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HomeMy WebLinkAbout2023-05-04 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, May 04, 2023 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Maria Lorcher Commissioner Patrick Grace Commissioner Enrique Rivera Commissioner Jared Smith Commissioner Andrew Seal ABSENT Commissioner Nathan Wheeler Commissioner Mandi Stoddard ADOPTION OF AGENDA Adopted Motion to adopt made by Commissioner Smith, Seconded by Commissioner Rivera Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal CONSENT AGENDA \[Action Item\] Approved 1. Approve Minutes of the April 20, 2023 Planning and Zoning Commission Meeting 2. Findings of Fact and Conclusions of Law for Noodles and Company at Ten Mile (H- 2022-0087) by Chipman Design Architecture, Inc., located at 3103 W. Milano Dr., near the northeast corner of N. Ten Mile Rd and W. McMillan Rd. Motion to approve made by Commissioner Smith, Seconded by Commissioner Rivera Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 3. Public Hearing for Costco Development (H-2023-0007) by Barghausen Consulting Engineers, Inc., located at 3403 W. Chinden Blvd. Continued to June 15, 2023 A. Request: Development Agreement Modification to the existing Development Agreement \[Inst. #2018-069276 (H-2018-0004), amended as Inst. #2018- 114828 H-2018-0066)\], which currently prohibits deliveries from occurring between the hours of 10:00 pm and 5:00 am to prohibit deliveries from occurring between the hours of 11:00 pm and 3:00 am. B. Request: Conditional use permit to allow extended business hours of operation from 6:00 am - 11:00 pm to 3:00 am - 11:00 pm. Motion to continue to June 15, 2023 made by Commissioner Smith, Seconded by Commissioner Grace Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 4. Public Hearing for Bordeaux Estates Subdivision (H-2022-0062) by J.J. Howard, LLC., located at 5665 N. Meridian Rd. Recommend Approval to City Council. Tentatively scheduled for June 13, 2023 A. Request: Annexation of 2 acres of land with an R-8 zoning district. B. Request: Combined Preliminary and Final Plat consisting of 4 building lots and 1 common lot on 2 acres of land in the R-8 zoning district. Motion to recommend approval made by Commissioner Smith, Seconded by Commissioner Rivera Voting Yea: Commissioner Lorcher, Commissioner Rivera, Commissioner Smith, Commissioner Seal Voting Abstaining: Commissioner Grace 5. Public Hearing for Linder Storage Condos (H-2022-0091) by EVstudio, located at 300 N. Linder Rd. Recommend Approval to City Council. Tentatively scheduled for June 13, 2023 A. Request: Annexation of 0.98 acre of land with an I-L (Light Industrial) zoning district. B. Request: Vacation of the 30-foot wide easement along the east boundary of the property. Motion to recommend approval made by Commissioner Grace, Seconded by Commissioner Smith Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 6. Public Hearing for Hickory Warehouse (MCU-2023-0003) by Cushing Terrell, located at 1135 N. Hickory Ave. Approved A. Request: Modification to the previously approved CUP (H-2022-0040) to modify the requirements for an 8-foot fence along the west property line to an opaque 6-foot fence to be installed north of the pedestrian pathway with additional landscaping along the west side for screening; modification to the hours of operation to be from 6:00 am - 12:00 am seven (7) days a week; and approval for Suite 110 to include an indoor recreation facility (indoor pickleball court) on 9.877 acres of land in the I-L zoning district. Motion to approve made by Commissioner Smith, Seconded by Commissioner Grace Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 7. Public Hearing for Compass Pointe Subdivision (H-2023-0004) by A Team Land Consultants, located at 3245 and 3247 S. Locust Grove Rd. Continued to June 1, 2023 A. Request: Annexation of 7.69 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 21 residential building lots and 6 common lots. Motion to continue to June 1, 2023 made by Commissioner Smith, Seconded by Commissioner Rivera Voting Yea: Commissioner Lorcher, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal ADJOURNMENT 7:30 P.M. --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting May 4, 2023. Meeting of the Meridian Planning and Zoning Commission of May 4, 2023, was called to order at 6:00 p.m. by Chairman Andrew Seal. Members Present: Chairman Andrew Seal, Commissioner Patrick Grace, Commissioner Maria Lorcher, Commissioner Enrique Rivera and Commissioner Jared Smith. Members Absent: Commissioner Nate Wheeler and Commissioner Mandi Stoddard. Others Present: Joy Hall, Kurt Starman, Bill Parsons, Sonya Allen, Stacy Hersh and Dean Willis. ROLL-CALL ATTENDANCE Nate Wheeler X Maria Lorcher Mandi Stoddard X Patrick Grace X_ Enrique Rivera X Jared Smith X Andrew Seal - Chairman Seal: Good evening. Welcome to the Planning and Zoning Commission meeting for May 4th, 2023. