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HomeMy WebLinkAbout2017 07-06C� E IDIAN, MERIDIAN PLANNING AND ZONING COMMISSION MEETING Nt AGENDA City Council Chambers 33 E. Broadway Avenue, Meridian, Idaho Thursday July 6, 2017 at 6:00 p.m. Roll -call Attendance O Treg Bernt _X_ Steven Yearsley O Gregory Wilson _X_ Ryan Fitzgerald X Jessica Perreault _X_ Bill Cassanelli _O_ Rhonda McCarvel — Chairperson 2. Adoption of the Agenda Adopted 3. Consent Agenda Approved A. Approve Minutes of June 22, 2017 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Approval for Speedy Quick (H-2017-0031) by Blood, LLC Located 2560 S. Meridian Road C. Findings of Fact, Conclusions of Law for Approval for Raisin' Angels Daycare (H-2017-0072) by Neudesign Architecture, LLC Located 143 W. Archerfield D. Findings of Fact, Conclusions of Law for Approval for Northpointe Retail Drive -Through (H-2017-0074) by Slichter/Ugrin Architecture Located 1750 W. McMillan Road 4. Action Items A. Public Hearing Continued from June 22, 2017 for Kingsbridge North Subdivision (H-2017-0065) by Jarron Langston Located 3475 E. Falcon Drive Recommend Approval to Council — Schedule for August 15, 2017 Request: Annexation and Zoning of 5.07 Acres of Land with an R-4 (Medium Low -Density Residential) Zoning District 2. Request: Preliminary Plat Approval Consisting of Ten (10) Residential Building Lots and Two (2) Common Area Lots on 5.05 Acres of Land in a Proposed R-4 Zoning District Meridian Planning and Zoning Commission Meeting Agenda — Thursday July 6,2017 Page 1 of 3 All materials presented at public meetings shall become property of the City of Meridian. Anyone desiring accommodation for disabilities related to documents and/or hearing, please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting. B. Public Hearing for Sky Mesa (H-2017-0068) by Sky Mesa Development, LLC Located 5899 S. Eagle Road Recommend Approval to Council — Schedule for August 15, 2017 1. Request: Annexation and Zoning of a Total of 54.01 Acres of Land from the RUT Zoning District in Ada County to the R-4 (Medium Low -Density Residential) (26.57 Acres) and R-8 (Medium -Density Residential) (27.44 Acres) Zoning districts in the City 2. Request: Rezone of 38.87 Acres of Land from the R-2 (Low - Density Residential) to the R-4 (Medium Low -Density Residential) Zoning District 3. Request: Rezone of 6.26 Acres of Land from the R-2 (Low - Density Residential) to the R-8 (Medium -Density Residential) Zoning District 4. Request: Rezone of 0.88 of an Acre of Land from the R-4 (Medium Low -Density Residential) to the R-8 (Medium - Density Residential) Zoning District 5. Request: Preliminary Plat Approval Consisting of 278 Single - Family Residential Building Lots and 31 Common Lots on 98.35 Acres of Land in the R-4 and R-8 Zoning District C. Public Hearing for Summerwood Subdivision (H-2017-0083) by WHPacific Inc., Located 4052 and 4202 W. Daphne Street Recommend Approval to Council — Schedule for August 15, 2017 Request: Preliminary Plat Approval Consisting of Twenty -Six (26) Building Lots and Five (5) Common Lots on 9.98 Acres of Land in an R-4 Zoning District D. Public Hearing for Southridge Apartments (H-2017-0077) by Southridge Farm, LLC Located South Side of W. Overland Road, Midway Between S. Linder Road and S. Ten Mile Road Continued to July 20, 2017 1. Request: Conditional Use Permit Approval for 476 Multi - Family Dwelling Units on Approximately 27.73 Acres in an Existing R-15 Zoning District E. Public Hearing for Intermountain Gas Map Amendment (H-2017- 0089) by City of Meridian Planning Division Recommend Approval to Council — Schedule for August 15, 2017 Request: Comprehensive Plan Map Amendment to Change the Future Land Use Map Designation from Low Density Residential (LDR) to Industrial (IND) on Approximately Sixty Meridian Planning and Zoning Commission Meeting Agenda —Thursday July 6,2017 Page 2 of 3 All materials presented at public meetings shall become property of the City of Meridian. Anyone desiring accommodation for disabilities related to documents and/or hearing, please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting. (60) Acres of Land for the Purpose of Updating the Map to Reflect the Intermountain Gas LNG Storage Plant Adjourned at 9:33pm Meridian Planning and Zoning Commission Meeting Agenda — Thursday July 6,2017 Page 3 of 3 All materials presented at public meetings shall become property of the City of Meridian. Anyone desiring accommodation for disabilities related to documents and/or hearing, please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting. Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 3A PROJECT NUMBER: ITEM TITLE: Approve Minutes of June 22, 2017 Planning and Zoning Commission Meeting MEETING NOTES 1?1 APPROVED CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS Meridian Planning & Zoning Commission June 22, 2017 Page 56 of 55 McCarvel: Can we do one more motion? Yearsley: Motion to adjourn. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I make a motion that we close the meeting dated June 22nd, 2017. Yearsley: Second. McCarvel: It has been moved and seconded to adjourn the meeting. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 8:40 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) MIT-000714-91 _CHAIRMAN 0 C. JAG COLES LCITY CLERK -/ 16 J2(7 DATE APPROVED Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 3B PROJECT NUMBER: H-2017-0031 ITEM TITLE: Speedy Quick Findings of Fact, Conclusions of Law for Approval for Speedy Quick (H-2017-0031) by Blood, LLC Located 2560 S. Meridian Road MEETING NOTES APPROIBM 446"", VES CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0031 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 dispatch center for mobile services establishment on 1.06 acres of Land in the L-O Zoning District for Speedy Quick, by Blood, LLC. Case No(s). H-2017-0031 For the Planning & Zoning Commission Hearing Date of: June 22, 2017 (Findings on July 6, 2017) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 22, 2017, 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 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0031 Page 2 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of June 22, 2017, 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 June 22, 2017, 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 June 22, 2017 By action of the Planning & Zoning Commission at its regular meeting held on the 12017. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN COMMISSIONER STEVEN YEARSLEY COMMISSIONER GREGORY WILSON COMMISSIONER TREG BERNT COMMISSIONER WILLIAM CASSINELLI COMMISSIONER JESSICA PERREAULT ,,Olt Attest: C.Ja ole VCity Cleric 614, day of VOTED44-SC� VOTED VOTED VOTED /n� VOTED `I hcr/ VOTED. VOTED U 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: Mo ' Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0031 Page 3 Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 1 STAFF REPORT Hearing Date: May 4, 2017(Continued to June 6 and then to June 22, 2017) TO: Planning & Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Speedy Quick – CUP (H-2017-0031) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Blood LLC, has applied for a conditional use permit for a dispatch center for mobile services business and for alternative compliance to reduce the landscape buffers on the north, west and east boundaries of the site on 1.06 acres of land in the L-O zoning district. See Section IX Analysis for more information. The applicant’s request for alternative compliance is no longer applicable because the applicant was able to obtain the required landscape buffer width along S. Meridian Road. The landscape buffers on the north and east are not eligible for alternative compliance and require City Council approval. II. SUMMARY RECOMMENDATION Staff recommends continuance of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning and Zoning Commission heard this item on June 22, 2017. At the public hearing, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: David Blood (Applicant) ii. In opposition: Larry Molnar iii. Commenting: Larry Molnar iv. Written testimony: Larry Molnar v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bill Parsons b. Key Issues of Discussion by Commission: i. The applicant’s interpretation of the side yard setback. ii. What types of equipment would be allowed within the outdoor storage yard. iii. How can the applicant reduce the required landscape buffers along the north and e3ast side of the property. iv. Due to the issue of signage, whether to continue to application again to ensure adequate notice. v. c. Key Commission Changes to Staff Recommendation: i. Modify condition 1.2.3 as follows: “The applicant shall include the location of the dumpster enclosure on the site/landscape plan and shall provide detail of the enclosure including size and materials used for construction. With the submittal of the certificate of zoning compliance application, the applicant shall provide a detail of the trash enclosure stamped Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 2 approved by Republic Services. provide a letter from the owner of the Treasure Valley Veterinary Clinic indicating their agreement to share trash services.” ii. Add condition 1.12 as follows: “Prior to issuance of any certificate of zoning compliance for the property, the applicant shall provide a copy of ITD’s approval to utilize the existing access to S. Meridian Road.” iii. Modify condition 2.1 as follows: “This property currently does not have direct access to sanitary sewer. The applicant will be required to either construct an 8-inch sewer main, along the S. Meridian Road frontage, to their parcel from the existing sewer in S. Edmonds Drive, or work with the property owner to the north to bring an 8-inch sewer main across that parcel from the existing sewer at the end of E. Amalie drive, or connect to the existing sewer on the west side of Meridian Road. III. PROPOSED MOTION Continuance I move to continue File Number H-2017-0031 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0031 as presented in the staff report for the hearing date of May 4, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0031 as presented during the hearing on May 4, 2017, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 2560 S. Meridian Road, in the southwest ¼ of Section 1, Township 3 North, Range 1 West. B. Owner/Applicant(s): Blood, LLC 629 E. Lake Creek Street Meridian, ID 83642 C. 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 and alternative compliance. A public hearing is required before the Planning & Zoning Commission on the conditional use permit, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 14, 2017 C. Radius notices mailed to properties within 300 feet on: April 6, 2017 D. Applicant posted notice on site by: April 24, 2017 VI. LAND USE Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 3 A. Existing Land Use(s) and Zoning: There is currently a single-family home located on this site, zoned L-O. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is currently surrounded by rural residential, office, and church uses. 1. North: Vacant residential property, zoned RUT (Ada County) 2. East: Larkspur Subdivision No. 5, zoned R-8 3. South: Veterinary Hospital, zoned L-O 4. West: S. Meridian Road and Church, zoned C-G C. History of Previous Actions:  This property was previously platted in 1985 as Lot 1, Block 1, Volkman Subdivision.  The property was annexed and zoned in 2005 (AZ-05-009). A development agreement was required with annexation; recorded as Instrument #105098809. D. Utilities: 1. Public Works: a. Location of sewer: This property currently does not have direct access to sanitary sewer. The applicant will either need to construct an 8-inch sewer main to their parcel from the existing sewer in S. Edmonds Drive, or work with the property owner to the north to bring an 8-inch sewer main across that parcel from the existing sewer at the end of E. Amalie drive. b. Location of water: A water main intended to provide service to the subject parcel currently exists along the frontage of S. Meridian Road. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN This property is designated “Low Density Residential” on the Comprehensive Plan Future Land Use Map. However, at the discretion of City Council, areas with a Residential Comprehensive Plan designation may request office uses if the property has frontage on an arterial street or a section line road and is 3 acres in size or less in size." At the time, the Council found that office uses were appropriate for the site and the annexation was approved with an L-O zoning designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Plan for a variety of commercial and retail opportunities within the Impact Area.” (3.05.01J) Staff believes that the dispatch center for mobile services contributes to the variety of commercial opportunities available to residents in this area of the City.  “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 4 In addition to the required street buffer landscaping and landscape buffers to adjoining uses, the applicant is responsible for installing parking lot landscaping in accord with the standards listed in UDC 11-3B-8. Staff has reviewed the submitted landscape plan and finds that it does not comply with the aforementioned requirements. (See further analysis in Analysis section below).  “Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection.” (3.04.02A) There is adequate water supply and pressure available to the site for fire protection.  “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads.” (3.03.02O) Staff is recommending the existing approach to S. Meridian Road be removed in accordance with UDC 11-3H-4B. The recorded development agreement allows the access to Meridian Road to remain on a temporary basis until such time as another access is constructed. Cross access to the subject property was a condition of approval with the Treasure Valley Veterinary Hospital (AZ-09-002) project, with an ultimate requirement that both access point (both the existing access from the subject property and the direct access to Meridian Road from the Veterinary Hospital lot be eliminated with the development of the southern portion of the veterinary hospital property. This would allow access to both sites from Edmonds Court. Staff believes the applicant should coordinate with the property owner of the vet clinic on an appropriate location of the shared driveway in accord with the development agreements in effect for both properties. Cross access to the subject property was a condition of approval with the Treasure Valley Veterinary Hospital (AZ-09-002) project, with an ultimate requirement that both access point (both the existing access from the subject property and the direct access to Meridian Road from the Veterinary Hospital lot be eliminated with the development of the southern portion of the veterinary hospital property. This would allow access to both sites from Edmonds Court. The applicant has contacted the adjacent property owner and has been unable to come up with an agreement to provide access at this time. Due to the difficulties in obtaining a cross-access from the adjacent properties for vehicular access, staff is agreeable to the applicant utilizing the existing vehicle access to S. Meridian Road until such time as access is available from either the north property, or from the south property. The applicant shall relinquish direct access to S. Meridian Road within six (6) months of cross- access becoming available to the property, per the existing development agreement The applicant will need to coordinate the access point to S. Meridian Road with ITD.  “Require landscape street buffers for new development along all entryway corridors.” (2.01.02E) UDC Table 11-2B-3 requires a 35-foot landscape buffer along S. Meridian Road, which is considered by the comprehensive plan as an entryway corridor. The applicant has applied for alternative compliance to reduce this landscape buffer in order to repurpose the existing home. Staff has concerns with the integration of the design of the home with the addition and does not feel it appropriate to leave the existing residence. Further if the home remains it would r equire the 10-foot multi-use pathway to be constructed closer to SH 69 which staff believes this is not safe for pedestrians or bicyclists. For these reasons, staff is not in favor of reducing this buffer. The applicant has obtained tentative approval to landscape a portion of eh right-of-way that will provide enough width to meet the requirements of the UDC for landscape buffer along S. Meridian Road. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 5  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” Planter islands are proposed in the parking area and must be landscaped in accord with the standards listed in UDC 11-3B-8C; street buffer landscaping is required along S. Meridian Road (SH-69) in accord with the standards listed in UDC 11-3B-7C.Additionally a 20 foot landscape buffer is required to residentially zoned or residential properties. This would require a 20 foot landscape buffer along the north and east property lines.  “Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development adjacent to residential areas.” (3.06.01B) The proposed business will be required to provide the required landscape buffers and vegetation to ensure that any existing or future residential properties adjacent to the subject property are not negatively impacted by the proposed use. This distance, in addition to the landscaping should help to mitigate any excessive noise. Air pollution should not be a large factor, although there will be vehicles coming and going regularly. Visual pollution will be mitigated with landscaping on the site.  “Use the design manual (3.07.02E) The applicant is required to utilize the Architectural Standards Manual in order to bring the architecture up to the standards required by the city. The elevations need to be revised in accord with these standards. 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) 11-2B-2 lists the permitted, accessory, and conditional uses in the L-O zoning district. Mobile dispatch centers are listed as a conditional use in the L-O zoning district subject to the specific use standards set forth in UDC 11-4-3-45. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the L-O zoning district apply to development of this site. D. Landscaping: 1. Street buffer landscaping: Street buffer landscaping is required in accordance with the standards listed in UDC Table 11-2B-3 for the L-O zoning district and UDC 11-3B-7C. 2. Parking lot landscaping: All parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. 3. Landscape buffers to adjoining uses: A 20-foot wide landscape buffer is required along the residential uses located on the north and east property boundaries in the L-O zoning district per UDC Table 11-2B-3 and must be installed in accord with the standards listed in UDC 11-3B-9C. E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B. F. 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. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 6 G. Tree Preservation: Per UDC 11-3B-10, mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. The applicant shall coordinate with Elroy Huff of the Meridian Parks Department to review the site prior to removal of any trees. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant has submitted an application for a conditional use permit (CUP) for a dispatch center for a mobile services business in an L-O zoning district. The CUP is required per UDC Table 11-2B-2 and the recorded development agreement. Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop with two a 4,290 square foot buildings addition consisting of 4,027 square feet for the proposed east building and a 4,290 square foot building addition to the existing 1,800 square foot home. This would bring the total for the western building to approximately 5,800 square feet and the overall square footage for the entire site to10,117 square feet (s.f.). building to approximately 5,800 square feet. Specific Use Standards (11-4-3-45): A. No outdoor storage of material shall be allowed. All materials shall be stored indoors. B. Adequate off street area shall be provided for fleet vehicle storage. 1. Fleet vehicle storage shall only be on surfaces composed of one of the following materials: concrete, asphalt, grasscrete, pavers, bricks, macadam, or recycled asphalt. 2. Fleet vehicle storage shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. 3. Fleet vehicle storage shall be screened with a six foot (6') sight obscuring fence, or fleet vehicle storage shall be designed as an off street parking area consistent with the standards as set forth in sections 11-3C-5 and 11-3B-8 of this title. C. The site shall not be used as a "contractor's yard" as herein defined. D. