1.6 Construct all local streets as 33-foot street sections with rolled curb, gutter and detached 5-foot wide sidewalk within 37-feet of right-of-way. 7.1.7 Construct the main entrance intersecting Lake Hazel Road as proposed, with two 21-foot travel lanes and an 8-foot wide center island. The island shall be located within the ACHD right-of-way, and a license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.1.8 Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way. 7.1.9 Extend Huntly Drive as a stub street to the west property line as proposed. Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.10 Pave the private roadways 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of public streets. Install street name and stop signs for the private roads. All gates or keypads on the private roads shall be located a minimum of 50-feet from the near edge of the public street. 7.1.11 Payment of impacts fees are due prior to issuance of a building permit. 7.1.12 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 128 of 139 27 | P a g e Keep Subdivision – H-2018-0043 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 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 129 of 139 28 | P a g e Keep Subdivision – H-2018-0043 C. Legal Description & Exhibit Map for Annexation Boundary Meridian City Council Meeting Agenda June 6, 2018 – Page 130 of 139 29 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 131 of 139 30 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 132 of 139 31 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 133 of 139 32 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 134 of 139 33 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 135 of 139 34 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 136 of 139 35 | P a g e Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 6, 2018 – Page 137 of 139 36 | P a g e Keep Subdivision – H-2018-0043 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 60.55 acre property with R-2 and R-8 zoning districts and develop 59 new single-family residential homes. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan 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-2 and R-8 zoning districts 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 that 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 R-2 and R-8 zoning districts is in the best interest of the City if the applicant revises the plat per staff’s recommendation and enters into a development agreement. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 138 of 139 37 | P a g e Keep Subdivision – H-2018-0043 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 development 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’s or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 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. Meridian City Council Meeting Agenda June 6, 2018 – Page 139 of 139