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the City Attorney and Clerk's offices, as well as the City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. With that we will begin with roll call. Madam Clerk. ADOPTION OF AGENDA Seal: All right. Thank you very much. First item on the agenda is the adoption of the agenda. I need to remark that the Costco development, File No. H-2023-0007, will be opened for the sole purpose of continuing to a regularly scheduled meeting and so if there is anybody here to testify on that application we will not be taking testimony this evening. Can I get a motion to adopt the agenda as amended? Smith: So moved. Rivera: Second. Seal: It's been moved and seconded to adopt the agenda. All in favor, please, say aye. No opposed. Motion carries. Meridian Planning&Zoning Commission May 4,2023 Page 2 of 31 MOTION CARRIED: FIVE AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the April 20, 2023 Planning and Zoning Commission Meeting 2. Findings of Fact and Conclusions of Law for Noodles and Company at Ten Mile (H-2022-0087) by Chipman Design Architecture, Inc., located at 3103 W. Milano Dr., near the northeast corner of N. Ten Mile Rd and W. McMillan Rd. Seal: Next item on the -- on the agenda is the Consent Agenda and we have two items on the Consent Agenda. One is to approve the minutes of the April 20th, 2023, Planning and Zoning Commission meeting and Findings of Facts, Conclusions of Law for Noodles and Company at Ten Mile, File No. H-2022-0087. Can I get a motion to accept the Consent Agenda as presented? Smith: So moved. Rivera: Second. Seal: It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. None opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Seal: At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to the Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant is finished we will open the floor to public testimony. Each person will be called on only once during the public testimony. The clerk will call the names individually of those who have signed up in advance to testify. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on the screen and you will run the presentation with assistance from the clerk if needed. If you have established that you are speaking on behalf of a larger group, like an HOA where others from that group will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any others who may wish to testify. When you are finished if the Commission does not have questions for you you will return to your seat in Chambers or be muted in Zoom and no longer have the Meridian Planning&Zoning Commission May 4,2023 Page 3 of 31 ability to speak. And please remember we generally do not call people back up. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant is finished responding to questions and concerns we will close the public hearing and Commissioners will have the opportunity to discuss and, hopefully, be able to make final decisions or recommendations to City Council as needed. ACTION ITEMS 3. Public Hearing for Costco Development (H-2023-0007) by Barghausen Consulting Engineers, Inc., located at 3403 W. Chinden Blvd. A. Request: Development Agreement Modification to the existing Development Agreement [Inst. #2018-069276 (H-2018-0004), amended as Inst. #2018-114828 H-2018-0066)], which currently prohibits deliveries from occurring between the hours of 10:00 pm and 5:00 am to prohibit deliveries from occurring between the hours of 11:00 pm and 3:00 am. B. Request: Conditional use permit to allow extended business hours of operation from 6:00 am - 11:00 pm to 3:00 am - 11:00 pm. Seal: With that I would like to open the public hearing for Item No. H-2023-0007 for Costco -- Costco Development. They would like a continuance to June 15th for the reasons stated at the top of the agenda. Smith: Mr. Chair? Seal: Go right ahead. Smith: I move that we -- that the Commission continue File No. H-2023-007 to the June 15th meeting. Seal: 0007? 1 think we missed a zero in there. Smith: Yes. Seal: Okay. Do I have a second? Grace: Second. Seal: It's been moved and seconded to continue File No. H-2023-0007 to the date of June 15th, 2023. All in favor, please, say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. 