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. E. The site shall not be used as a "terminal, freight or truck" as herein defined. Per the above standards, outdoor storage is not permitted on the property, and the parking lot shall be designed in accord with the parking lot standards in the UDC. The site plan shows a fairly substantial outdoor storage area. The applicant has indicated that this area will be for the sole use of storing fleet vehicles and that no other equipment will be placed in this area. Access: The site plan depicts an existing access point to the site from S. Meridian Road. Per UDC 11-3H-4B.2, existing approaches to SH 69 shall be allowed to continue provided that all of the following conditions are met: 1) the existing use is lawful and properly permitted; 2) the nature of the use does not change (for example, a residential use to a commercial use); and 3) the intensity of the use does not increase (for example, an increase in the square footage of commercial space). Because the intensity of the use is increasing with the expansion of the facility, the applicant is required to develop or otherwise acquire access to a street other than the state highway. Staff recommends that the use of the existing approach cease and be abandoned and removed. If the applicant desires to keep the existing access to S. Meridian Road, he is Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 7 required to apply for and receive approval from City Council fora variance and also to receive approval from ITD. In previous approvals both for this property and the property to the south, the recorded development agreements required cross access between both properties; ultimately sharing an access to Edmonds Court, a local street consistent with UDC 11-3H-4 and 11-3A-3. Cross-Access: A recorded cross-access to the property to the south currently exists. The applicant is required to use utilize this access as the main access to the site and to remove the direct access to Meridian Road upon development of this property and prior to receiving a certificate of occupancy per the recorded development agreement. The property owner to the south has recorded a cross-access agreement in favor of the subject property, and the recorded DA (Inst. No. 109120013) requires that the subject property owner grant reciprocal cross access to the property to the south as well as cross-access to the north. Staff is of the opinion that safe access to the SH 69 can be facilitated with the property owner to the south in accord with the recorded cross access. The applicant should also grant cross access to the southern property and the northern property per the recorded development agreement of this property. Cross access to the subject property was a condition of approval with the Treasure Valley Veterinary Hospital (AZ-09-002) project, with an ultimate requirement that both access point (both the existing access from the subject property and the direct access to Meridian Road from the Veterinary Hospital lot be eliminated with the development of the southern portion of the veterinary hospital property. This would allow access to both sites from Edmonds Court. The applicant has contacted the adjacent property owner and has been unable to reach an agreement to provide access at this time. Due to the difficulties in obtaining a cross-access from the adjacent properties for vehicular access, staff is agreeable to the applicant utilizing the existing vehicle access to S. Meridian Road until such time as access is available from either the north property, or from the south property. The applicant shall relinquish direct access to S. Meridian Road within six (6) months of cross- access becoming available to the property. In order to have the ability to use the existing residential access to the property for commercial purposes, the applicant must receive approval from ITD. Parking: UDC 11-3C-6 requires one off-street vehicle parking space for every 500 square feet of gross floor area in commercial districts. The total building square footage depicted on the site plan is 10,117. Based on this amount, 21 parking stalls would be required; 45 are proposed, which complies with this requirement. However, the applicant’s site plan and landscape plan do not show the entire 35-foot wide landscape buffer along Meridian Road and the required 20 foot landscape buffer to the north and to the east which does impact the design as it is currently proposed. Therefore, staff is recommending that both plans be updated with the entire required buffer widths per the UDC to ensure the site can be adequately parked per the UDC standards. UDC 11-3C-6 requires one off-street vehicle parking space for every 500 square feet of gross floor area in commercial districts. The total building square footage depicted on the site plan is 5,800. Based on this amount, 12 parking stalls would be required; 23 are proposed, which complies with this requirement. Additionally, one bicycle parking space is required to be provided for every 25 proposed vehicle parking spaces, or portion thereof, in accordance with the standards listed in UDC 11-3C-5C. Based on this requirement and the number of parking spaces provided, 1 bicycle parking space is Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 8 required. Landscaping: The applicant submitted a landscape plan for the site with the subject application, included as Exhibit A.3. A 35-foot wide street buffer is required along S. Meridian Road, an entryway corridor. The applicant is requesting to use a portion of ITD right-of-way as part of their required 35 foot landscape buffer. The applicant will need to provide proof of a license agreement in order to utilize this area. A 20 foot landscape buffer is also required on the north and east property lines to buffer against adjacent residential and future residential property. The applicant’s plan does not include the required 35-feet of landscaping and vegetation on the west, nor does it include the 20 feet of width on both the north and east, and it does not show the required landscaping on the east side. vegetation on the north and west. Per UDC 11-3B-8C.1b, a minimum 5-foot wide landscape buffer is required adjacent to parking, loading, or other paved vehicular use areas, including driveways and is required to be planted with one tree every 35 linear feet and shrubs, lawn, or other vegetative groundcover. Additionally, the reduction of the 20 foot landscape buffers along the east and north property boundaries require Council approval and cannot be reduced by the alternative compliance process. The applicant will need to apply for Council Review of this requirement in order for it to be modified. As stated above, the applicant has applied for alternative compliance to reduce these buffers in order to keep the existing home in its current location and to allow for additional parking overall. Staff is not in favor of granting approval of these reductions for several reasons which include: 1. The 35-foot landscape buffer is something that has been installed by every other business/development along Meridian Road and staff feels that the continuity is important as an entryway into the city. 2. The property to the north will redevelop as residential property in the future and these future residences deserve to have adequate buffer that similar properties enjoy. 3. The property to the east has already been developed as a residential subdivision, and the landscape buffer will further buffer those homes from the proposed commercial use. 4. Pedestrian safety is crucial along S. Meridian Road, especially since this section of roadway is 55 MPH. Staff feels that moving the sidewalk further away from the travel lanes will help with pedestrian safety. Per UDC 11-3B-8C.1b, a minimum 5-foot wide landscape buffer is required adjacent to parking, loading, or other paved vehicular use areas, including driveways and is required to be planted with one tree every 35 linear feet and shrubs, lawn, or other vegetative groundcover. Additionally, the reduction of the 20 foot landscape buffers along the east and north property boundaries require Council approval and cannot be reduced by the alternative compliance process. The applicant will need to apply for Council Review of this requirement in order for it to be modified. The landscape plan has the following deficiencies that need to be addressed: 1. North landscape buffer: a. No shrubs are shown on the plan. b. The buffer width is shown at eleven feet. The UDC requires a twenty foot buffer. 2. East landscape buffer: a. The buffer is not shown on the plan. The buffer is required to be 20 feet in width. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 9 b. It does not depict the required trees or shrubs. 3. Landscape buffer adjacent to Meridian Road: a. The plan does not show the required number of trees, shrubs. b. It does not show the required width. The existing home is within the required 35-foot landscape buffer and shall be removed. 4. Parking lot landscaping: a. Finally, parking lot landscaping is required to be installed in accordance with the standards listed in UDC 11-3B-8C. Staff feels that in order to comply with the above conditions that the applicant should obtain the services of a landscape architect to ensure that the requirements of the UDC are met . UDC 11-3B-3(C) requires that a landscape plan be prepared by a landscape architect, landscape designer or qualified nurseryman. 1. The property to the north will redevelop as residential property in the future and these future residences deserve to have adequate buffer that similar properties enjoy. 2. The property to the east has already been developed as a residential subdivision, and the landscape buffer will further buffer those homes from the proposed commercial use. The landscape plan has the following deficiencies that need to be addressed: 1. North landscape buffer: a. The buffer width is shown at eleven feet. The UDC requires a twenty foot buffer. 2. East landscape buffer: a. The buffer is not shown on the plan. The buffer is required to be 20 feet in width. b. It does not depict the required trees or shrubs. 3. Parking lot landscaping: a. Finally, parking lot landscaping is required to be installed in accordance with the standards listed in UDC 11-3B-8C. The landscape plan should be revised per the above comments. Staff recommends the landscape plans be revised in accord with the conditions listed in Exhibit B prior to the Commission hearing. Trash Enclosure: A dumpster to serve the proposed business is not depicted on the site plan. The applicant should obtain approval from Republic Services for the location and design of the enclosure. With the submittal of the certificate of zoning compliance application, the applicant should provide a detail of the trash enclosure stamped approved by Republic Services. Hours of Operation: The proposed hours of operation for the business are 7 am to 7 pm; Monday thru Saturday. Per UDC 11-2B-3A.4, business hours of operation in the L-O district are limited to the hours between 6:00 am and 10:00 pm. Staff has no objections to the proposed hours of operation. However, the Commission should rely on testimony presented at the public hearing to determine if the nearby neighbors have objections to the proposed hours in order to determine compatibility with surrounding properties. Sidewalks/Pathways: The site plan depicts a10-foot pathway along S. Meridian Road. The Comprehensive Plan (page 55) and UDC 11-3A-17 requires detached sidewalks along all arterial Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 10 streets within the City. Because this site is located adjacent to State Highway (SH) 69 (S. Meridian Road), a principal arterial street, a 10-foot wide detached multi-use pathway is required to be constructed within a public use easement, per UDC 11-3H-4C.4. The applicant shall revise the plan to show a detached 10-foot pathway within the required 35- foot landscape buffer. Utilities: This property currently does not have direct access to sanitary sewer. The applicant will be required to either construct an 8-inch sewer main, along the S. Meridian Road frontage, to their parcel from the existing sewer in S. Edmonds Drive, or work with the property owner to the north to bring an 8-inch sewer main across that parcel from the existing sewer at the end of E. Amalie drive. Building Elevations: Building elevations were submitted for the proposed structure as shown in Exhibit A.4. Building materials consist primarily of metal with stucco accents and metal roofing. As proposed, the building elevations may not comply with the design standards listed in UDC 11- 3A-19 and the Architectural Standards Manual. In order to better comply with the Architectural Standards Manual, the applicant should reference the following: 1. Goal 1.11 “Building design should address building scale, mass, form, and use a variety of materials and architectural features to ensure an aesthetic contribution compatible with surrounding buildings.” 2. Goal 1.20 “Design building façades to express architectural character and incorporate the use of design principles to unify developments and buildings, and relate to adjacent and surrounding uses.” 3. Goal 1.30 “Incorporate design principles to include rhythm, repetition, framing, and/or proportion. Applies to all sides of a building façade facing public roadways, that are visible from residential neighborhoods or public spaces, or facing the public entry of an adjacent building. NOTE: This is not an exhaustive list of the goals from the Architectural Standards Manual (ASM). Staff encourages the applicant to reference the ASM in order to design the building to comply with the standards contained in the ASM. Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC application for approval of the proposed use, site layout and building elevations from the Planning Division prior to submittal of a building permit application. Design Review: The applicant is required to submit a Design Review application concurrent with the CZC application for final approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A- 19 and the guidelines contained in the Meridian Design Manual. Due to the number of concerns with the proposed plans, staff recommends that the Commission continue this project so the applicant can submit revised plans per the conditions listed in Exhibit B of the staff report. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Site/Landscape Plan (dated: 03/22/2017 05/24/2017) (NOT APPROVED) Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 11 3. Building Elevations (dated: 03/22/2017) (NOT APPROVED) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Republic Services 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Exhibit A.1: Vicinity/Zoning Map Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 12 Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 13 Exhibit A.2: Site/Landscape Plan (dated 03/22/2017 05/24/2017) (NOT APPROVED) Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 14 Exhibit A.3: Proposed Building Elevations (dated 03/22/2017)(NOT APPROVED) West SouthBuilding Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 15 East North Building Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 16 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval associated with this site (AZ- 05-009 and development agreement Inst. No. 105098809). 1.2 The site/landscape plan included in Exhibit A, dated 03/22/2017 05/24/2017 shall be revised according as follows: 1. The applicant shall revise the north and east landscape buffer to include the required 20-foot landscape buffer in accord with UDC 11-3B-9 or seek City Council Review to reduce the buffer widths abutting these boundaries. 2. The applicant shall provide parking lot landscaping in accordance with the standards listed in UDC 11-3B-8C. 3. The applicant shall include the location of the dumpster enclosure on the site/landscape plan and shall provide detail of the enclosure including size and materials used for construction. With the submittal of the certificate of zoning compliance application, the applicant shall provide a detail of the trash enclosure stamped approved by Republic Services. provide a letter from the owner of the Treasure Valley Veterinary Clinic indicating their agreement to share trash services. 4. The applicant shall obtain ITD approval for landscaping in the ROW and shall provide proof of this approval prior to certificate of occupancy for any structures on the property. 5. The outdoor storage area as depicted on the site plan shall be for the sole use of fleet vehicle storage. No other equipment shall be stored in this area. 1.3 Prior to the Commission hearing the applicant shall coordinate the cross -access with the property owner to the south of the subject property. 1.4 The hours of operation for the proposed business are restricted to the hours between 6 am and 10 pm. 1.5 The applicant shall pave the entirety of the parking areas and shall landscape the parking areas in accord with UDC 11-3B-8. 1.6 The existing vehicular access to S. Meridian Road shall be eliminated within six (6) months of another access becoming available to the property. 1.7 All lighting on the site shall comply with the standards listed in UDC 11-3A-11. 1.8 The applicant shall submit a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this report prior to application for building permits, in accord with UDC 11-5B-1. 1.9 The applicant shall submit an application for Administrative 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 comply with the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. 1.10 The applicant shall comply with the specific use standards set forth in UDC 11-4-3-45. A. No outdoor storage of material shall be allowed. All materials shall be stored indoors. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 17 B. Adequate off street area shall be provided for fleet vehicle storage. 1. Fleet vehicle storage shall only be on surfaces composed of one of the following materials: concrete, asphalt, grasscrete, pavers, bricks, macadam, or recycled asphalt. 2. Fleet vehicle storage shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. 3. Fleet vehicle storage shall be screened with a six foot (6') sight obscuring fence, or fleet vehicle storage shall be designed as an off street parking area consistent with the standards as set forth in sections 11-3C-5 and 11-3B-8 of this title. C. The site shall not be used as a "contractor's yard" as herein defined. D. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. E. The site shall not be used as a "terminal, freight or truck" as herein defined. 1.11 Prior to certificate of occupancy for any structures on the property, the applicant shall provide a pedestrian pathway easement covering the required multi-use pathway along the frontage of S. Meridian Road for signature and recordation by the City. 1.12 Prior to issuance of any certificate of zoning compliance for the property, the applicant shall provide a copy of ITD’s approval to utilize the existing access to S. Meridian Road. 2. PUBLIC WORKS DEPARTMENT 2.1 This property currently does not have direct access to sanitary sewer. The applicant will be required to either construct an 8-inch sewer main, along the S. Meridian Road frontage, to their parcel from the existing sewer in S. Edmonds Drive, or work with the property owner to the north to bring an 8-inch sewer main across that parcel from the existing sewer at the end of E. Amalie drive, or connect to the existing sewer on the west side of Meridian Road. 2.2 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. 2.3 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. 2.4 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 be dedicated via the City of Meridian’s standard forms. 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. 3. FIRE DEPARTMENT 3.1 The Fire Department has no concerns with this application. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 18 4. POLICE DEPARTMENT 4.1 The direct lot access to Meridian Road shall be terminated with this application. 5. REPUBLIC SERVICES 5.1 Obtain approval from Republic Services for trash enclosure prior to submittal of Certificate of Zoning Compliance application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 At the time of the staff report, staff had not yet received a report from ACHD. 7. PARKS DEPARTMENT 7.1 The Parks Department had no comments on this application. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 19 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission 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. Commission finds that the subject property is large enough to accommodate the proposed restaurant with a drive-through and comply with 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. Commission finds that the proposed use of the property will be harmonious with the UDC and 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. Commission finds that if the applicant complies with the conditions outlined in this report, the proposed dispatch center for mobile services establishment should be compatible with residential and commercial uses in the area and should not adversely change the 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. 