4. Public Hearing for Bordeaux Estates Subdivision (H-2022-0062) by Meridian Planning&Zoning Commission May 4,2023 Page 4 of 31 J.J. Howard, LLC., located at 5665 N. Meridian Rd. A. Request: Annexation of 2 acres of land with an R-8 zoning district. B. Request: Combined Preliminary and Final Plat consisting of 4 building lots and 1 common lot on 2 acres of land in the R-8 zoning district Seal: All right. I would like to open File No. H-2022-0062 for the Bordeaux Estates Subdivision and we will begin with the staff report. Allen: Thank you, Mr. Chair, Members of the Commission. The first applications before you tonight are a request for annexation and zoning and a preliminary plat. This site consists of two parcels of land totaling two acres, zoned RUT in Ada county and it's located at 5665 North Meridian Road at the northwest corner of Meridian Road and West Producer Drive. A record of survey was approved on this property back in 1980 on the northern parcel. The southern parcel was annexed in 2012 and included as a lot in Paramount North Subdivision. The Comprehensive Plan future land use map designation is medium density residential, which calls for three to eight units per acre. The applicant is proposing to annex two acres of land with an R-8 zoning district for the development of three single family residential detached dwellings with retention of the existing home for a total of four homes on the site at a gross density of 1 .8 units per acre, which by itself is below the desired density of the medium density designation. Staff is supportive of the density proposed and deems that in general conformance with the Comprehensive Plan without an amendment to the future land use map for the following reasons -- and the property is part of a larger undeveloped enclave to the north also designated medium density residential that is anticipated to develop at a density within the desired range for the overall area and this property has limited access via a common driveway from West Producer Drive through an easement over land owned by the Paramount Owners Association. A maximum of four homes are allowed to have access through the easement and the UDC allows a maximum of four homes to have access via a common driveway, thus preventing a greater density on this site. A combined preliminary and final plat is proposed consisting of four building lots and one common lot on 2.22 acres of land in the R-8 zoning district. The southern portion of the site is a resubdivision of Lot 5, Block 49, Paramount Subdivision No. 21. Proposed lots range in size from .33 to .56 acre, with home sizes consisting of 2,500 to 5,558 square feet. The subdivision is proposed to develop in one phase. There is an existing home with an attached garage and several outbuildings on this property. The existing home is proposed to remain. The attached garage and other structures are proposed to be removed. A new detached garage will be constructed for the existing home accessible via the internal common driveway. The existing driveway via Meridian Road will be removed. As mentioned, access is proposed via a common driveway from West Producer Dive, a residential collector street, at the southern boundary of the site. A minimum 35 foot wide landscape street buffer, with a ten foot wide multi-use pathway, is required along Meridian Road. Because the site is below five acres in size common open space and site amenities are not required and this is a common driveway exhibit there on the left and the landscape plan that's proposed is Meridian Planning&Zoning Commission May 4,2023 Page 5 of 31 on the right. One conceptual building elevation for Lots 2, 3 and 5 and one conceptual elevation for the remodeled existing home on Lot 1 is proposed with a new addition and detached garage and a modern farmhouse design as shown. Building materials consist of Hardie or LP board and batten siding, mixed with eight inch lap siding, stone veneer and natural wood accents and architectural asphalt shingles with standing seam metal roof accents. Design review is not required for single family residential detached structures. However, because the rear and/or sides of homes facing North Meridian Road and West Producer Drive will be highly visible, those elevations should incorporate articulation through changes in two or more of the following. Modulation. For example, projections, recesses, step backs or pop outs, bays, banding, porches, balconies, material types or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the adjacent public streets. There was no written testimony submitted on this application and staff is recommending approval with a development agreement per the provisions in the staff report. Staff will stand for any questions. Seal: Thank you, Sonya. Would the applicant like to come forward? Good evening, sir. We will just need your name and address for the record and the floor is yours. Jobes: Good evening. Michael Jobes. 2 North Homes. 5120 North Backwater Avenue, Boise. 83714. Seal: Thank you, sir. Jobes: Well, first off, thank you for considering our application, Commission Members, and just kind of wanted to give a little background on this project. It has constraints because we are surrounded by Paramount on the one side. We had limited access off Meridian Road. So, our-- our really crush to the whole thing was getting approval through Paramount to have access off West Producer and through negotiations we were able to secure getting four homes for that. So, that's how this kind of transpired. Any questions? Seal: Does Commission have any questions for the applicant or staff at this point? No? None? I will just ask real quick. Do we have anybody signed up to testify? Hall: Mr. Chair, we do not. Seal: Anybody in the audience here to testify on this application? Okay. With that if you have nothing further to add, then, we thank you for your application and -- Jobes: Okay. Seal: -- we will close the public hearing and move on with it. Jobes: Thank you. Seal: Thank you, sir. One more time. Anybody in the audience if you want to testify? Meridian Planning&Zoning Commission May 4,2023 Page 6 of 31 We don't have anybody online do we? Okay. I didn't think so. All right. If somebody would like to make a motion to close the public hearing on File No. H-2022-0062. Smith: So moved. Lorcher: Second. Seal: It's been moved and seconded to close the public -- public testimony for File No. H-2022-0062 for the Bordeaux Estates Subdivision. All in favor say aye. None opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: Who would like to go first? Grace: Mr. Chairman? Seal: Go right ahead. Grace: I just want to declare to the Commission and to the -- the members of the public that I'm actually a board member on the Paramount Owners Association, so I have been kind of privy to some information regarding some of the easements and the negotiations with this applicant. So, I think out of just --just some caution I'm going to recuse myself from this -- this application. This agenda item I should say. Seal: Thank you, Commissioner Grace. Appreciate that. Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go ahead. Lorcher: This seems pretty straight forward. I mean we appreciate -- or I appreciate that -- seeing lot -- lot sizes between a third and a half acre. It looks like everybody's got enough space in here, but it also is a good in-fill project as well. It sounds like that the developer worked with the homeowners association to come with an agreement for easements and did everything that he needed to do to be able to fill in the space with what looks like will be some very nice homes. Commissioner Smith, I see you reaching. Smith: I agree. It seems to be the Commission is generally happy with this. I will -- Seal: Before a motion just real quick, Sonya. Was there anything that was not in an agreement? I'm pretty sure that everything was agreed upon and we were good to go on that, but I just want to verify. Allen: I did not get a response from the applicant in agreement with the staff report, but -- they didn't mention anything that they were not in agreement with, so -- Meridian Planning&Zoning Commission May 4,2023 Page 7 of 31 Seal: I understood. Allen: Thank you. Seal: Go right ahead. Smith: So after considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of File No. H-2022-0062 as presented in the staff report for the hearing of May 4th, 2023. Do I need to include the inclusion of a DA mod to that or is that -- as presented in the staff report. Seal: Do I have a second? Rivera: I will second. Seal: It's been moved and seconded to approve File No. H-2022-0062 for Bordeaux Estates Subdivision. All in favor, please, say aye. And no opposed? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. 5. Public Hearing for Linder Storage Condos (H-2022-0091) by EVstudio, located at 300 N. Linder Rd. A. Request: Annexation of 0.98 acre of land with an I-L (Light Industrial) zoning district. B. Request: Vacation of the 30-foot wide easement along the east boundary of the property. Seal: And with that we will open File No. H-2022-0091 for Linder Storage Condos and we will begin with the staff report. Allen: Thank you, Mr. Chair, Members of the Commission. The next applications before you -- or, actually, there is only one -- annexation and zoning. There is a concurrent vacation application, but that will only be heard by the City Council. It does not require Commission action. This site consists of .98 of an acre of land. It's zoned R-1 in Ada county and is located at 300 North Linder Road. This property was previously included in the Hepper's Acre Subdivision as Lot 4. The Comprehensive Plan future land use map designation is general industrial. The applicant is proposing to annex the .98 acre piece of land with an I-L, light industrial zoning district, for the development of a self-service storage facility consisting of two structures containing a total of eight storage units. These units will be designed to accommodate