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. Commission finds that domestic water, refuse disposal, and irrigation are currently available to the subject property. The applicant shall coordinate with Public Works on availability of sewer to the property. Staff 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. The applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and nor will they be detrimental to the community’s economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Commission finds the proposed use of the site as a dispatch center for mobile services establishment will not be detrimental to any persons, property or the general welfare of the area. Exhibit A Speedy Quick – CUP H-2017-0031 PAGE 8 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. Commission finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 3D PROJECT NUMBER: H-2017-0074 ITEM TITLE: Northpointe Retail Drive -Through Findings of Fact, Conclusions of Law for Approval for Northpointe Retail Drive -Through (H-2017-0074) by Slichter/Ugrin Architecture Located 1750 W. McMillan Road MEETING NOTES 9 APPROVED CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0074 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Conditional Use Permit (CUP) for a Drive-through Establishment within 300 feet of Existing Residences on Approximately 1.67 Acres of Land in a C- G Zoning District, by Slichter/Ugrin Architecture. Case No(s). H-2017-0074 For the Planning and Zoning Commission Hearing Date of: June 22, 2017 (Findings on July 6, 2017) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 22, 2017, 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-2017-0074 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 June 22, 2017, 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 June 22, 2017, 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 June 22, 2017 By action of the Planning & Zoning Commission at its regular meeting held on the day of U , 2017. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED /fit COMMISSIONER STEVEN YEARSLEY VOTED Xt!%' COMMISSIONER GREGORY WILSON VOTED COMMISSIONER TREG BERNT VOTED COMMISSIONER WILLIAM CASSINELLI VOTED COMMISSIONER JESSICA PERREAULT VOTED 7� Qo�PZED AUGUST ?� �o ( 1N. of `� Nfi IDIS IAO J IDAHO s� SEAL R o/ the TRAP Attest: C. y ColesUjity Clerk 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: Alt Dated: City t lerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0074 Page 3 EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 1 STAFF REPORT Hearing Date: June 22, 2017 TO: Planning and Zoning Commission FROM: Bill Parsons, Planning Supervisor 208-884-5533 SUBJECT: Northpointe Retail Building Drive-through – CUP (H-2017-0074) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Slichter/Ugrin Architecture, has applied for a conditional use permit (CUP) for a drive- through establishment within 300 feet of existing residences on approximately 1.67 acres of land in a C-G zoning district, as required by UDC 11-4-3-11. Additionally, the applicant is seeking alternative compliance to deviate from the landscape standards in the Unified Development Code (UDC). See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the application subject to the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning and Zoning Commission heard this item on June 22, 2017. At the public hearing, the Commission voted to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Chad Slichter 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. None c. Key Commission Changes to Staff Recommendation: i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0074 as presented in the staff report for the hearing date of June 22, 2017, 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 July 6, 2017. Denial After considering all staff, applicant and public testimony, I move to deny H-2017-0074 as presented during the hearing on June 22, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0074 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 2 IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located at 1750 W. McMillan Road, in the southeast ¼ of Section 26, Township 4 North, Range 1 West B. Owner(s): Blackhawk/Meridian LLC P.O. Box 5372 Boise, ID 83705 C. Applicant: Slichter/Ugrin Architecture 415 South 13th St. Boise, ID 83702 D. 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 on the conditional use permit and the Director is the decision maker on the alternative compliance request, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 2, 2017 C. Radius notices mailed to properties within 300 feet on: May 25, 2017 D. Applicant posted notice on site by: June 12, 2017 VI. LAND USE A. Existing Land Use(s) and Zoning: This site is currently vacant and lies within a C-G (General Retail and Service Commercial) zoning district. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Vacant commercial property and single-family homes, zoned C-G and R-8 2. East: Vacant commercial property and CapEd Federal Credit Union, zoned C-G 3. South: McMillan Road, single-family homes and vacant office lots, zoned R-4 and L-O 4. West: Single-family homes, zoned R-8 C. History of Previous Actions: • In 2003, the property received annexation (AZ-03-013), preliminary plat (PP-03-014) and conditional use permit (CUP-03-028) as part of the Kelly Creek Subdivision. A development agreement was required upon annexation of the property recorded as instrument #103181095. • In 2007, a final plat (FP-07-035) was approved for Northpointe Commercial Subdivision (f.k.a. Kelly Creek Commercial) which includes the subject property as Lot 3, Block 1. • In 2014, the property owner obtain approval of a development agreement modification EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 3 (MDA-14-005) that removed the requirement for detailed conditional use approval for all uses on this property. The first addendum to the DA recorded as instrument #114036592. D. Utilities: 1. Public Works: a. Location of sewer: N/A b. Location of water: N/A c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property is not within the floodplain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Commercial” 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. The proposed use of the property as a multi-tenant commercial building with a drive-through is consistent with the uses desired in Commercial designated areas and therefore 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): • “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Landscaping is required with development of the proposed use (CZC and DES) in accord with the standards listed in UDC 11-3B. • “Promote area beautification and community identity through building design, signs and landscaping.” (2.01.04G) The applicant is requesting alternative compliance to the McMillan Road street buffer requirements due to an existing ACHD easement; the applicant is unable to provide the required street trees. The applicant is proposing to plant additional trees in the landscape buffer on the west boundary. While staff is amenable to the relocation of the trees elsewhere on the site, Staff believes the applicant should be designed with a mix of planting materials and boulders consistent with the development to the east. • “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) Water and sewer service is available to the site from Linder and McMillan Roads. The extension of city utilities was reviewed and approved with the final plat. EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 4 • “Require screening and landscape buffers on all development requests that are more intense than adjacent residential properties.” (3.06.01G) The proposed commercial use abuts residences on the west boundary and currently 6-foot solid fencing is constructed on the shared boundary. UDC Table 11-2B-3 also requires that the applicant construct 25-foot wide landscape buffer along the west boundary and landscape said buffer in accord with the standards set forth in UDC 11-3B-9C. The landscape plan submitted with this application complies with the requirements of the UDC. • “Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings.” (2.01.01C) The proposed multi-tenant building is located within walking distance of the nearby residential neighborhood. • “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads.” (3.03.02O) The access points for this development were approved and constructed with the Northpointe Commercial Subdivision. Cross-access easements were recorded on the plat for access between properties and to W. McMillan, N. Linder Roads and W. Apgar Creek Drive. • “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” Planter islands are proposed within the parking areas and will be landscaped in accord with the standards listed in UDC 11-3B-8C. • “Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development adjacent to residential areas.” (3.06.01B) There are existing residences the surround the proposed development, the most impacted are those located along the west boundary. In an effort to minimize the impact to these residences, the applicant is proposing to construct a dense buffer on the west boundary and is proposing an additional 5-foot wide landscape buffer along the west side of the stacking lane of the drive-through. • “Plan for a variety of commercial and retail opportunities within the Area of City Impact.” (3.05.01J) The proposed multi-tenant building with a drive-through should contribute to the variety of services available in the northern portion of the City. For the above-stated reasons, staff is of the opinion that the proposed use will contribute to the variety of services available to residents and visitors in the northern portion of the City and is consistent with the applicable comprehensive plan policies and is appropriate in this location. 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) 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. Retail is a principal permitted use in the C-G zoning district; a drive-thru establishment requires conditional use permit approval when EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 5 located within 300 feet of a residence, residential use, or another drive-thru establishment. 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: 1. Street buffer landscaping: A 25-foot wide street buffer is required in accordance with the standards listed in UDC Table 11-2B-3 for the C-G zoning district and must be installed in accord with UDC 11-3B-7C. Due to an existing ACHD drainage easement across the front of this parcel, the applicant is seeking alternative compliance because trees are not allowed to be placed over the top of this facility. 2. Parking lot landscaping: All parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. 3. Landscape buffers to adjoining uses: A 25-foot wide landscape buffer is required to the residential uses on the west boundary per UDC Table 11-2B-3 and must be installed in accord with the standards listed in UDC 11-3B-9C. E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B. F. 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: The applicant has submitted an application for a conditional use permit (CUP) for a drive-through establishment in a C-G zoning district. The CUP is required because the proposed drive-through is within 300 feet of an existing residential uses in accord with UDC Table 11-2B-2 and 11-4-3- 11. Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop with a 12,000 square foot (s.f.) multi-tenant building with a drive-through on the west side of the building. Access: The two (2) accesses shown on the site plan were approved with the Northpointe Commercial Subdivision. Additional access to Linder Road and the residential development (Lot 35, Block 24 of Fulfer Subdivision No. 6) to the north are provided via an existing cross-access easement depicted on the plat. Parking: Based on the overall square footage of the building (12,000 s.f.), a minimum of 24 vehicle parking spaces are required to be provided on the site per the standards listed in UDC 11- 3C-6B. A total of 59 parking stalls are proposed, in excess of the UDC minimum requirements. Based on the number of proposed vehicle parking stalls (59), a bicycle rack capable of holding a minimum of two (2) bicycles is required to be provided per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. The site plan depicts the location of two (2) bike racks both capable of parking four (4) bikes. On the site plan submitted with the CZC application, the applicant should provide details of the bike rack to ensure compliance with City Code. Landscaping/Alternative Compliance: A 25-foot wide landscaped street buffer is required along W. McMillan Road, an arterial street. Due to an existing ACHD storm drain easement the applicant is unable to plant the required trees along this street frontage. When a buffer is EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 6 encumbered by an easement, the buffer area should include a minimum of a 5-foot wide area for planting shrubs and trees (UDC 11-3B-7C.1b.). In lieu of the adding the additional 5 feet, the applicant has submitted a concurrent alternative compliance application. The applicant’s proposal is to plant the required trees along the west boundary to provide a denser buffer adjacent to the existing residences. Staff is amenable to this request however; the applicant has not shown how they will address the landscape buffer along McMillan Road. The current proposal depicts only lawn. With the development of the adjacent development to the east, the landscape buffer provided a variety of planting materials and a mix of lawn and perma bark. Staff believes the applicant should design the McMillan Road landscape buffer so that it matches the rest of the existing development. Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. A 25-foot wide landscape buffer to adjoining residential uses is required along the west side of the site adjacent to the residences as set forth in UDC Table 11-2B-3 and is required to be planted in accord with the standards listed in 11-3B-9C. As noted above the applicant is proposing to add the required trees along McMillan Road to the west buffer area. To ensure impacts to the adjacent neighbors are minimized, staff recommends that the applicant construct the 25-foot wide landscape buffer on the west side so that the trees touch at maturity in accord with UDC 11-3B-9C1b. Trash Enclosure: A dumpster to serve the proposed development is depicted on the site plan at the northeast corner of the site. The applicant should obtain approval from Republic Services for the location and design of the enclosure. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. Staff has reviewed these standards and found the site plan to be in compliance with those standards however, staff has concerns with the turning radius of patrons entering the west side of the building, the applicant should revise the site plan to ensure that the bulb-out can accommodate all types of vehicles. Hours of Operation: The proposed hours of operation are from 6:00 am to 11:00 pm seven days a week. Because the site is adjacent to residential uses to the west and north, the hours of operation are restricted to those hours per UDC 11-2B-3A.4. Extended hours of operation in the C-G zoning district may be requested through a future conditional use permit. Sidewalk: A 5-foot wide detached sidewalk exists along W. McMillan Road on this site in accord with UDC 11-3A-17. A striped pedestrian walkway is depicted on the site plan from the perimeter sidewalk along W. McMillan Road to the main building entrance. Per UDC 11-3A- 19A.4., the pedestrian walkway must be distinguished from the driving surface through the use of paver, bricks or scored concrete. This must be included on the site plan submitted with the certificate of zoning compliance application. Building Elevations: Conceptual building elevations were submitted for the proposed structure as shown in Exhibit A.4. Building materials appear to consist of stucco, block, glass and metal awnings. Staff is generally supportive of the design concepts however, the proposed elevations must comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC application for approval of the proposed use, site layout and building elevations from the Planning Division prior to submittal of a building permit application. Design Review: The applicant is required to submit a Design Review application concurrent with the CZC application for final approval of the site layout and building elevations. The proposed EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 7 site layout and structures are required to comply with the design standards listed in UDC 11-3A- 19 and the guidelines contained in the Meridian Design Manual. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Proposed Site Plan (date: 07/05/17) 3. Proposed Landscape Plan (date: 07/05/17) 4. Proposed Building Elevations (date: 07/05/17) B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Republic Services 6. Parks Department 7. Ada County Highway District C. Required Findings from Unified Development Code EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 8 1. Vicinity Map EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 9 2. Proposed Site Plan (date: 07/05/17) EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 10 3. Proposed Landscape Plan (date: 07/05/17) EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 11 4. Proposed Building Elevation (date: 07/05/17) EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 12 B. Conditions of Approval 1. PLANNING DIVISION 1.1 The applicant is to meet all terms of the approved annexation (AZ-03-013), development agreement (instrument #103181095 and #114036592), preliminary plat (PP-03-014), conditional use permit (CUP-03-028) and final plat (FP-07-035) for this development. 1.2 The site plan prepared by Slichter Architects, dated 07/05/17 is approved with the following changes: • The applicant shall obtain approval from Republic Services for the location and design of the enclosure. • Per UDC 11-3A-19A.4., the pedestrian walkway from the perimeter sidewalk to the main entrance of the building must be distinguished from the driving surface through the use of paver, bricks or scored concrete. • Provide details of the bike rack with the certificate of zoning compliance. 1.3 The landscape plan prepared by Slichter Architects, dated 07/05/17 is approved with the following changes: • Construct a 25-foot wide landscape buffer along McMillan Road. The buffer shall include a variety of plant materials and include a mix of lawn and perma bark consistent with the development to the east. • To ensure impacts to the adjacent neighbors to the west are minimized, the applicant shall construct a 25-foot wide landscape buffer on the west side so that the trees touch at maturity in accord with UDC 11-3B-9C1b. • Parking lot landscaping shall comply with the landscape standards set forth in UDC 11-3B- 8C. 1.4 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for the drive- through establishment. The applicant should revise the site plan to ensure that the bulb- out/turning radius on the west side of the proposed drive-through can accommodate all types of vehicles. 1.5 Prior to establishment of the proposed use, the applicant shall be required to submit a Certificate of Zoning Compliance and Design Review application to the Planning Division for this site. 1.6 The applicant shall submit an application for Administrative 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 comply with the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. 1.7 No signs are approved with this application. The applicant shall submit a sign permit application in accord with the standards listed in UDC 11-3D for approval of any future signs on this site. 1.8 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the business has not begun within this time period, a time extension shall be requested in accord with UDC 11-5B-6F prior to expiration. If a time extension is not requested or granted and the CUP expires, a new conditional use permit must be obtained prior to operation. 1.9 The applicant shall comply with the self-service uses in accord with UDC 11-3A-16. EXHIBIT A Northpointe Retail Building Drive-through – H-2017-0074 PAGE 13 1.10 The hours of operation for the proposed uses on this site are restricted to the hours between 6 am and 11 pm. Extended hours of operation may be requested through a future conditional use permit in accord with UDC 11-2B-3A.4. 1.11 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.12 Per UDC 11-5B-5B2, the Director (at the applicant's request) approved the alternative compliance regarding the landscape standards set forth in UDC 11-3C-6B. 1.13 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. Low impact security lighting shall be provided on the site in accord with UDC 11-3A-11 and the standards listed in 11-3A-16A. 2. PUBLIC WORKS DEPARTMENT 2.1 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=272. One type 1 LED streetlight, 30 ' height with an 8' mast are should be placed on W. McMillan Road. 3. FIRE DEPARTMENT 3.1 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. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. REPUBLIC SERVICES 5.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying compliance with their requirements with the CZC application. 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 ACHD has no site specific conditions related to this application. All other standards conditions of approval apply. EXHIBIT A Exhibit C - 1 - C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission 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 dimensional and development regulations of the C-G 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 with the Comprehensive Plan future land use map designation of Commercial for this site. Further, the Commission finds the proposed use of the site is consistent with the Comprehensive Plan in that the proposed multi-tenant building with a drive-through may provide necessary services that are lacking in the area. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the 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. The Commission considered all public testimony provided to determine if the development will adversely affect the other property in the vicinity. 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. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Republic Services and ACHD. Based on comments from other agencies and departments, the Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. EXHIBIT A Exhibit C - 2 - f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission recognizes that traffic will increase with the approval of a drive-through in this location; however, the Commission does not believe that the amount generated will be detrimental to the general welfare of the public since the Comprehensive Plan anticipated the site to be developed with commercial uses. The Commission finds that the proposed use will not be detrimental to people, 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 that was brought to their attention. 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. 2. Alternative Compliance Findings: In order to grant approval for alternative compliance, the director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible; OR The Director finds that strict adherence to the landscape standards is not desired due to an existing 29-foot wide ACHD drainage easement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the alternative compliance provides an equal means for meeting the City’s landscape standards if the applicant plants the additional trees in the 25-foot wide landscape buffer on the west boundary AND provides a variety of plant materials and a mix of lawn and perma bark consistent with the rest of the development. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties. Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM TITLE: Raisin' Angels Daycare ITEM NUMBER: 3C PROJECT NUMBER: H-2017-0072 Findings of Fact, Conclusions of Law for Approval for Raisin' Angels Daycare (H-2017- 0072) by Neudesign Architecture, LLC Located 143 W. Archerfield MEETING NOTES CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0072 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Conditional Use Permit for a Daycare Center for up to 135 Children in a C-G (General Retail and Service Commercial) Zoning District on 0.76 of an Acre of Land Located at 143 W. Archerfield Street, by Amanda Bidwell, Neudesign Architecture, LLC. Case No(s). H-2017-0072 For the Planning & Zoning Commission Hearing Date of: June 22, 2017 (Findings on July 6, 2017) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 22, 2017, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 22, 2017, 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 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0072 Page 2 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of June 22, 2017, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for a conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of June 22, 2017, 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 June 22, 2017 By act on of the Planning &Zoning Commission at its regular meeting held on the 2017. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN COMMISSIONER STEVEN YEARSLEY COMMISSIONER GREGORY WILSON COMMISSIONER TREG BERNT COMMISSIONER WILLIAM CASSINELLI COMMISSIONER JESSICA PERREAULT oPQ80,3ED AU�`ST� (. IDIAN� IDAHO Attest: � SEAL /A'-A�Fro e C.J6 Cole City Clerk day of VOTED 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: Ml/ Dated: b l City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0072 Page 3 VOTED l VOTED VOTED VOTED r VOTED VOTED 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: Ml/ Dated: b l City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0072 Page 3 EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 STAFF REPORT Hearing Date: June 22, 2017 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 SUBJECT: Raisin’ Angels Daycare – H-2017-0072 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Neudesign Architecture, LLC, has applied for a conditional use permit (CUP) for a daycare center for up to 135 children in a C-G zoning district on 0.76 of an acre property. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning and Zoning Commission heard this item on [date]. At the public hearing, the Commission moved to approve the subject [app] request. a. Summary of Commission Public Hearing: i. In favor: Amanda Bidwell, Neudesign Architecture (Applicant) ii. In opposition: None iii. Commenting: None iv. Written testimony: Amanda Bidwell, Applicant (in agreement with staff report) v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. None c. Key Commission Changes to Staff Recommendation: i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0072 as presented in the staff report for the hearing date of June 22, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny H-2017-0072 as presented during the hearing on June 22, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0072 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: 143 W. Archerfield Street, in the NW ¼ of Section 9, Township 3N., Range 1E. (Parcel: R6905490090) B. Applicant(s): Amanda Bidwell, Neudesign Architecture, LLC 725 E. 2nd Street Meridian, ID 83642 C. Owner(s): Mark Harila, BSC Development, LLC PO Box 140629 Garden City, ID 83713 D. Representative: Same as applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 2, 2017 C. Radius notices mailed to properties within 300 feet on: May 25, 2017 D. Applicant posted notice on site by: June 13, 2017 VI. LAND USE A. Existing Land Use(s) and Zoning: The property consists of vacant/undeveloped land, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by vacant/undeveloped land, zoned C-G to the east, west and south; a multi-family development is in the development process to the north across W. Archerfield St., zoned R-40. C. History of Previous Actions:  In 2003, the following applications were approved for the larger Paramount Subdivision, which included the subject property:  Annexation and zoning (AZ-03-006) of 397.11 acres of land with R-8, R-40, L-O and C-G zones. A development agreement (DA) was required as a provision of annexation, recorded as Instrument No. 103137116;  Preliminary plat (PP-03-004) consisting of 764 building lots on 397.11 acres of land;  Conditional use permit/planned development (CUP-03-008) which requires a detailed CUP application to be submitted and approved prior to any development occurring in the multi-family portion of the Paramount development. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072  In 2007, a modification to the DA (MI-07-007, Paramount Commercial Southwest) was approved and recorded as Instrument No. 107145935;  In 2008, a modification to the DA (MDA-08-001) was approved and recorded as Instrument No. 108108427; and,  In 2013, a modification to the DA (MDA-13-005) was approved and recorded as Instrument No. 113083665.  In 2015, a new preliminary plat (PP-15-002) was approved which included the subject property. A final plat (FP-15-020) was later recorded in 2016 for Paramount Square Subdivision. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service will be provided via an existing service line on the east side of the parcel. b. Location of water: Domestic water service will be provided via an existing service line at the southeast corner of the parcel. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: None 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property does not lie within the floodplain or floodway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Commercial. The purpose of the Commercial designation is to 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. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Plan for and encourage services like healthcare, daycare, grocery stores, and recreational areas to be built within walking distance of residential dwellings.” (2.01.01C) The proposed daycare center is within a large residential subdivision, Paramount Subdivision. This use will be within walking distance of a large number of residences and provide a much needed service to residents in the northern part of the City. For the above-stated reason, staff is of the opinion the proposed use is consistent with the applicable comprehensive plan policies and 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. Large-scale and a broad mix of retail, office, service and light industrial uses are allowed in the C-G zoning district in close proximity and/or access to interstate or arterial intersections. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-3 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed daycare center requires conditional use approval in the C-G zoning district and is subject to the specific use standards listed in UDC 11-4-3-9, Daycare Facility. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to this site. D. Off-Street Parking: Per UDC 11-3C-6B, the applicant is required to provide a minimum of one off-street vehicle parking space for every 500 square feet of gross floor area. On-site vehicle pick- up, parking and turnaround areas are required to be provided to ensure safe discharge and pick up of clients. One bicycle parking space is required for every 25 proposed vehicle parking spaces in accord with the standards listed in UDC 11-3C-5C. E. 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: The applicant requests a conditional use permit to operate a daycare center for up to 135 children in a 6,133 square foot facility in a C-G zoning district on 0.76 of an acre of land as required by UDC Table 11-2B-2. The facility will provide care for infants up to school age children. The days of operation are Monday through Friday; no hours of operation are proposed in the application. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-9, Daycare Facility. A. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare, family; and daycare, group: 1. In determining the type of daycare facility, the total number of children at the facility at one time, including the operator's children, is the determining factor. The applicant proposes to care for up to 135 children at any one time and therefore is classified as a daycare center. 2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge and pick up of clients. The site has a drop-off area in front of the building where cars can pull out of the main drive-aisle and park to load and unload children. 3. The decision making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. A maximum number of 135 children are proposed to be cared for at one time, which includes any children of the operator’s. The facility will be open 6:00 am – 7:00 pm Monday through Friday. The specific use standards allow the facility to operate between the hours of 6:00 am to 11:00 pm, unless otherwise restricted by the Commission. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 4. Upon tentative approval of the application by the director or commission for a daycare center facility, the applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be provided prior to the issuance of a Certificate of Zoning Compliance. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. The applicant should submit documentation demonstrating compliance with this requirement with the Certificate of Zoning Compliance application. 5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. This standard may be modified through approval of a conditional use permit. There in not currently residential uses adjacent to this property; however, a multi- family residential development is in the development process across the street to the north. Therefore, staff recommends the facility is restricted to the hours between 6:00 am and 11:00 pm. 6. Prior to submittal of an application for an accessory daycare facility in a residential district, the applicant or owner shall hold a neighborhood meeting in accord with subsection 11-5A-6C of this title. Notice of the neighborhood meeting shall be provided to all property owners of record within one hundred feet (100') of the exterior boundary of the subject property. This standard is not applicable to this application. The applicant shall not exceed the maximum number of clients as stated in the approved permit or as stated in this title, whichever is more restrictive. The applicant shall not provide care for more than 135 children, including any of the applicant’s own children, at any one time. B. Additional standards for daycare facilities that serve children: 1. All outdoor play areas shall be completely enclosed by minimum six foot (6') non- scalable fences to secure against exit/entry by small children and to screen abutting properties. The play area in the rear yard is proposed to be enclosed with a six-foot tall privacy fence; the fence should be a non-saleable material to secure against exit/entry by small children. Access: Access is proposed via W. Archerfield Street, a local street. A cross-access easement exists along the east boundary of the site as depicted on the plat for Paramount Square Subdivision. A shared access is proposed via Archerfield. Staff recommends the applicant provide a cross-access easement to the property to the west (Lot 4, Block 2) for access via Archerfield so that their access isn’t located on a curve. A copy of the recorded easement should be submitted with the Certificate of Zoning Compliance application for this site. Parking: Off-street parking is required to be provided as set forth in UDC 11-3C-6B.1. A minimum of one space is required for every 500 square feet of gross floor area. Based on 6,133 s.f., a minimum of 12 spaces are required; a total of 25 striped spaces are proposed on the site plan. Additionally, a drop-off/pick-up area is proposed in front of the facility which can accommodate up to 6 more vehicles. Bicycle parking is required at one space for every 25 vehicle spaces; based on the proposed EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 number of spaces, a minimum of 2 bicycle parking spaces are required to be provided. A detail of the bicycle rack should be submitted with the Certificate of Zoning Compliance that complies with the standards listed in UDC 11-3C-5C. Drive-aisles: A one-way drive aisle is proposed through this site from the southeast corner to the northwest corner onto W. Archerfield Street. Signage should be installed at the entries to alert drivers to the one-way traffic pattern within the site. Landscaping: A 10-foot wide street buffer is required along W. Archerfield St., a local street, landscaped in accord with the standards listed in UDC 11-3B-7C. Perimeter landscaping is required as set forth in UDC 11-3B-8C adjacent to parking, loading, or other paved vehicular use areas. A minimum of 1 tree should be provided in the landscape buffer along the southeast portion of the site. Sidewalk: A minimum 5-foot wide pathway is required along W. Archerfield Street as set forth in UDC 11-3A-17 as proposed. A minimum 5-foot wide pedestrian walkway is required from the perimeter sidewalk along W. Archerfield St. to the main building entrance; the pathway should be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete or bricks in accord with UDC 11-3A-19B.4. Trash Enclosure: A trash enclosure is proposed at the southeast corner of the rear yard. The enclosure is required to be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, per UDC 11-3A-12B. A detail of the trash enclosure that complies with these requirements should be submitted with the Certificate of Zoning Compliance application. A receptacle for recycling should also be provided. Building Elevations: Conceptual elevations were submitted for the proposed building (see Exhibit A.3). Building materials consist of tan and brown stucco, stone veneer, wood trim accents and architectural asphalt shingles. The elevations submitted with the Design Review application shall comply with the design standards listed in the Architectural Standards Manual. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the Planning Division for staff level review and approval of the proposed use, structure and site design as set forth in UDC 11-5B-1B after the conditional use permit is approved by the Commission to ensure the applicant complies with the aforementioned specific use standards and conditions of approval in this report. Design Review: An administrative design review application is required to be submitted to the Planning Division for staff level review of the structure and site design concurrent with the Certificate of Zoning Compliance approval. Compliance with the design standards listed in the Architectural Standards Manual is required. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan 3. Building Elevations & Floor Plan B. Conditions of Approval EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 Exhibit A.1: Vicinity/Zoning Map EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 Exhibit A.2: Site Plan EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 Exhibit A.3: Building Elevations & Floor Plan EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 B. Conditions of Approval 1. PLANNING DIVISION 1.1 The applicant shall continue to comply with the specific use standards listed in UDC 11-4-3-9, Daycare Facility, including but not limited to, the following: a. The maximum number of children at the facility at one time, including the operator’s children (if applicable), shall be 135. b. Onsite vehicle pick-up, parking and turnaround areas shall be provided to ensure safe discharge and pick up of clients. c. The business hours of operation of the daycare facility shall not exceed the hours between 6:00 am and 11:00 pm. d. Outdoor play areas shall not be used after dusk. e. Outdoor play equipment over 6 feet in height shall not be located in a front yard or within any required yard (i.e. setback area adjacent to property lines). f. The 6-foot tall solid fence proposed around the rear yard play area shall be of a non-scalable material to secure against exit/entry by small children. 1.2 The site/landscape plan in Exhibit A.2 shall be revised as follows: a. Include dimensions on the plan for the street and parking lot buffer widths. b. All parking stalls shall be a minimum of 17 feet long; correct parking stall lengths along north boundary that are depicted at 16 feet in length. c. Depict a minimum 5-foot wide pedestrian walkway from the perimeter sidewalk along W. Archerfield St. to the main building entrance; the pathway shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete or bricks in accord with UDC 11-3A-19B.4. d. Include a minimum of one tree in the landscape buffer along the southeast boundary of the site that is adjacent to a vehicular use area in accord with UDC 11-3B-8C. e. Provide a turning radius for emergency vehicles that meets IFC standards (28’ inside, 48’ outside); coordinate with Joe Bongiorno, Fire Department. 1.3 Signage is required to be installed at the north entry to the site via W. Archerfield St. to alert drivers to the one-way traffic pattern within the site. 1.4 A detail of the bicycle rack shall be submitted with the Certificate of Zoning Compliance application that complies with the standards listed in UDC 11-3C-5C. 1.5 A detail of the trash enclosure that complies with the requirements listed in UDC 11-3A-12B shall be submitted with the Certificate of Zoning Compliance application. A receptacle for recycling should be provided. 1.6 Plans including the location and design of the trash enclosure shall be submitted to Bob Olson, Republic Services, for review and approval prior to submittal of the Certification of Zoning Compliance application. 1.7 A cross-access easement shall be provided to the property to the west (Lot 4, Block 2) for access via Archerfield so that their access isn’t located on a curve. A copy of the recorded easement shall be submitted with the Certificate of Zoning Compliance application for this site. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 1.8 The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be provided prior to the issuance of a Certificate of Zoning Compliance. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. 1.9 The conditional use permit shall be valid for a maximum period of 2 years unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval. Upon written request and filing by the applicant prior to the termination of the period, a time extension may be requested as set forth in UDC 11-5B-6. 1.10 A Certificate of Zoning Compliance and Design Review applications shall be submitted for staff level review after the Conditional Use Permit is approved, prior to applying for building permits. Design of the structure shall comply with the standards listed in the Architectural Standards Manual. 1.11 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 2. PUBLIC WORKS DEPARTMENT 2.1 Public works has no issues with this application. 3. FIRE DEPARTMENT 3.1 All daycares must pass an inspection using the criteria of the Idaho State Fire Marshal as set forth in Idaho Statute Title 39-1109. Prior to scheduling an inspection, the applicant must pay a fee of $20 for the cost of the inspection. The Fire Department conducted an inspection on April 5, 2017 and the facility passed inspection. 3.2 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. POLICE DEPARTMENT 4.1 The Police Department had no comments on this application. 5. REPUBLIC SERVICES 5.1 Republic Services did not provide comments on this application. 6. PARKS DEPARTMENT 6.1 The Parks Department had no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a 26-foot wide curb return type driveway, located 173-feet west of Dyver Avenue (measured centerline-to-centerline). 7.1.2 Pave the driveway its full width and a minimum of 30-feet into the site beyond the edge of Archerfield Street. 7.1.3 A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see below) for information regarding impact fees. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 7.1.4 Plans shall be submitted to the ACHD Development Review Department for plans acceptance, and impact fee assessment (if an assessment is applicable). 7.1.5 Comply with the Standard Conditions of Approval as noted below. EXHIBIT A Raisin’ Angels Daycare – CUP H-2017-0072 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission 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 dimensional and development regulations of the C-G 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 with the Comprehensive Plan future land use map designation of Commercial and is listed as a conditional use in UDC Table 11-2B-2 in the C-G zoning district. Further, the Commission finds the proposed use of the site is consistent with the Comprehensive Plan in that the proposed daycare group will contribute to the variety of uses and educational opportunities available to the surrounding area. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the operation of the proposed daycare group should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently provided to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD in Exhibit B. Based on comments from other agencies and departments, the Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. EXHIBIT A f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission recognizes that traffic will likely increase with the approval of a daycare center in this location; however, the Commission does not believe that the amount generated will be detrimental to the general welfare of the public. The Commission does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. 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. 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 Planning & Zoning Commission July 6, 2017 Page 69 of 69 MOTION CARRIED: FOUR AYES. THREE ABSENT. Yearsley: Mr. Chairman? Fitzgerald: Mr. Commissioner Yearsley. Yearsley: I move we adjourn. Cassanelli: Second. Perreault: Second. Fitzgerald: I have a motion and a second to adjourn. All those in favor say aye. Yea. We are adjourned. Thank you all. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 9:33 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED =-VtEE-CHAIRMAN Rh o aO a- ATTEST:: C. JAY COLES - CITY CLERK -�--I 2-01 DATE APPROVED GO�PTCsDwtic - OI dy G �u Q ,(' City of IDAHD y" SEAL F � mr�R °� ray zaE�S°Q� DATE: July 6,2017 ITEM NUMBER: 4A PROJECT NUMBER: H-2017-0065 Item Title: Kingsbridge North Subdivision Public Hearing Continued from June 22, 2017 for Kingsbridge North Subdivision (H-2017- 0065) by Jarron Langston Located 3475 E. Falcon Drive 1. Request: Annexation and Zoning of 5.07 Acres of Land with an R-4 (Medium Low - Density Residential) Zoning District 2. Request: Preliminary Plat Approval Consisting of Ten (10) Residential Building Lots and Two (2) Common Area Lots on 5.05 Acres of Land in a Proposed R-4 Zoning District MEETING NOTES F1 APPROVED CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: July 6, 2017 Item # Project Number: Project Name: H-2017-0065 Kingsbridge North Subdivision Please print your name For Against Neutral Do you wish to testify (Y/N) LIA.vt do D [✓ �( >< AV 1 V/- E X, A/ _y L Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 4B PROJECT NUMBER: H-2017-0068 Item Title: Sky Mesa Public Hearing for Sky Mesa (H-2017-0068) by Sky Mesa Development, LLC Located 5899 S. Eagle Road;Annexation and Zoning of a Total of 54.01;Rezone of 38.87 Acres;Rezone of 6.26 Acres of Land from the R-2;Request: Rezone of 0.88 of an Acre of Land from the R-4;Request: Preliminary Plat Approval Consisting of 278 Single -Family Residential Building Lots and 31 Common Lots MEETING NOTES 9 APPROVED (Ic R 15 'YI7P CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: July 6, 2017 Item # Project Number: Project Name: H-2017-0068 Sky Mesa Please print your name For Against Neutral Do you wish to testify (Y/N) ff V/ Al �1 e Nz )v /I 6 l /1 ell 0 r x No n� �: l��u-GE i� ►� k r,�-vJ LJ ✓AID A U P to I Q G� � n d Item #4B: Sky Mesa – Zoning Map Fulcher H O T 3, LLC Preliminary Plat & Phasing Plan Landscape Plan Conceptual Building Elevations Conceptual Building Elevations rn D os N O a Z ps A -0 > c --4- Q 0 (D DL 0 O 7C) (D :3 cp Ln 00 C ) 7 n 0 -0 (D I n (D 0 h I M i 6 mow\ no 4 1 �S� "��"+� f no 4 "��"+� f -'-��� •!•997 c K � aux Y A z f "s � �it• r�% �L v } 0 m f, �V- rn cn cn C Dv D rq �pu) Jf 0 Vln7 ..r d ' SKY MESA SUBDIPIBION ENGINEERING '_" q�OT! DEVELOPER OWNERS OF RE('.ORO PRELIMINARYGRADING RAN a • y��y slr sa, nximev ue t,}umac ue V E. LODGE 7RlUL DR. I S. CAMS PL SOLUTIONS. ,a a uss sn sc,w ' - "` M. m =E }SFIQkN 61AV }A hl<CP AZ'.4Y rs.xv.s�rt 'v kxw, xw .Y:.n. ovo 0 5 S E u'gR3 R d ' SKY MESA SUBDIPIBION ENGINEERING '_" q�OT! DEVELOPER OWNERS OF RE('.ORO PRELIMINARYGRADING RAN a • y��y slr sa, nximev ue t,}umac ue V E. LODGE 7RlUL DR. I S. CAMS PL SOLUTIONS. ,a a uss sn sc,w ' - "` M. m =E }SFIQkN 61AV }A hl<CP AZ'.4Y rs.xv.s�rt 'v kxw, xw .Y:.n. ovo tti� �5�✓ �tp lit 1Y ...... .................................. ...... ...... ...... ------------ SKY DMA ENGINEERING CONTACT DEVELOPER OWNERS OF RECORD SUBDIVISION PREU SOLUTIONS, -BE- M- 1-T M MINARY PLAT -OVERALL OVFRALL SITE Meridian Planning Zoning Commission Meeting DATE: July 6,2017 Item Title: Summerwood Subdivision ITEM NUMBER: 4C PROJECT NUMBER: H-2017-0083 Public Hearing for Summerwood Subdivision (H-2017-0083) by WHPacific Inc., Located 4052 and 4202 W. Daphne Street 1. Request: Preliminary Plat Approval Consisting of Twenty -Six (26) Building Lots and Five (5) Common Lots on 9.98 Acres of Land in an R-4 Zoning District MEETING NOTES \�> � APPROVED CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS Item #4C: Summerwood Subdivision– Zoning Map Preliminary Plat Landscape Plan 5u#v%w% er vi oo A Ada County Assessor This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. B Legend Railroad Roads (4,000 - 8,000 s <all other values> Interstate Ramp Principal Arterial - Collector Minor Arterial Local Parks Alley .._.__ Driveway Parks ❑ Townships Sections ❑ Condos ❑ Parcels 5/8/2017 CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: July 6, 2017 Item # Project Number: H-2017-0083 Project Name: 4C Summerwood Subdivision Pleaseour rint name For Against Neutral Do you wish p Y 9 to testify (Y/N) 4/11/2017Map Scale: Legend 0.04 Miles 2,400.00 Railroad Roads (2,000 - 4,000 scale) <all other values> Interstate Ramp Principal Arterial Collector Minor Arterial Local Parks Alley Driveway Parks Address Townships Sections Condos Parcels Ada County Assessor This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. 5/26/2017Map Scale: Legend 0.14 Miles 8,000.00 Railroad Parks Water City Limits <all other values> BOISE EAGLE GARDEN CITY KUNA MERIDIAN STAR Condos Parcels Ada County Assessor This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. 7/6/2017Map Scale: Legend 0.14 Miles 8,000.00 Railroad Parks Townships Sections Condos Parcels Ada County Assessor This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. V I C E N Z A S U B D I V I S I O N # 1 FUTURE VICENZA SUBDIVISION #6 DAPHNE STREET JO Y ST R E E T JO Y ST R E E T DAPHNE STREET VI C E N Z A S U B D I V I S I O N # 1 FUTURE VICENZA SUBDIVISION #6 [PATH: P:\Bridgetower Investments, LLC\P0018317W\Execution\Drawings\Civil\0018317W-CX-INFOMAP.dwg] PRE V I O U S L Y APP R O V E D PLAT 26 BUILDING LOTS 5 OPEN SPACE LOTS 30 BUILDING LOTS 1 OPEN SPACE LOT >w E IDIAN`--- Ii�A1 Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: Project name: File number(s): Assigned Planner: Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review IN Preliminary Plat ❑ Alternative Compliance ❑ Private Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment ❑ Time Extension: ❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one) ❑ Conditional Use Permit ❑ UDC Text Amendment ❑ Conditional Use Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) 0 Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification Applicant Information Applicant name: Jane Suegps/WHPacific, Inc. Phone: 275-8729 Applicant address: 2141 W. Airport Way. Ste. 104 Email: jsuggsnn,whpacific.com City: Boise State: ID Zip: 83705 Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned ® Other Agent Owner name: Bridgetower Investments, Inc. Phone: 415-747-6882 Owner address: 2228 W. Piazza Dr. Email: City: Meridian State: ID Zip: 83646 Agent/Contact name (e.g., architect, engineer, developer, representative): Jane Suggs Firm name: WHPacific, Inc. Phone: 275-8729 Agent address: 2141 W. Airport Way, Ste. 104 Email: jsuggs�@whpacifiacom City: Boise State: ID Zip: 83705 Primary contact is: ® Applicant ❑ Owner ❑ Agent/Contact Subject Property Information Location/street address: 4202/4052 Daphne St. Township, range, section: 4N, 1W, 27 Assessor's parcel number(s): R0982010125/R0982010150 Total acreage: 9.93 Zoning district: R-4 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning -1- (Rev. 06/12/2014) Project/subdivision name: Summerwood Subdivision General description of proposed project/request: Single Family subdivision with 26 buildable lots and 5 common Proposed zoning district(s): R-4 Acres of each zone proposed: 9. Type of use proposed (check all that apply): ® Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Bridgetower West HOA Which irrigation district does this property lie within? Settlers Irrigation District Primary irrigation source: Surface Water Secondary: Well Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 34.886 sq ft Residential Project Summary (if applicable) Number of residential units: Number of building lots: 26 Number of common lots: 5 Number of other lots: Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 26 4 or more bedrooms: Minimum square footage of structure (excl. garage): Maximum building height: 35' Minimum property size (s.f): 9360 Average property size (s.f.): 11,938.55 Gross density (Per UDC 11-1A-1): 2.62 Net density (Per UDC 11-1A-1): 3 Acreage of qualified open space: .80 acres Percentage of qualified open space: 8.1 Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Amenities provided with this development (if applicable): green space,12ark, clubhouse within 1000' Type of dwelling(s) proposed: IN Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided: Authorization Print applicant name: Applicant signature: _ Common lots Other lots: Existing (if applicable): Building height: Number of compact spaces provided: Date: Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.o&planning -2- (Rev. 06/12/2014) i May 30, 2016 Mr. Josh Beach City of Meridian Planning Division 33 E. Broadway Avenue Meridian, ID 83642 Subject: Summerwood Subdivision in Bridgetower West 4052/4202 Daphne Street Dear Mr. Beach: Please accept the attached applications for the development of the Summerwood Subdivision, part of the Bridgetower West development, located just east of Vicenza Subdivision. Summerwood is a resubdivision of Lots 6 and 7, Block 2 of Black Cat Estates #2 Subdivision. (4N, 1W, Section 27). You may recall that a preliminary plat for this property was previously approved in 2014 and the property was annexed into Meridian with an R-4 (Medium Low Density) zoning designation back in 2009. The proposed development meets the land use designation and policies of the Comprehensive Plan and also meets all requirements of the Unified Development Code (UDC) for subdivision development. The project site is 9.9 acres and there are homes/structures located on both lots. These structures will be removed prior to construction. Subdivision A preliminary plat and additional support materials are included with our application package. The subdivision includes a total of 31 lots, with 26 lots for single family detached residential homes and 5 common/open space lots. The previously approved preliminary plat included 30 buildable lots with a similar layout of streets and lots. A traffic study was not required for this development, per ACHD. We've include some photos of the conceptual home designs in our application package. The common lots, including endcap/buffers and open space, total 0.8 acres or approximately 8% of the 9.9 acres. Please note that the Vicenza/Volterra neighborhood park, with clubhouse and pool, is a short walk (less than 1000 feet) from Summerwood Subdivision. Landscaping The landscape plan included with our application shows attractive landscaping throughout the subdivision. We have continued the side yard end caps along W. Wapoot Street and on the connection to Joy Street to allow for appealing street side plantings. The green space in the middle of the subdivision will include an open play area, meandering sidewalk, and benches under the abundant trees and shrubs. This area will provide an attractive meeting spot for neighbors. 2141 Airport Way, Ste 104• Boise, ID 83705 - T 208.342.5400 • F 208.342.5353 • www.whpacific.com 1 Mt All common lot landscaping will be maintained by the Bridgetower West Homeowners Association. Utilities Potable water and sewer service will be extended to Summerwood via Wapoot Street in the Vicenza Subdivision. Pressurized irrigation is provided by Settler's Irrigation. TheiFrigation supply ditch that runs diagonally through the two lots will be intercepted at the southeast corner of the properties and piped along the south and west boundaries, to be discharged at the existing discharge location on the west boundary. This irrigation ditch supplies water to an 8.5 acre property, northwest of Summerwood. We are in contact with the owner of this offsite property to make sure his irrigation water is not impeded. Neighborhood Meeting A well -attended neighborhood meeting was held on Wednesday, May 10th at 6 pm at the Volterra/Vicenza clubhouse at 3840 W. Gondola Drive. This neighborhood meeting was advertised to discuss both the Summerwood preliminary plat and the Development Agreement Modification for Bridgetower/Cottonwood. Residents were generally pleased with the current subdivision layout; especially with the reduced number of buildable lots and the increased size of those lots. There were a few questions about pavers in the streets, the schedule for completing/opening the clubhouse pool and some concern about dust during construction. There were no questions regarding the Development Agreement modification. The application materials include the neighborhood meeting signup sheet and the meeting notes that were forwarded to the neighbors who provided email addresses. In summary, we request your approval of another quality subdivision into the Bridgetower West community and the City of Meridian. We look forward to working with you and the staff during the approval process for Summerwood Subdivision. Please do not hesitate to contact me if you have questions about our applications or the project. Sincerely, a e B. Suggs I C n e m 0 c C O U w �L oz'd o �� 4z®e o o < 0_ t� -0 n m N un �a �'oa4�o4 r< a°o Nm� ° 3`o Www �m z 4� �s orf°nzoE wri a� z 41- m dv „� I -PI? 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Rich 2015-073134 BOISE IDAHO Pgs=3 CHE FOWLER 08/11/2015 08:36 AM TITLEONE BOISE $16.00 TitleOne a title W escrow co. Order Number; 15254154 A- r lr-�P WARRANTY DEED For Value Received, Kent Pintus, a married man as his sole & separate property and Gerald Saxton, a married man as his sole & separate property, the Grantor, does hereby grant, bargain sell and convey unto, Bridgetower Investments, LLC, an Idaho limited liability company, whose current address is 55 Tappan Rd, San Anselmo, CA 94960, the Grantee, the following described premises, in Ada County, Idaho, To Wit: Parcel I: Lot 6 in Block 2 of Black Cat Estates No. 2, according to the official plat thereof, filed in Book 32 of Plats at Pages 1945 and 1946, official records of Ada County, Idaho. Parcel 11: Lot 7 in Block 2 of Black Cat Estates No. 2, according to the official plat thereof, filed in Book 32 of Plats at Pages 1945 and 1946, official records of Ada County, Idaho. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, its heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that Grantor is the owner in fee simple of said premises; that they are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee; and subject to all existing patent reservations, easements, right(s) of way, protective covenants, zoning ordinances, and applicable building codes, laws and regulations, general taxes and assessments, including irrigation and utility assessments (if any) for the current year, which are not due and payable, and that Grantor will warrant and defend the same from all lawful claims whatsoever. Whenever the context so requires, the singular number includes the plural. Dated: S _ rg aQ1�-- '�' D-C'Nk2:::5- Warranty Deed r _ _ _ , -11 Page 1 of 3 05/31/2017 10:29 AM KenAPin s Gerald Saxton State of County of Q ` h , ss. On this day of July in the year of 2015, before me, the undersigned, a Notary Public in and for said State, personally appeared Kent Pintus, known or identified to me to be the person(s) whose name(-) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same. AMANDA M HOLDEN Qo Pub 4y` Notary Public My Commission Expires: �j 12 3 211 state of Utah My Commission Expires 03-23.2019 (seal) ,;,6 COMMISSION NO. 6825M State of County of ss. On this day of July in the year of 2015, before me, the undersigned, a Notary Public in and for said State, personally appeared Gerald Saxton, known or identified to me to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same. Notary Public My Commission Expires: (seal) Warranty Deed Page 2 of Page 2 of 3 05/31/2017 10:29 AM KeM'ntus_ Gerald Saxton State of , County of 'SS. On this day of July in the year of 2015, before me, the undersigned, a Notary Public in and for said State, personally appeared Kent Pintus, known or identified to me to be the person(s) whose name($) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same. Notary Public My Commission Expires: (sea[) State of Ut-c I-, County of �a kt Lt,(4e- , ss. cS)'—fS On this e Y"� day of 'n the year of 2015, before me, the undersigned, a Notary Public in and for said State, personally appeared Gerald Saxton, known or identified to me to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/shelthey executed the same. My Commission Expires: (seal) Warranty Deed n___ n _11 SCOTT LEE STODDARD Notary Public s State of Utall Commission # 656131 COMM. EXP. 01 -114-2017 Page 3 of 3 05131/2017 10:29 AM AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) I Mike McCollum (name) San Anselmo (city) being first duly sworn upon, oath, depose and say: 55 Tappan Road, (address) Callifornia 94960 (state) That I am the record owner of the property described on the attached, and I grant my permission to: Jane Suggs 2141 Airport Way, Boise Idaho 83705 (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this jJ49 day of , 20 — (Signature) SUBSCRIBED AND. QV to before me the day and year first above written. ♦R��T' D US�r•��"s ba �. • ey e e® '.o e (Notary Public fo daho) m o Residing at: 1' Ll B VA a e • t, �I,�� 40Qe•.e•Q•®®�1�}Oo�� My Commission Expires: .0F Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridianeity.org/planning PROJECT LOCATION 5Y Gmidola u. Y! Pau ph ne St a m z VY Riva Capri 5t W hlchlrllan Rii. 0 150 300 600 900 1,200 Feet W--hict-illan RA Sources: Esri, HERE, Del_orme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri Cl ina (Hong Kong), Esri (Thailand), Mapmylndia, © OpenStreetMap contributors, and the GIS User Community W T,;..— - Summerwood Subdivision Meridian, Idaho CITY OF M ERED AN PRE-A.p-mcATioN MEE,TING NOTES Project/Subdivision Name: City Staff: Location: Comprehensive Plan FLUM Designation: L-QIZ. Design Guidelines D velopment Context: ❑ Urban ❑ Urban/Suburban Existing Use: 5 Existing Zoning: Proposed Use: >= Proposed Zoning: Surrounding Uses: 5 F2 Street Buffer(s) and/or Land Use Buffer s): lo "( � Open Space/Amenities/Pathways: k -1.e Access/Stub Streets/Street System: W. v441 , W,. Sewer & Water Service: "J Waterways/ Floodplain/Topog History: Date: i �{ of Property: Rural Note., A Trak Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 900 units, To avoid unnecessarydelays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having A GHD comments and/or conditions on large projects may delayhearing(s) at the City. Please contact Mindy Wallace at 387- 6978 or Christy Little at 387-6944 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other AgenciesIDepartments to Contact: Ada County Highway Dist. (ACHD) El Nampa Meridian Irrigation Dist. (NMID) El Public Works Department Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department ❑ Central District Health Department [Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance M Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension — Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment-- Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment— Text D? Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Street ❑ Other Notes: 9) Applicants are required to hold a neighborhood meeting in accord with UDC 99 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation orshort plat), and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 99 -5A -5D.3 (except for UDG text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Camp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. 1NHPacific Summerwood Subdivision Bridgetower/Cottonwood Development Agreement Modification Neighborhood Meeting Wednesday, May 10, 2017 6pm Interested in Name Address Phone/e-mail Sub or DA? 2. 1 b�i�i Cndi 426 tv Do anL,:1C01VqxL{10) 3.1 � 1 v � vt C% 6.111 rw b4 S -i` Dc 4. iieP_ Ca,llr:si?va guzll -df v2 rwC -- flAyr all r Or(� COM W4 AaQt 5. !(:�� F %(� GU1 tA� 3�0 to V , lan(7 S /'YlI D��G�f?� '�DfYit�� : /? 0 7. 9. t� e rf /I Y C V1C115C iblt'c' -!-)az � vte_ -D1' kk i o r e ik d.s 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 2141 Airport Way, Ste 104• Boise, ID 83705 • T 208.342.5400 • F 208.342.5353 • www.whpacific.com . e-aK VA COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. a � Vit) I Applicant/agent signat re Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning E IDIAN I i' { '' :) Community Development Department Parcel Verification Date: 5/11/17 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Summerwood Subdivision Parcel Numbers: R0982010125 (4.89 Acres) R0982010150 (5.041 Acres) T/R/S: 4N 1W 27 Property Owner: Bridgetower Investments, LLC 55 Tappan Rd. San Anselmo, CA 94960 Address Verification Rev: 04/23/12 Cara Duskey From: Sub Name Mail <subnamemail@adaweb.net> Sent: Monday, May 15, 2017 3:42 PM To: Cara Duskey Subject: Summerwood Subdivision Name Reservation May 15, 2017 Cara Duskey, WH Pacific RE: Subdivision Name Reservation: SUMMERWOOD SUBDIVISION At your request, I will reserve the name Summerwood Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else. Sincerely, From: Cara Duskey [mailto:CDuskey(&whpacific.com] Sent: Friday, May 12, 2017 12:06 PM To: Sub Name Mail Subject: [EXTERNAL] RE: Subdivision Name Glen, The parcel numbers are R0982010125, R0982010150 Thanks Cara Cara Duskey I Administrative Assistant WHPacific, Inc. 1 2141 W Airport Way, Ste 104, Boise, ID 83705 Direct 208.275.8700 1 Fax 208.342.5353 1 cduskey@whpacific.com Enhancing Client Satisfaction through Creative, Exceptional Service NAIISDC Certified MBEICPLIC Certified MSE From: Sub Name Mail [mailto:subnamemail@adaweb.net] Sent: Friday, May 12, 2017 11:42 AM To: Cara Duskey <CDuskev@whpacific.com> Subject: RE: Subdivision Name Cara; Back when this originally reserved, we did not have very specific information on the location of the proposed plats. What are the current parcel numbers of the property to be included in the pre -plat? Glen Smallwood Surveying Technician Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7926 office (208) 287-7909 fax From: Cara Duskey[ma i Ito: CD us key(d)wh pacific. com] Sent: Tuesday, May 09, 2017 11:00 AM To: Sub Name Mail Cc: Jerry Hastings Subject: [EXTERNAL] RE: Subdivision Name Glen, In regards to the subdivision name Summerwood, if it is acceptable that we use the name on the property that was previously pre platted with that name can you send me a response similar to this; "At your request, I will reserve the name Summerwood Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else." Thank you. Cara Cara Duskey I Administrative Assistant WHPacific, Inc. 1 2141 W Airport Way, Ste 104, Boise, ID 83705 Direct 208.275.8700 1 Fax 208.342.5353 1 cduskey@whpacific.com Enhancing Client Satisfaction through Creative, Exceptional Service NMSDC Certified MBEICPLIC Certified MBE From: Sub Name Mail [mailto:subnamemail@adaweb.net] Sent: Thursday, April 13, 2017 9:03 AM To: Cara Duskey <CDuskev@whpacific.com> Cc: Jerry Hastings <ihastings@adaweb.net> Subject: RE: Subdivision Name Cara; The name reservations are reserved "as long as the project is in the approval process". 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Wm a W N oW L U N > r rc i W (L w ?� z �� Z D w w J a < z Q ma d) V i w � �yaj a a Q 003 NIT d 2 pOap�� •I I Van 4 4 �WaH avow orn K pq y —x��H U FaHA WW4ZWwJ4wm M 14 P4 H I4 as Ivo Movie 'sae. oae<+M9Qre6Pp RPu3 s6PePOHNI INS OE VCa XVIQI2i3IR ® 666L i06160i1 3AY visa 8 ima T*ON �T �Of wo d<C u i 'J'd'3UMORMOIN3&XGM/3 •Ens aooHHIgWns I . @ a� H HH: IQs F3= c 8 gis>� g? ok�Q .h 9� g 4 z Elva oc eZ 3vr 5 ! n 1 Nil J � II Q n� I . @ a� H HH: IQs F3= c 8 gis>� g? ok�Q �n J � II Q o w � w OF RA I V g g a I s�i7 I o t0 rni.w � �w+qn n 33� J gF aae 's g� =g as 8 a�n�:3 _tl■■i6g9=fin ea,n P r 9-€ g5�ti' S o ams �P3� a 'a -€€= d So iJ ZJ a �n J � II Q o w � w I V g g a I s�i7 I t0 rni.w D �w+qn n ®ojb ,Arnold, PE Civil Engineering ®® �l ■ Geotechnical Engineering Materials Testing & Inspection Services 208.440-6276 * Fax 208-323.7866 * btarnoldpe@msn»com December 14, 2010 Pane 1 of 20 110925001.doe Mr. Justin Blackstock Highmark Consultant Company, LLC 2228 West Piazza Street Meridian, Idaho 83846 Re: Geotechnical Recommendation Report Proposed Volterra Subdivision McMillan & Ten Mile Roads Meridian, Idaho Dear Justin: As per your authorization, this consultant has prepared the following Geotechnical Recommendation Report for a proposed residential subdivision to be constructed between Ten Mile and Linder Roads, north of McMillan Road and west of Ten Mile, just south of McMillan Road in Meridian, Idaho. Based on the results of our investigation and evaluation, we believe the property is acceptable, from a geotechnical perspective, for the proposed project. The construction and civil engineering recommendations presented within this report are to be incorporated into the project plans and specifications and adhered to during design and construction. Recommendations are provided for the design and construction of earthwork, foundations, slab on grade concrete, flexible pavements, storm water disposal and inspection and compaction testing. We appreciate this opportunity to be of service and we look forward to working with you during the design and construction of this project. Should you have any questions or require additional information, please contact our office at your convenience. Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 Bob J. A�°ndd, PE Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 208-440-6276 * Fax 208-323-7666 * blarnoldpe@msn.com 1)Pr.PmhPr14. 2010 Pane 2 of 20 110925001.doc EXECUTIVEStJflffiMAR`>,'.......................................................... I .............. I.............. 3 INTRODUCTION.......................................................................... ..................... 4 Purpose and Scope.. ....... .. ...............I...... ...... .. ......... 4 Authorization.......................................................................... 5 Warrantyand Limitations .................................. ......................:..................................... a RESEARCH & BACKGROUND ........ ..Y............................................................ 6 Genera!.......... ...... ....... . 6 Field Investigation . . . .. .. ....... ........I. ...., .. 6 ObservedConditions .............. ..............................................I ......7 CONSTRUCTION RECOMMENDATIONS ............................................................. 8 Foundation System .......................................I _ ... .... 8 Foundation Excavation ...............:............................................................. 8 Structural Fill ..................... .. 9 Foundation and Utility Excavations ........................................................1 10 Siesmic Setting .. ....... ........................ .. .. .. ... _ ..... 14 Slabon Grade Concrete .................. ..,..........................................1 10 Flexible Pavement Section ..... ......I. ...: ........................ ..........11 Stormwater Disposal ........................ ......... ,... ..,..., ....,:.............I 12 GENERALCOMMENTS .....................................................................................12 APPENDIX.............................................................................................................1 Bob J. Arnold, PE 8717 Craydon Drive~f� Boise, Idaho 03704 BobJ. Arnold, P Civil Engineering Geotechnical Engineering Materials Testing & Inspection services 208-440-6276 * Fax 208.323-7866 * biarnoldpe@msn.com December 1A. 2010 Page 3 of 20 110925001.dac EXECUTIVE SUMMARY Groundwater was encountered between 2.0'& 6.0' feet below the existing surface.: Groundwater is typically shallower on the west end and past ands of the property and deeper in the middle, half way between Blackcat & Ten Mile Roads. This is dice to surface elevation. Groundwater can be expected to rise and fail with changes in the irrigation season. p Cultivated topsoil is present on most of the property. Cultivation has extended to 18-20" below the existing surface. Recompaction of this disturbed soil Is required under future pavements, buildings and structural fills. Subgrade surfaces that will support structural fill, foundations, slab on grade concrete, or driveway and parking area pavement are to be proof -rolled to confirm stability. Any deflecting, wet; or soft area is to be over -excavated to sound bearing materials or as directed by this engineer. Subgrade surfaces and / or structural fill are to be compacted to 96% of the maximum dry density as determined by ASTM 03688, "Standard Proctor." The proposed buildings may be supported on conventional, continuous, and isolated pad foundations. Foundations constructed atop structural fill or upon the native Solis can be designed to exert bearing pressures of up to 1600 psf. ® The presence of clay soils indicates that ACHD's standard pavement section is appropriate for this development. Residential streets should be designed for 2.5" ACP, 4.0" road base and 14.011 sub base. If clays soils are removed or will be penetrated by site grading operations, then subgrade samples should be taken for R -Value Testing. This may greatly reduce pavement section thickness. Given the shallow groundwater, stormwater drainage should be retained on the surface. A percolation rate P=1" per hour is appropriate for the native surface soils. If drainage facilities extend to the native sand and gravels a percolation rate P=8" per hour may be used for design. Bob J. Arnold, pE 8717 Craydon Drive Boise, Idaho 83704 Bob Arnold, 208 -440-6276 i3 Page 4 INTRODUCTION Civil Engineering geotechnical Engineering Materials Testing & Inspection Services .doe PURPOSE AND. SCOPE This report presents the results of a Geotechnical Evaluation performed for a proposed residential development current y re€erred to as Volterra. Subdivision. This property includes two parcels; one is Barth of McMillan Road between Ten Mile and Black Cat Roads and the second isatthe southwest corner of Ten Mile and McMillan Roads. The aerial photo below is from Ada County Assessor website and shows the property limits as explained to this consultant. Bob J. Arnold, PE 8717 Graydon Drive Bolse, Idaho 83704 Civil Engineering Bob J. Arnold, PE Geotechnical Engineering Materials Testing & Inspection Services 208-440-6276 * Fax 208-323-7866 * biarnoiidpe(&..misn coax December 14, 2010 Page 5 of 20 110825001.doc The purpose of this investigation was to evaluate the subsurface soil conditions and provide recommendations for subdivision development and residential construction. The field investigation included subsurface exploration by means of a wheel mounted backhoe operated by an independent contractor retained for this purpose, Soil samples were gathered and returned to the soil laboratory for testing, After the field investigation and laboratory testing was completed, all available field and laboratory test data was reviewed, the provided design information was evaluated, and this report was prepared. This report summarizes our findings, conclusions, and recommendations regarding the geotechnical aspects of the project. AUTHORIZATION E-mail authorization to proceed with this geotechnical investigation was received from the client, Mr. Justin Blackstock on September 22, 2011. Authorization to proceed and the use of the recommendations provided herein indicate the client's acceptance of the scope of work, warranty, limitations and general conditions provided herein and within the submitted and approved proposal, WARRANTY AND LIMITATIONS The exploration and evaluation of subsurface conditions documented herein is considered sufficient to form a basis for the provided recommendations. The provided recommendations are based on the available soil information and preliminary design details either assumed or furnished by the client. it is warranted that these recommendations have been promulgated after being prepared in accordance with locally accepted professional engineering and geotechnical engineering practice. No other warranties are implied or expressed. Bob J. Arnold, PE $717 Craydon Drive Boise, Idaho 83704 Bob J. Arnold, Civil Engineering Geotechnicaal Engineering Materials Testing &Inspection Services 208-440-6276 * Fax 208-323-7866 * biarnoldige@msn.com December 14, 2010 Page 6 of 20 110928001.doe RESEARCH & BACKGROUND GENERAL As authorized by the client, this consultant observed the excavation of eight test pits on the subject property. At the time of this investigation, the subject property was generally flat, firm, and stable and allowed complete access by the backhoe. Test pits were excavated by Superior Excavation of Meridian, Idaho. Locations were selected by this engineer and were limited to the perimeter of farm fields already harvested. Corn was still present in one field north and one south of McMillan Road. Onions were also present in a field north of McMillan. All test pits were located north of McMillan Road. A large irrigation ditch or canal (temp?) cross the property southwest of Ten Mile and McMillan Roads. The banks of this canal were examined for soil profile data. Client also supplied a historical report by Associated Earth Sciences on this property. It was reported that the project will include site built; wood frame structures with concrete strip foundations. Most of the property is planned to be single family residential lots with some multifamily units possible in the east end, near Ten Mile Road. Recommendations for subdivision development including pavements sections, storm water disposal, bridge construction, and residential building pad construction were requested. MELD iNVESTIGATION Test pits were advanced to depths ranging from 7,9 to 12.0 feet below the existing ground surface. During excavation, samples were recovered from the spoil piles as excavation was performed, These samples were sealed in plastic bags, labeled, and returned to the laboratory for evaluation and analysis. Deeper excavation was not possible due to sloughing conditions. In the laboratory, sieve analysis (ASTM Test Method 0136-93), Moisture Content (ASTM Test Method 2216-92) and Liquid Limit, Plastic Limit and plasticity Index (ASTM Test Method D 4318-93) testing were performed on selected samples. Tests were performed in general accordance with the cited ASTM test methods. All test results are included in the Test Pit Logs located in the Appendix. Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 i 6. 208440-6276 * Fax 208-323-7866 * 7 OBSERVED CONDITIONS Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 1 The surface soils on this property were firm and stable at the time of this investigation. Much of the property appears to have been land leveled to improve irrigation. This is based upon a varying depth of top soil over the cemented silt layer. In the two most western test pits (TP1 & TP2) fill was clearly present over the original native surface soils. Some granular materials have previously been added to the field access roads where TP1 and TP2 were excavated. It is noted that the farm fields adjacent to these locations are at similar elevations, confirming land leveling efforts. The surface soils are typically nonplastic silt but some clay and some cemented silts were also sampled near the surface. in the west end of the property lean clays are present in the upper stratum and extend to 4.5 feet in depth. This is the exception. in most test pits surface soils are silt or weakly cemented silts with cementing increasing with increased depth. The surface soils extend to pitrun type sand and gravel. These soils were contacted at 3.0-6.0 feet below the surface except at test pit #4 where the gravels were ten feet deep with cemented silts above. Groundwater was observed entering all test pits once the gravel layer was reached. Piezometers were installed in most test pits. Two weeks after excavation water levels were measured in the piezometers. depths ranged from 2.0' in TPI in the west end of the property; to 6.6' in TP4 & TP5 in the center of the property; to 2.7' in TP7 in the east end of the property. Two older piezometers installed by others were located south of McMillan Road. Water levels were measured at 4.0' (west) and 3.5' (north) in these two locations. Bob J. Arnold, PE 8717 Graydon Drive Boise, Idaho 83704 Bob J ■ Arnold, Civil Engineering Geotechnical engineering Materials Testing & Inspection Services 208.440-6276 * Fax 208323-7866 * blarnoldpe@t-nsn.com December 14. 2010 Paste 8 of 20 110926OD1.doc CONSTRUCTION RECOMMENDATIONS FOUNDATION SYSTEMS The recommended foundation system is based upon information contained in this report. This includes both the researched and the assumed information. Residential units, both single and multifamily structures, may be supported on conventional, continuous foundations with isolated pads used for concentrated point loads such as decks, carports or patio covers. Foundations founded upon native soils or upon structural fill that extend to native soils may be designed to exert bearing pressures of up to 1500 psf. Any bridge constructed over the irrigation canal on the southwest corner of McMillan Road and Ten Mile Road should be constructed on spread foundations that are founded atop the deeper native sand and gravels. Foundations founded upon the native sand and gravels or upon structural fill that extend to these native soils may be designed to exert bearing pressures of up to 3000 psf. Provided the recommendations of this report are followed, settlements should be within permissible magnitudes with the indicated foundation system. Foundations are to be located a minimum of 24 inches below the exterior- .adjacent grade. The local jurisdiction may require greater embedment depth. FOUNDATION EXCAVATiON After the foundation crawlspace, trench, or entire building pad has been excavated to design grade it is recommended that a geotechnical engineer or his representative inspect all foundation -bearing and fill supporting surfaces to confirm that conditions are similar to those documented within this report; and used for design. Inspection should verify that the native subgrade to support concrete foundations or structural fill is firm, stable and free of wet or deflecting areas. If clay soils are present at the bearing elevation they are to be removed or confirmed to be non -expansive. Imported structural fill is to be used to backfill any over excavation. if foundations are to be founded on compacted structural fill, the depth, stability and proper compaction of the fill is also to be confirmed by the inspecting geotechnical engineer. Bob J. Arnold, PE 8717 Craydon Drive Boise Idaho 83704 Bob J. Arnold, Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 208-440-6276 * Fax 208-323-7866 * biarno(dpeOmsn-com Historical aerial photos indicate that the irrigation ditch that goes around the corn field just north of McMillan Road previously crossed the field. Building .structures were also previously present on the north west and south west corner of McMillan and Ten Mile Roads. Care is to be taken when constructing atop fill placed by current or former property owner in the former irrigation ditch. It is recommended that this area be inspected at the time of construction to confirm the ditch was property grubbed and backfilled when the ditch was rerouted. Any former foundations or basement are to be similarly examined. Any historical concrete (foundations, slabs, ditch liner, vaults, etc) encountered during earth work operations are to be removed and backfilled with structural fill. STRUCTURAL FILL, Structural fill shall be an imported granular material with 100 percent passing a six-inch sieve and less than seven percent passing a ##200 sieve. Fill is to be free from organic matter or other deleterious substances and all fines shall be non -plastic. If used within the pavement section, imported fill should have an R -Value not less than 50. Structural fill should be placed in uniform lifts; moisture conditioned as necessary and compacted to a minimum of 95% of the maximum dry density as determined by ASTM Test Method D098, "Standard Proctor"with appropriate rock correction. Compaction of structural fills Is to be verified by density testing and construction observations. A qualified engineer or his representative should monitor fill placement to ensure the work is performed in accordance with these recommendations. Testing should be performed in accordance with ASTM Test Methods D3017-88 and 02922-91, (nuclear densometer). The inspector must also confirm that the foundation supporting soils and any additional structural fill is free of soft, deflecting, excessively wet areas and expansive clay soils. If encountered, such areas are to be removed and replaced with imported, structural fill. Soils stockpiled on the south west corner of McMillan and Ten Mile Roads can be used as fill provided it is free of organics and does not contain clay soil. Bob J, Arnold, PB 8717 Graydon Drive Boise, Idaho 83704 208440-6276 * Fax 208-323-7866 * FOUNDATION AND UTILITY EXCAVATIONS Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services .doe No difficulties are anticipated with excavation for foundations and shallow utilities. As stated earlier in this report, groundwater was encountered as shallow as 2.0 feet below the exiting surface, therefore dewatering will be required for construction activities below this depth. It is unknown how much groundwater changes during the irrigation season but a higher groundwater elevation should be anticipated when irrigation ditches are full. Shallow excavations that do not exceed three feet in depth may be constructed with side slopes approaching vertical. Below this depth, it is recommended that slopes not exceed a vertical to horizontal ratio of one to one. Severe sloughing of excavation wails that extend below the hardpan layer can be anticipated. This information is provided for planning purposes. It is our opinion that maintaining safe working conditions is the responsibility of the contractor. Jobsite conditions such as soil moisture content, weather condition, earth movements and equipment type and operation can all affect slope or bank stability. All excavations should be sloped, braced or Shored as required by local, state, and federal requirements. SEISMIC SETTING Solis on this site classify as Site Class D. Structures to be constructed onsite should be designed as per the IBC requirements for such a seismic classification. SLAB ON GRADE CONCRETE Care must be taken so that all excavations below slab on grade concrete are properly backfilled in accordance with the structural fill recommendations outlined herein. This is very critical where a slab will extend over utility trenches or retaining wall backfill. Trenches and wall backfill areas are to be filled in lifts and benched each lift so that fill is not placed against a vertical soil face greater than three feet tall. Testing is to confirm that compaction has been achieved. Areas of excessive yielding should be excavated and backfilled with structural fill. Sob J. Arnold, PE 8717 Croydon Drive Boise, Idaho 83704 Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 208-440-8276 * Fax 208-323-7866 * of ZO Interior slab on grade concrete and slabs designed to support vehicles should be placed atop a minimum of four inches of granular base material. The mat should consist of sand or sand - gravel mixture with non -plastic fines. The material should all pass a 3/4 inch sieve and should contain less than seven percent passing the # 200 sieve. The mat shall be compacted to the requirement for structural fill. All slabs should be suitably reinforced to make them as rigid as possible. Proper joints should be provided at the junctions of the slab and foundation system so that independent movement can occur without causing damage. FLEXIBLE P"EIViIENT SECTION Based upon the observed conditions and intended use of the property, the following pavement sections are recommended. Pavement Layer Residential Collector Asphaltic Concrete 2.6" 10" Base Coarse ala" minus) 4.0" 4,0" Sub base P'itrun 14,0" 1 18A" The above pavement section is based upon the presence of clay soils in the west end of the property. These soils can be anticipated to have an R -Value result of less than R-5. If construction is to occur in stages or phases it may be cost effective to sample the subgrade of each phase for R value testing. Higher R -value results will allow for a reduction in pavement section thickness. The subgrade below all future pavements is to be inspected for soft or deflecting areas prior to the placement of the pavement section. if structural fill is used to fill the site then a reduction in recommended pavement sections is also possible. In this case, this engineer should be contacted after subgrade elevation is established and exposed for re -inspection. Materials meeting the requirements of ISPWC are required for any work within this project. This engineer encourages the recycling of materials that can be harvested during construction. Recycled asphaltic pavement and Portland cement concrete are; also acceptable for use as sub base material. Bob J. Arnold, FE 8717 Graydon Drive Boise, Idaho 83704 Bob Jo Arnold, �" civil Engineering Geotechnical Engtneering Materials Testing & inspection Services 208-440-6276 * Fax 208-323.7868 * biarnolotpepmm.com bin 1a, aaTo— Pag STORMWATER DISPOSAL The client has indicated that surface retention ponds are planned for disposal of storm water. The percolation rate through the cemented silt and hardpan layer will be extremely slow. A percolation rate of P==1.0 inches/hour is recommended. If a drainage trench is extended through hardpan layer to the free draining pitrun materials, then the percolation rate will be limited to P =� 8.0 inches per hours or the value for sand or pitrun used to backfill the .excavated trench. GENERAL COMMENTS After the plans and specifications are more complete, it is recommended that this consultant be provided the opportunity to review the final design and specifications. This review will confirm that the earthwork and foundation recommendations have been properly interpreted and implemented. At that time, it may be necessary to submit supplementary recommendations. Monitoring and testing should also be performed to verify suitability of materials used for structural fills and to confirm subgrade stability and proper placement and compaction. Any revision in the plans for the proposed structure from those described in this report or deviations from the noted subsurface conditions should be brought: to the attention of this consultant, This report has been prepared for the exclusive use of the identified client and their retained design consultants. Findings and recommendations within this report are for specific application to the proposed building described here and apply only to the property identified. .Bob J. Arnold, PE 8717 Graydon Drive Boise, Idaho 83704 Bob J. rnd , PE 208-440-6276 * Fax 208-323-7866 December 14, 2010 Page 13 of 20 Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services Test Pit Locations Map 1 Groundwater Depths Test Pit Logs Soil Log Legend A►bbroviitions.& Acronyms Bob J. Arnold, PE 8717 Graydon Drive Boise, Idaho: 83704 208-440-6276 * Fax 208-323-7866 14,2010 Page Test Pit Locations Map Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services rnoldDeOmsn.com 110926001.doc Groundwater Depth Below Surface Location TPI TP2 TP3 TPI TP5 TP6 TP7 TP$ EP- EP- EP- West North 11- 9-05 a 05 bepth 2.0' 3.9' _ 6.3' 6.8' 6.0' 00 2.7' No 4.6' 6.3' 3.6' 4.0' 3.5' 10116111 well Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 208-440-6276 * Fax 266-323-7866 * blarnoldir l 4cember 14, 2010 Page 15 of 20 Test Rif Lag Test Pit #: TP -1 File: Client: Highmark Consultan# Company, LLC Date Excavated: Project: Volterra Subdivision Excavator: Location: 003941.41"N 116027'7.99"W Logged By 1 110925001 September 29, 2011 Superior 1 Backhoe Bob Arnold Test Pit Log Test Pit #: TP -2 File: Client: Highmark Consultant Company, LLC Gate Excavated: Project: Volterra Subdivision Excavator: Location: 43°39'9.00" N 196°26'63.69"W Logged By: 110926001 September 29, 2011 Superior i Backhoe Bob Arnold Sample # # # # DEPTH SOILS DESCRIPTION Type 4 10 40 200 M Pl LL 0.0-2.0 IMPORTED FILL - Field Access Road 2,0-4.5 Black, Wet, Sticky, CLAY (CL) gag 100 100 97 86.9 27.3 21.0 45.6 with sand and clay 2.6 4.5 Gravel Contact Water inflow at gravel layer 4.6.10.0 Pitrun -Sand and Gravel Bag 97 89 60 9.6 10.4 NP NP Very dirty at upper limit 6.0 10.0 Bottom of Excavation 90.0 Sloughing prevented Deeper excavation GROUNDWATER FILLED TEST PIT TO 24" BELOW SURFACE Test Pit Log Test Pit #: TP -2 File: Client: Highmark Consultant Company, LLC Gate Excavated: Project: Volterra Subdivision Excavator: Location: 43°39'9.00" N 196°26'63.69"W Logged By: 110926001 September 29, 2011 Superior i Backhoe Bob Arnold Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 Sample # # # # DEPTH SOILS DESCRIPTION Type 4 10 40 200 M PI LL 0.0+2.0 IMPORTED FILL - Field Access Road 2.0-6.0 Brown, Wet, Cemented_ SILT Bag 100 98 76 49.8 29.9 NP NP with sand and clay 2,0 6A Gravel Contact Water In flow in gravel 8:0-10.0 Pitrun —Sand and Gravel Very dirty at upper limit Free draining at 8.5' 90.0 Bottom of Excavation Sloughing prevented Deeper excavation GROUNDWATER AT 401 Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 208-440-6276 * Fax 208.323-7866 ter.- AA 'Indn - - - 1'1.:...- AR -1 n.t Test Pit Log Civil, Engineering Geotechnical Engineering Materials Testing & Inspection Services irnoldpe@msn.com 110926001.doe Test Pit: TP -3 File: Client: Highmark Consultant Company, LLC bate Excavated: Project: Volterra Subdivision Excavator: Location: 43039'7.86"N 116026'37,21"W Logged By: 110925001 September 29, 2011 Superior 1 Backhoe Bob Arnold J Test Pit #; TP4 File: Client: Highmark Consultant Company, LLC Date Excavated: Project: Volterra Subdivision Excavator: Location: 43039`19.72"N 11602637.40"W Logged By: 110926001 September 29, 2011 Superior I Backhoe Bob Arnold Sample # # # # DEPTH SOILS DESCRIPTION Type 1 4 10 40 200 M PI LL 0.0-3.0 Red — Brown, Wet, SILT With Clay & Sand 3.0.6.0 Light Brown - Tan, Wet, Bag 100 100 80 29.2 20.6 NP NP 2.0.8.0 Cemented SILT 3.0 96 $? 79 77.9 263.6 NP NP with sand 5.5 1 100 89 40 1 26.3 11.6 1 NP NP 6.0 Gravel Contact 8.0-10.0 Water In Flow at Gravels 6.0-11.13 Pitrun - Sand and Gravel Very dirty at upper limit 10.0--12.0 Free draining at 8.01 11.5 Bottom of Excavation 12.0 Sloughing prevented ;deeper excavation GROUNDWATER AT 76" J Test Pit #; TP4 File: Client: Highmark Consultant Company, LLC Date Excavated: Project: Volterra Subdivision Excavator: Location: 43039`19.72"N 11602637.40"W Logged By: 110926001 September 29, 2011 Superior I Backhoe Bob Arnold Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83104 Sample # # # # DEPTH SOILS DESCRIPTION Type 1 4 10 I 40 200 M PI LL 0.0-2.0 Light Brown, Wet, SILT With sand and clay Cultivated to 18-20" 2.0.8.0 Brown, Wet; CementedSILTBag 96 $? 79 77.9 263.6 NP NP with sand and clay Cementing increases.wt depth 8.0-10.0 HARDPAN, cemented alit layer 10.0 Gravel Contact, Cemented Water inflow in Gravel 10.0--12.0 Pitrun -- Sand and Gravel Very dirty at upper limit 12.0 Bottom of Excavation Sloughing prevented Deeper excavation GROUNDWATER AT 81" GROUNDWATER AT 62" In old piezometer nearby Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83104 Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services 208440-.6276 * Fax 208-323-7866 Test Pit Log Test Pit #: TP -5 Pile: Client: Mighmark Consultant Company, LLC date Excavated: Project: Volterra Subdivision _ Excavator: Location: 43039'7.9$"N 116026'19.36"W Logged By: 1 110925001 September 29, 2011 Superior t Backhoe Bob Arnold Test Pit Log Test Pit M TP -6 File: Client: Highmark Consultant Company, LLC Date Excavated: Project: Volterra Subdivision Excavator: Location: 43°39'12.97"N 116026'2.58"W Logged By: 110925001 September 29, 2011 Superior/ Backhoe Bob Arnold Sample # # # # DEPTH SOILS DESCRIPTION Type 4 10 40 200 M PI LL 0.0-2.0 Light Brown, Wet, SILT With sand and clay Cultivated to 18-20" 2,0-5.0 Brown, Wet, Cemented SILT Bag 96 81 66 56.3 21.2 6.0 30.6 Increasing to 3.0 6.0 HARDPAN at 4.-5.0 6.0 Gravel Contact 5.0-11.0 Pitrun—Sand and Gravel Free draining at 6.5' 11.0 Bottom of Excavation Sloughing prevented Deeper excavation GROUNDWATER AT 80" Test Pit Log Test Pit M TP -6 File: Client: Highmark Consultant Company, LLC Date Excavated: Project: Volterra Subdivision Excavator: Location: 43°39'12.97"N 116026'2.58"W Logged By: 110925001 September 29, 2011 Superior/ Backhoe Bob Arnold Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 Sample # # # # DEPTH SOILS DESCRIPTION Type 4 10 40 200 M PI LL 0.0-2.0 Light Brown, Wet, SILT With sand and clay Cultivated to 18.20„ 2.0.6.0 Brown, Wet, Cemented SILT Bag 96 81 66 56.3 21.2 6.0 30.6 (ML) 3.0 6.0 Gravel Contact 6.0.10.0 Pitrun — Sand and Gravel Very dirty at upper limit Free draining at 8.0' 10.0 Bottom of Excavation Sloughing prevented Deeper excavation GROUNDWATER AT 72" Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 208-440-6276 * Fax 208-323-7866 20 Civil Engineering Geotachn€cal Engineering Materials Testing & Inspection Services arnoldnettr msn.com Test Pit Log Test Pit #: TP -7 File: Client: Hi hhmmark Consultant Company, LLC Date Excavated Project: Volterra Subdivision Excavator: Location: 43039'9.00"N 196°20'63.69"W Logged By. 110925001 September 29, 2olI Superior / Backhoe Bob Arnold DEPTH SOILS DESCRIPTION Sample Type # 4 # # # # 10 # 40 # 200 M PI L.L 0.0-3.0 Tan, Moist, SILT PI LL 0-0-Y0 Tan, Moist, SILT Bucket 100 99 89 83.9 With Sand 5.0 27.9 With Sand (ML) Rootzone to 6" 3.0 Gravel Contact 3.0 Gravel Contact 3.0-8.0 Pitrun — Sand and Gravel 3.0.7.0 Pitrun-Sand and Gravel Very dirty at tipper limit Free straining at 40 Free draining at 8.5' Water inflow at Gravel contact Water inflow in gravels +'6' 7.0 Bottom of Excavation 8.0 Bottom of Excavation Severe Sloughing prevented Severe Sloughing prevented Deeper excavation Deeper excavation GROUNDWATER AT 32" Test Pit Log Test Pit #: TP -8 File: Client: Highmark Consultant Company, LLC Hate Excavated: Project: Volterra Subdivision Excavator: Location: 43039'9,00"N 196°26'63.69"W Logged By: 110925001 September 29, 2011 Superior t Backhoe Bob Arnold Bob J. Arnold, PE 8717 Graydon Drive Boise, Idaho 83704 Sample # # # # DEPTH SOILS DESCRIPTION TYPE) I 4 10 40 200 M PI LL 0-0-Y0 Tan, Moist, SILT Bucket 100 99 89 83.9 6,9 5.0 27.9 With Sand (ML) 3.0 Gravel Contact 3.0-8.0 Pitrun — Sand and Gravel Very dirty at tipper limit Free draining at 8.5' Water inflow in gravels +'6' 8.0 Bottom of Excavation Severe Sloughing prevented Deeper excavation Bob J. Arnold, PE 8717 Graydon Drive Boise, Idaho 83704 208-440.6276 * Fax 208-323-7866 * December 14, Page 19 SOIL LOG LEGEND Civil Engineering Geotechnlcai Engineering Materials Testing & Inspection Services UNIFIED SOIL CLASSiFICA`iION SYSTEM (ASTM STANDARD TEST,METAOD d 2407 FOR CLASSIFICATION OF $OIL FOR ENGINEERING PURPOSES) ,doc MAJOR DiV MON13 � D SCRiPTIONS COARSE GRAINED SOILS SD°Ia - #200 GRAVEL & GRAVELLY SOILS <500/.3 - #i4 < 6% - #200 GW Well -graded gravel, Gravel -sand mixture, little or no fines. GP Poorly -graded gravel, graven sand mixture, little or no fines 6-12% 4200 ?'12%-#200 GM Sil ravel, gravel.sand.slltrnlxtures 1 Clayey ravel, ravel-sand-cla mixtures SAND & SANDY SOILS >60%-#4 < 5% - #200 SW Well -graded sand, gravelly sand, little or no fines. S!' Poori - raded sand, gravelly sand, little or no fines 00 _ SM Silty sand sand -silt mixtures SC Clayey sand sand -clay mixtures FIND GRAINED SOILS > 50% - #200 SILTS AND CLAYS LL < 50% SILTS AND CLAYS LL > 80% INORGANICMl Inorganic silt and very fine sand, rock flour, silty or Clayey fine sand or clayey slit with slight plasticity CL Lean clay -low to medium plasticity, gravelly clay, sandy clay, silty clay ORGANIC INORGANIC 0L MH Organic silt and organic all clay of low lasticit Elastic silt, micaceous or diatomaceous line'sand or silty soil. CH Fat clay- hi h lasticit Orniclamedor high tici : organic silt HIGHLY ORGANIC SOiLS PT Peat, humus, swamp soil with high organic content Sob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 Tob J. Arnold, PA 2084440-6276 * Fax 206-323-7866 Civil Engineering Geotechnical Engineering Materials Testing & inspection Services 110925001.do¢ Abbreviations and Acronyms AASHTO American Association of State Highway & Transportation Officials ACP Asphaltic Concrete Pavement ASTM American Society for Testing and Materials BH IBC Bore Mole International Building Code ISPWC Idaho Standard for Public Works Construction ITp Idaho Transportation Department NP Non Plastic - PCC Portland Cement Concrete PCF Pounds per Cubic Foot TP Test Pit USCS Unified Soil Classification System CL. Clay NOTHING FOLLOWS Bob J. Arnold, PE 8717 Craydon Drive Boise, Idaho 83704 BBobArnold,® Civil Engineering J. APE Geotechnical Engineering Materials Testing & Inspection Services 208.440-6276 bjarnoldpe@msn.eom November 4, 2013 130615003.doe Page 1 of 3 Mr. Justin Slackstock Cottonwood Development, LLC 2228 West Piazza Street Meridian, Idaho 83646 Re: Geotechnical Research Bridge Tower estates North Side of McMillan Road Meridian, Idaho Justin: As per your request, on October 7, 8, & 10, 2013 we performed percolation testing on the roadway subgrade soil at the referenced project. Two pert tests were performed in general accordance with ACRD requirements. SE test was southeast of N. Abruzzo Avenue & W. Riva Capri Street intersection. NW test was north of N. Bolsena Way and W. Wapoot Street intersection. Locations are indicted on the attached drawing. Each test consisted of boring a 12' diameter 2.6 to 3.0 foot deep boring to the depth of the proposed adjacent roadway subgrade elevation. R. P. Jones Drilling of Boise, Idaho provided the Texoma auger rig and operator. An 3 inch, solid, pile was then installed and seated with the drill rig. The space out side the pipe was then backfilled with native soils. Water was then poured into the pipe on each of the days listed. On the final day the pipes were filled in the morning. In the afternoon, a hand auger was used to remove some of the accumulated fine grain soils in the bottom of the test pipe. Water was again placed in each pipe and the drop in water level and time periods were recorded until consistent results were obtained. Depth and time readings were recorded for approximately two hours. Percolation rate is calculated by dividing change in water level by time period. Based upon a safety factor of two, we recommend a percolation rate_ of P = 3/ inch/hour. Actual field measurements are reported in the Appendix. On October 7, 2013 an R -Value sample was delivered to Material Testing & Inspection of Boise, Idaho. The sample was gathered from the intersection of Apgar Creek Street and Abuzzo Avenue, in the SUV corner of the project. Results indicate that an R -Value of R=5 is appropriate for design. The MTI laboratory report is attached, This opportunity to be of service is appreciated, Should you have any questions or require additional information, please contact our office at your convenience, Bob J. r of , PE Project e ultant cc; Munger/ Wilson Project J. ©�` Bob J Arnold, Pr 14366 Battenberg Drive Boise, Idaho 83713 B; s a J. Arnold, 208-440-6276 PERCOLATION MEASUREMENTS NW SE Interval Interval Min. Time Min. Hours 1.50 4:22 0:28 0.47 5:35 4:52 0:30 0.60 0.30 6:22 0:30 0.50 0.25 5:52 0:30 0.60 NW Interval Interval Time Min. Hours 4:37 1.3 1.50 6:05 0:28 0.47 5:35 0:30 0.50 6.05 0.30 0.50 6:20 0:15 0.25 milwD.M. Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services arnoldpe a@msn.com November 4,'2092 130615003.doc Page 2 of 3 Measure P Inches Inches/Hour 0.0 0.63 1.3 1.50 1.8 2.25 1.5 A VE'RA GE 1.5 Depth P Feet Inches/Hour 0.0 3.00 2.1 2.00 2.0 2.83 1.8 3.38 2.0 A VERA GE 2.0 Bob J Arnold, PE. 14355 Battenberg Drive Boise, Idaho 83713 NW Pgr � f ! jj{ C ip 5 t� :x.x n,ne4ad w Bob J Arnold, PE. 14355 Battenberg Drive Boise, Idaho 83713 Bob J. Arnold, PE 208-440.6276 Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services moldDeCa)-trisn.com November 4, 2013 130616003.doe Page 3 of 3 RNALUE by Materials Testing &.Inspe tion P1.01 VI U 2 MATERIALS Pewr base to f2dOt5 TESTING & R -VALUE ­41jrIvAtue -aan, INSPECTION '—flyinear"ng U.Coostnlctan Wwraft R-Value,rcst Data .9trutw and Description,- Sant pled and Delivered by ibe (.'Iicni -Clay ClayDate Date MAIM, AuQu,-,t 30, 1013 Sample ID: 13.7,156 Sampling and Pre paration: ASTM I)75: ,4iSHTO T A I% 11) 4 A0SUOT87., r X Test Standard, ASTM D2 (I 90: 9� �2: �STI �21 Idaho T8: Sample _ A --c ------ Dry Density (lb/ll') NA NA NA Moisture Content (%). A' NA NA tipansioii Pressure (psi) NA NA ---- xudation Pressure (psi) W NA NA NA 11 -Value, NA I R -Value Q—v 200 psi Exudation Pressure = Less than 5** 4* ASTM D2844 Note 1 occasionally, material train very lAnstic clay-tcst specimens will extrude from under the mold and around the lbllowcr rain during the loading operation. If this occurs when the 800 -psi point is reached and fewer than five lights are lighted, the soikhould be mporwd 15 le." than 512 -value. fWalue @ Exudation Pressure 5.0, 4.0 3.0 - 2.0 1,0 0.0 Soo 260 200 150 Exudation Pressure (psi) YWI S'VidoryView Way, Boise to 83703 .20113.76-4748 -Fax 208 322-6515 y.-- vi -d rn-BibArqtj.hLc;orq Bob J Arnold, PE 14355 Sattenberg'Drive Boise, Idaho 83713 208440-6276 Mr. Justin Blackstock Cottonwood Development 2228 West Piazza Street Meridian, Idaho 83646 Justin: Civil Engineering Geotechnical Engineering Materials Testing & Inspection Services December 19, 2013 130304002.doe Page 1 of 2 Re: 2"d Addendum to Geotechnical Report Proposed Volterra Subdivision McMillan & Ten Mile Roads Meridian, Idaho As per your request, on December 18, 2013 this engineer supervised the excavation and logged an additional test pit near the proposed Bridgetower Height's San Vito Crossing. This test pit was located approximately 60 feet south of the canal and 50 feet east of the San Vito centerline, just south of McMillan Road. The pit was very similar to the western test pit excavated approximately 700 feet to the east in March of this year. A Test Pit Log was generated and is attached. Based upon observed conditions, the recommendations of the original report addendum (#130304001) dated March 4, 2013 are appropriate for this box culvert crossing.. This opportunity to be of service is appreciated. Should you have any questions or require additional information, please contact our office at your convenience. Respectfully submitted; ok Bob J. Project Geotechnical Consultant Bob J Arnold, PE 14355 Eattenberg Drive 8nlse, Idaho 83713 Civil Engineering Bob J. Arnold, E Geotechnical Engineering Materials Testing & Inspection Services 208-440-6276 biarnoldpeAmsn.com December 19, 2013 130304002.doe Page 2 of 2 Test Pit Log Test Pit #: Ban Vito Crossing TP Crile: 130304002 Tient: Cottonwood Development Date Excavated: December 19, 2013 Project: Bridgetower Heights Excavator: Superior / Backhoe I nnnfinn- An' S I Sn' E of Center of Box Culvert Loaaed Bv: Bob Arnold 13ob J Arnold, PE 14365 Battenberg Drive Boise, Idaho 83113 Sample # # # # DEPTH SOILS DESCRIPTION Type 4 10 40 200 M PI LL 0.0-2.0 Black to Dark Brown, Moist, Organic, Silty, Clay. Corn field roots to 0.5' (10.12" of Prost was present When test pit was excavated) 2.0.4.0 Light Brown, Moist to Wet, Sandy SILT 4.0-8.6 Brown, Moist to Wet, Cemented SILT Hardpan layer at bottom ±1,' 6.6 Gravel Contact Weakly cemented and silty For upper 0.5-1.0' 7A-10.0 Pitrun type send and gravel 10.0 Bottom of excavation No Groundwater Encountered 13ob J Arnold, PE 14365 Battenberg Drive Boise, Idaho 83113 Munger Engineering Inc. August 28, 2013 4090 `iV State Street #29 Boise; ID 83703 Re: Permeable Pavement in Bridgetower Heights Subdivision This submission constitutes the structural design of the proposed permeable pavement to be constructed in Phase 1 of the Bridgetower Heights Subdivision. Background Information Geotechnical testing was conducted at the site by Bob Arnold, PE, with the results being reported in a letter dated June 24, 2013. According to Mr. Arnold "an R -value of R=5 is appropriate for design". The grain size analysis for the native soil was provided on Page 3 - the native soil "sample contained 65% clays and silts that pass a #200 sieve". You advised that the recommended Traffic Index for the site, according to ADA County, was 6 (equals approximately 33,140 ESALs); however, we selected to use a more conservative TI of 6.5 in the design (equals approximately 65,583 ESALs). Analysis-MethodoLM The Design (required) Structural Number was determined using the Interlocking Concrete Pavement Institutes (ICPI) " PICP Permeable Design Pro Software, Version 1;1.0,216" using the TI and R -value data outlined above. The Pavement (provided) Structural Number was calculated following the methodology in ASCE 58-10: Structural Design of Interlocking Concrete Pavement for Municipal Streets and Roadways. Please note that the structural (layer) coefficients for the respective pavement layers are reported in the attached summary. Analysis Results The Design Structural Number for the site was calculated by the software to be 2.44. A pavement cross section consisting of an 3.125" (80mm) thick paver, 2" bedding layer of #8 stone, 4" base layer of #57 stone, and 10" subbase Iayer of #2 stone provided a Pavement Structural Number of 2.46, which was structurally adequate I hope this summary is sufficient for your needs. Regards,90420206 �rSS1U,{ G.J. HER -OLD Glenn Herold, P.Eng. National Commercial Hardscape Engineer 8�` �s Oldcastle Architectural o o (D o a.)o :3< (D h ° �. 3 CD rt CU Cf4 N O O = � (D v D ((D rD C/1 (D -I ° (D rD -0m v CL � o 0 � 0 IN C o rt n 0 to (D n (D n (Dv L � C) o o m =7' 3 -n r p o (D -6. �. -a, _t = r+ (D I ® � ni G (D �• ® rD D CD rD CL) O O • --Ir+ pQj O S -t; N ff) '1D n) v Cr v 3 0- (D (D n• (D n c mm (D ((D UQ ti O (D p rD N S n O<<� n n�� v rD �1 a W N I' ° O . 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O 3 c rD .N-riv N r+ LSU Z: 3 Sv CD y _' C <ND r+ S o a Q s C n77, CD te+ o rrD I -1 O m' 3 rDLn 0 -3O I O IO tr v o N rD J cn = n -s N s u' " G� = o 0o 0 0 rD 0 0 (D w rD l � L Q 5 o oma Q� N N m rD Gi CL < D V) Cn I in d o 0 _ N D N C7 N ori o•fl W N— O ro CL R N• � ((DD �' o s Q Q --a ( O y No <�� �in n w w rDN oar="= N — co col}�I 3 75 S Q = Em N o < UlLn 0 O N N n� N p (� N (D O O 3 fl fl c o \ v O O 7 ycm 3 N N fD tOi O Jane Suggs From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Monday, May 08, 2017 3:39 PM To: Jane Suggs Subject: RE: Summerwood Preliminary Plat at Vicenza/Bridgetower Hi Jane, A traffic impact study is not required for this application. Please let me know if you have any other questions. Mindy Mindy Wallace, AICP Planner III Ada County Highway District 208-387-6178 From: Jane Suggs [mailto:3Suggs@whpacific.com] Sent: Monday, May 08, 2017 3:36 PM To: Mindy Wallace Subject: Summerwood Preliminary Plat at Vicenza/Bridgetower Hi Mindy, Hope you are enjoying this nice Spring weather. I sure am! I am working on a preliminary plat application for 26 buildable lots in Meridian. I've attached two maps showing the location and our layout so far. The preliminary plat application asks for a written confirmation that a traffic study is not needed. Can you provide that confirmation? Call me if you have questions. Thanks, Jane PS: I understand a similar plat with 30 buildable lots was approved previously, but has since expired. Jane Suggs I Planner WHPacific, Inc. 1 2141 W Airport Way, Ste 104, Boise, ID 83705 Direct 208.275.8729 1 Mobile 208.602.6941 1 Fax 208.342.5353 1 jsuggs@whpacific.com Enhancing Client Satisfaction through Creative, Exceptional Service NMSDC Certified MBEICPUC Certified MBE Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 4D PROJECT NUMBER: H-2017-0077 Item Title: Southridge Apartments Public Hearing for Southridge Apartments (H-2017-0077) by Southridge Farm, LLC Located South Side of W. Overland Road, Midway Between S. Linder Road and S. Ten Mile Road 1. Request: Conditional Use Permit Approval for 476 Multi -Family Dwelling Units on Approximately 27.73 Acres in an Existing R-15 Zoning District MEETING NOTES CC)�-tiN�� � SO CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS Item #4D: Southridge Apartments– Zoning Map Approved Concept Plan Site Plan Landscape Plan Conceptual Building Elevations Public Work Revised Condition 2.1.1 Applicant shall be required to make water connections to the existing water mainlines in W. Overland Road; one at the northeast and one at the west corners of the project. Applicant will also be required to connect the project to the proposed 12 -inch diameter mainline in S Grand Fork Way, or if that proposed phase is not constructed at the ti me of need for this project, the 12 -inch connection will need to be made to the existing mainline in S. Spanish Fork. Each phase will need to be modeled separately to determine need for water supply. With the first phase, applicant shall establish multiple connections to system and provide a 20’x30’ easement for a PRV vault at the western most connection to W. Overland, or at another suitable location approved by the Public Works Department , per the City of Meridian Design Standards Manual 4-8(E), This PR V is necessary to separate pressure zones at W. Overland Rd. 1 6 , 9 2 5 - S F 1 8 , 1 0 7 - S F 4 4 , 9 0 3 - S F 2 7 , 2 4 8 - S F 7 7 , 3 0 0 - S F HORIZONTAL SCALE : 1 " = 6 0 ' 6 0 ' 1 2 0 ' 0 Cetifi c a t e o f Z o n i n g C o m p l i a n c e - L a n d s c a p e O v e r a l l File Location:g:\2017\117002\cad\117002 cu calculations landscape plan.dwgLast Plotted By:jason densmerDate Plotted:Thursday, July 6 2017 at 05:20 PM D a t e o f I s s u a n c e : P r o j e c t N o . : D e s i g n e d b y : C h e c k e d b y : S h e e t N o . : Revisions Sheet Title:Project Name: This document and the information contained herein may not be copied or reproduced without express written permission of The Land Group, Inc. Unauthorized disclosure or construction use are prohibited by copyright law. N O T F O R C O N S T R U C T I O N C U P - L 1 J D / D A R L G / M R T 0 5 . 0 8 . 2 0 1 7 1 1 7 0 0 2 Landscape Overall Southridge Apartments Phs. 1 & 2 Cetificate of Zoning Compliance Meridian Idaho A C 2 . 0 1 5 - 3 0 3 D D C H 2 . 0 M A T T R H E E S D E S I G N D E V E L O P M E N T F L O O R P L A N S H E E T T h i s d o c u m e n t i s t h e p r o p e r t y o f T H E A R C H I T E C T S O F F I C E , P L L C a n d i s n o t t o b e d u p l i c a t e d w i t h o u t w r i t t e n a u t h o r i z a t i o n . R E V I S I O N S D R A W N T H E A R C H I T E C T S O F F I C E , P L L C M A Y 5 , 2 0 1 7 F I L E F I L E N O . D A T E S E A L T E N M I L E R D . & O V E R L A N D R D . M E R I D I A N , I D A H O S O U T H R I D G E A P A R T M E N T S P R O J E C T P R E L I M I N A R Y 4 9 9 M A I N S T R E E T ( 2 0 8 ) 3 4 3 - 2 9 3 1 B O I S E , I D A H O 8 3 7 0 2 T A O I D A H O . C O M FLOOR PLAN1SCALE: 3/16" = 1'-0"6,002 S.F. G E N E R A L N O T E S K E Y N O T E S L E G E N D A C 5 . 0 1 5 - 3 0 3 D D A C 5 . 0 M A T T R H E E S D E S I G N D E V E L O P M E N T B U I L D I N G E L E V A T I O N S S H E E T T h i s d o c u m e n t i s t h e p r o p e r t y o f T H E A R C H I T E C T S O F F I C E , P L L C a n d i s n o t t o b e d u p l i c a t e d w i t h o u t w r i t t e n a u t h o r i z a t i o n . R E V I S I O N S D R A W N T H E A R C H I T E C T S O F F I C E , P L L C M A Y 5 , 2 0 1 7 F I L E F I L E N O . D A T E S E A L T E N M I L E R D . & O V E R L A N D R D . M E R I D I A N , I D A H O S O U T H R I D G E A P A R T M E N T S P R O J E C T P R E L I M I N A R Y 4 9 9 M A I N S T R E E T ( 2 0 8 ) 3 4 3 - 2 9 3 1 B O I S E , I D A H O 8 3 7 0 2 T A O I D A H O . C O M SOUTH ELEVATION4SCALE: 3/16" = 1'-0" G E N E R A L N O T E S K E Y N O T E S WEST ELEVATION3SCALE: 3/16" = 1'-0"NORTH ELEVATION2SCALE: 3/16" = 1'-0"EAST ELEVATION1SCALE: 3/16" = 1'-0"FRONTRIGHT SIDEREARLEFT SIDE E X T E R I O R F I N I S H S C H E D U L E A P 2 . 0 1 5 - 3 0 3 D D A P 2 . 0 M A T T R H E E S D E S I G N D E V E L O P M E N T F L O O R P L A N S H E E T T h i s d o c u m e n t i s t h e p r o p e r t y o f T H E A R C H I T E C T S O F F I C E , P L L C a n d i s n o t t o b e d u p l i c a t e d w i t h o u t w r i t t e n a u t h o r i z a t i o n . R E V I S I O N S D R A W N T H E A R C H I T E C T S O F F I C E , P L L C M A Y 2 4 , 2 0 1 7 F I L E F I L E N O . D A T E S E A L T E N M I L E R D . & O V E R L A N D R D . M E R I D I A N , I D A H O S O U T H R I D G E A P A R T M E N T S P R O J E C T P R E L I M I N A R Y 4 9 9 M A I N S T R E E T ( 2 0 8 ) 3 4 3 - 2 9 3 1 B O I S E , I D A H O 8 3 7 0 2 T A O I D A H O . C O M POOLHOUSE FLOOR PL A N 1SCALE: 3/16" = 1'-0" 2 , 0 0 0 S . F . G E N E R A L N O T E S K E Y N O T E S L E G E N D HO R I Z O N T A L S C A L E : 1" = 1 0 0 ' 10 0 ' 20 0 ' 0 S . L i n d e r R d . S . W o o d h o u s e A v e . S . K n o t t y P i n e A v e . S . F a r m i n g t o n A v e . S . S p a n i s h F o r k W y R i d e n b a u g h C a n a l STREET A S T R E E T B S T R E E T C ST R E E T F S T R E E T G D r i v e w a y D D r i v e w a y H PR O J E C T L O C A T I O N : SI T U A T E D I N T H E N E 1 / 4 O F S E C T I O N 2 3 , T O W N S H I P 3 N O R T H , R A N G E 1 W E S T , B O I S E M E R I D I A N , A D A C O U N T Y , I D A H O TO T A L P R O J E C T A R E A : 48 . 5 6 - A C ± ZO N I N G R - 8 A R E A : 17 . 6 6 - A C ± ZO N I N G R - 4 A R E A : 22 . 1 0 - A C ± ZO N I N G T N - R A R E A : 8. 8 0 - A C ± EX I S T I N G Z O N I N G : R- 8 , R - 4 , R - 1 5 A N D T N - R PR O P O S E D Z O N I N G : A P O R T I O N O F R - 1 5 T O T N - R A N D A P O R T I O N O F R - 8 T O R - 4 A N D A P O R T I O N R - 4 T O R - 8 ( C I T Y O F M E R I D I A N ) TO T A L L O T S : 20 0 ( I N C L U D I N G 3 2 C O M M O N L O T S ) TO T A L U N I T S : 16 8 FL O O D P L A I N S : TH E P R O P E R T Y D O E S N O T L I E W I T H I N A N E S T A B L I S H E D F L O O D H A Z A R D A R E A . TO T A L C O M M O N A R E A : 5 . 7 8 A C TO T A L Q U A L I F I E D O P E N S P A C E : 5 . 3 1 A C Pr o j e c t S u m m a r y : 1. T H I S S U B D I V I S I O N I S S U B J E C T T O C O M P L I A N C E W I T H I D A H O C O D E S E C T I O N 3 1 - 3 8 0 5 C O N C E R N I N G I R R I G A T I O N U S E . A L L L O T S W I L L B E P R O V I D E D P R E S S U R E IR R I G A T I O N V I A T H E E X I S T I N G S Y S T E M O P E R A T E D B Y T H E S O U T H R I D G E O W N E R S A S S O C I A T I O N A N D S U P P L I E D B Y T H E N A M P A - M E R I D I A N I R R I G A T I O N D I S T R I C T . 2. E A S E M E N T S : 2. 1 . A L L L O T S A R E H E R E B Y D E S I G N A T E D A S H A V I N G A P E R M A N E N T P U B L I C U T I L I T I E S , D R A I N A G E A N D I R R I G A T I O N E A S E M E N T O V E R T H E T E N ( 1 0 ) F E E T C O N T I G U O U S TO A N D P A R A L L E L W I T H R O A D R I G H T S - O F - W A Y . H O W E V E R , T H I S S H A L L N O T P R E C L U D E T H E C O N S T R U C T I O N O F P R O P E R H A R D S U R F A C E D R I V E W A Y S F O R AC C E S S T O E A C H I N D I V I D U A L L O T . 2. 2 . A N F I V E ( 5 ) F O O T W I D E P E R M A N E N T P U B L I C U T I L I T Y , D R A I N A G E A N D I R R I G A T I O N E A S E M E N T S H A L L B E P R O V I D E D A D J A C E N T T O A N D P A R A L L E L W I T H A L L IN T E R I O R R E A R Y A R D L O T L I N E S . 2. 3 . A N T E N ( 1 0 ) F O O T W I D E P E R M A N E N T P U B L I C U T I L I T Y , D R A I N A G E A N D I R R I G A T I O N E A S E M E N T S H A L L B E P R O V I D E D A L O N G A L L E X T E R I O R B O U N D A R I E S O F T H E SU B D I V I S I O N , E X C E P T W H E R E N O T E D O T H E R W I S E . 2. 4 . P O R T I O N S O F L O T 1 5 , B L O C K 2 , L O T S 1 , 8 , 1 8 , 2 4 , 3 2 , & 4 4 B L O C K 3 A R E P R O P O S E D T O P R O V I D E A B L A N K E T S H A R E D D R I V E W A Y E A S E M E N T . I N A D D I T I O N , TH E S E L O T S W I L L P R O V I D E A B L A N K E T U T I L I T Y E A S E M E N T . 2. 5 . A N Y S P E C I A L E A S E M E N T S A R E S H O W N O N T H E P R E L I M I N A R Y P L A T . 3. A N Y R E S U B D I V I S I O N O F T H I S P L A T S H A L L C O M P L Y W I T H T H E A P P L I C A B L E Z O N I N G R E G U L A T I O N S I N E F F E C T A T T H E T I M E O F R E S U B D I V I S I O N . 4. B U I L D I N G S E T B A C K S S H A L L C O N F O R M T O T H E A P P L I C A B L E Z O N I N G R E G U L A T I O N S O F T H E C I T Y O F M E R I D I A N A T T H E T I M E O F I S S U A N C E O F A B U I L D I N G P E R M I T . 5. A L L R E S I D E N T I A L L O T S W I T H I N T H I S S U B D I V I S I O N W I L L B E P R O V I D E D W I T H D O M E S T I C W A T E R S E R V I C E F R O M T H E C I T Y O F M E R I D I A N . 6. A L L R E S I D E N T I A L L O T S W I T H I N T H I S S U B D I V I S I O N W I L L B E P R O V I D E D W I T H S A N I T A R Y S E W E R S E R V I C E B Y T H E C I T Y O F M E R I D I A N . 7. A L L R E S I D E N T I A L L O T S W I T H I N T H I S S U B D I V I S I O N W I L L B E P R O V I D E D W I T H P R E S S U R I Z E D I R R I G A T I O N S E R V I C E W H I C H W I L L B E O W N E D A N D O P E R A T E D B Y T H E SO U T H R I D G E H O M E O W N E R ' S A S S O C I A T I O N . 8. A L L I N T E R N A L S U B D I V I S I O N S T R E E T S A R E T O B E P U B L I C A N D W I L L B E D E D I C A T E D T O T H E A D A C O U N T Y H I G H W A Y D I S T R I C T . S T R E E T C O N S T R U C T I O N W I L L B E I N AC C O R D A N C E W I T H T H E A D A C O U N T Y H I G H W A Y D I S T R I C T S T A N D A R D S A N D R E Q U I R E M E N T S O F T H E I D A H O S T A N D A R D S F O R P U B L I C W O R K S C O N S T R U C T I O N . 9. L O T S I D E N T I F I E D T O B E C O M M O N A R E A S S H A L L B E O W N E D A N D M A I N T A I N E D B Y T H E H O M E O W N E R ' S A S S O C I A T I O N . No t e s : TH E L A N D G R O U P , I N C . CO N T A C T : T A M A R A T H O M P S O N ( P L A N N E R ) CO N T A C T : J A S O N D E N S M E R , P E ( E N G I N E E R ) CO N T A C T : P H I L H U L L , R L A ( L A N D S C A P E A R C H I T E C T ) CO N T A C T : J I M W A S H B U R N , P L S ( L A N D S U R V E Y O R ) 46 2 E . S H O R E D R . , S U I T E 1 0 0 EA G L E , I D 8 3 6 1 6 PH : 2 0 8 . 9 3 9 . 4 0 4 1 CO R E Y B A R T O N H O M E S , I N C . 19 7 7 E . O V E R L A N D R O A D ME R I D A I N , I D . 8 3 6 4 2 Pr o p e r t y O w n e r : En g i n e e r , L a n d s c a p e A r c h i t e c t , P l a n n e r : DI M E N S I O N A L S T A N D A R D S : R- 8 Z O N I N G D I S T R I C T R - 4 Z O N I N G D I S T R I C T T N - R Z O N I N G D I S T R I C T R- 1 5 Z O N I N G D I S T R I C T MI N I M U M P R O P E R T Y S I Z E / 5, 0 0 0 - S F 8, 0 0 0 - S F 8 U N I T S P E R A C R E ( M I N I M U M ) 2 , 4 0 0 - S F DW E L L I N G U N I T ( I N S Q U A R E F E E T ) MI N I M U M S T R E E T F R O N T A G E 5 0 - F T 60 - F T N/ A N/ A ST R E E T S E T B A C K T O G A R A G E 2 0 - F T ( L O C A L ) 20 - F T ( L O C A L ) 20 - F T ( L O C A L ) 20 - F T ( L O C A L ) ST R E E T S E T B A C K T O L I V I N G A R E A 1 5 - F T ( L O C A L ) 15 - F T ( L O C A L ) 10 - F T ( L O C A L ) 10 - F T ( L O C A L ) SI D E S E T B A C K 5- F T 5- F T 5- F T 3- F T RE A R S E T B A C K 12 - F T 15 - F T 12 - F T 12 - F T ST R E E T L A N D S C A P E B U F F E R 2 0 - F T 20 - F T 20 - F T 20 - F T MA X I M U M B U I L D I N G H E I G H T 3 5 - F T 35 - F T 40 - F T 40 - F T Zo n i n g R e q u i r e m e n t s : BL O C K 1 BL O C K 2 B L O C K 2 BLO C K 3 B L O C K 3 B L O C K 3 BLOCK 7 B L O C K 6 B L O C K 5 B L O C K 3 B L O C K 4 W. O v e r l a n d R d . B L O C K 8 S t r e e t I S t r e e t J B L O C K 9 B L O C K 1 0 BL O C K 1 1 W. H e a v y T i m b e r W. A m e r i c a n F o r k D r . P r o j e c t N a m e : Da t e o f I s s u a n c e : Pr o j e c t N o . : De s i g n e d b y : Ch e c k e d b y : Sh e e t N o . : S h e e t T i t l e : R e v i s i o n s T h i s d o c u m e n t a n d t h e i n f o r m a t i o n c o n t a i n e d h e r e i n m a y n o t b e c o p i e d o r r e p r o d u c e d w i t h o u t e x p r e s s w r i t t e n p e r m i s s i o n o f T h e L a n d G r o u p , I n c . U n a u t h o r i z e d d i s c l o s u r e o r c o n s t r u c t i o n u s e a r e p r o h i b i t e d b y c o p y r i g h t l a w . 12 - 0 8 - 2 0 1 4 S o u t h r i d g e S u b d i v i s i o n P h a s e s 2 , 3 , 4 , 5 & 6 P r e l i m i n a r y P l a t M e r i d i a n I d a h o 14 4 0 4 2 12 - 0 8 - 2 0 1 4 TL G TL G P r e l i m i n a r y P l a t S o u t h r i d g e S u b d i v i s i o n L O C A T E D I N T H E N E 1 / 4 O F S E C T I O N 2 3 , T O W N S H I P 3 N O R T H , R A N G E 1 W E S T , B O I S E M E R I D I A N , A D A C O U N T Y , I D A H O PR O J E C T LO C A T I O N Vi c i n i t y M a p NO T S C A L E PHAS E 5 PHAS E 5 PHASE 3 PHASE 4 PHASE 3 P H A S E 4 P H A S E 3 PH A S E 3 PH A S E 2 PP - 1 D r i v e w a y X D r i v e w a y Y D r i v e w a y Z PH A S E 2 PH A S E 6 Pr e l i m i n a r y P l a t ST R E E T C Ex i s t i n g Du r i n g A p a r t m e n t s i t e im p r o v e m e n t Af t e r c o m p l e t i o n o f Ap a r t m e n t S i t e R o a d CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: July 6, 2017 Item # Project Number: H-2017-0077 Project Name: Southridge Apartments Please print your name For Against Neutral Do you wish to testify (Y/N) e_ &C e— �� � Meridian Planning Zoning Commission Meeting DATE: July 6,2017 ITEM NUMBER: 4E PROJECT NUMBER: H-2017-0089 Item Title: Intermountain Gas Map Amendment Public Hearing for Intermountain Gas Map Amendment (H-2017-0089) by City of Meridian Planning Division 1. Request: Comprehensive Plan Map Amendment to Change the Future Land Use Map Designation from Low Density Residential (LDR) to Industrial (IND) on Approximately Sixty (60) Acres of Land for the Purpose of Updating the Map to Reflect the Intermountain Gas LNG Storage Plant MEETING NOTES CLERKS OFFICE FINAL ACTION DATE: E-MAILED TO STAFF SENT TO AGENCY SENT TO APPLICANT NOTES INITIALS 2017 Intermountain Gas Future Land Use Map Amendment Planning & Zoning Commission July 6, 2017 Background •Existing Intermountain Gas (LNG) Storage Plant –7 million gallon liquefied natural gas facility on 60 acres near sec Can-Ada/McMillan Road –Built in the 1970’s –Possible future expansion –Added to Meridian’s AOCI in 2008 –Designated for “Low Density Residential” on FLUM, with residential land uses adjacent •Evaluated with larger “Growing Together” effort and future FLUM changes, but that is taking longer - this CPAM discloses use today and into future. FLUM Change Exhibit CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: July 6, 2017 Item # 4E Project Number: H-2017-0089 Project Name: Intermountain Gas Map Amendment Please print your name For Against Neutral Do you wish to testify (Y/N)