RVs, boats, cars, etcetera, with large overhead doors and separate man doors to each unit. The proposed zoning and use is consistent with the general Industrial future land use map designation. The subject property is one of a few lots in a larger enclave area surrounded by city annexed property. Annexation Meridian Planning&Zoning Commission May 4,2023 Page 8 of 31 of this land will provide more efficient provision of city services. Industrial uses, zoned I- L, exists to the west across North Linder Road and to the east. A single family residential home exists to the north, zoned R-1 in Ada county, and a commercial birthing center exists to the south in the C-C zoning district. There is an existing home and accessory buildings on this site that are proposed to be removed with development. There is also a 30 foot wide easement depicted on the Hepper's Acre Subdivision along the east boundary of the property that is proposed to be vacated with this application, shown there on the plan on the right. The type of easement is not identified on the plat. This application does not require action from the Commission, as I mentioned. Only City Council. A conceptual development plan was submitted that depicts the location of the structures, drive aisles, parking, access and landscaping. Access is proposed via a driveway from North Linder Road, an arterial street, to the south of the existing driveway. ACHD recommends the driveway is shifted further to the south in alignment with the driveway on the west side of Linder Road. In accord with the UDC, in an effort to combine and limit access points via the arterial street, staff recommends driveway stubs and cross- access easements are provided to the properties to the north and south for future interconnectivity. The property to the south was required to provide an access easement to the subject property at the time of future construction on the site and/or expansion of the existing parking lot, which has not occurred. A fire department turnaround is proposed as shown on the site plan. Off-street parking is proposed in excess of UDC standards. No parking is required if there isn't an office associated with the use, which there is not with this development. A total of nine parallel parking spaces are proposed. A 25 foot wide landscape street buffer is required along Linder Road. A 25 foot wide landscape buffer is required along the north property line abutting the residential use to the north. The applicant is requesting approval from City Council of a reduced buffer width of five feet. A letter was submitted from the affected property owner Ronald Hatch agreeing to the reduced buffer. A portion of the site is within the Meridian Floodplain Overlay District. A floodplain development permit with base flood elevations and flood protection elevations will be required with development. Conceptual building elevations were submitted for the proposed structures as shown. The structures are proposed to be pre- engineered metal frame buildings, which will be designed with large overhead doors and man doors for each unit. Building materials are proposed to consist of stucco in two different colors with reveals, fenestration and stone veneer wainscot. The design of the structures is required to comply with the design standards in the Architectural Standards Manual. Staff is recommending the design is required to comply with the design standards for commercial buildings, so rather than industrial buildings, because the property fronts on an arterial street Linder Road and will be highly visible. Detailed review will take place with the designer view application submitted with the certificate of zoning compliance application. No written testimony was received on this application. Staff is recommending approval with the requirement of a development agreement per the provisions in the staff report. Staff will stand for any questions. Seal: Thank you, Sonya. Would the applicant like to come forward? No? Okay. That's the first time that's happened to me, so kind of caught me off guard with that one. Is there anybody in the audience that would -- would like to testify on the application? Meridian Planning&Zoning Commission May 4,2023 Page 9 of 31 Hall: I have a Tim O'Donnell signed up to speak. Seal: Come right up. Good evening, sir. Just need your name and address for the record. O'Donnell: Yeah. Tim O'Donnell. 4877 West Grand Rapids Drive, Meridian. So, this may be a little bit different testimony than you are probably accustomed to. I'm not against this proposal, but not informed enough either to say I'm for it. However, I wanted to make some comments about the process as a citizen looking at it from the outside, with little knowledge of the lingo or the legalities involved. Number one, I found it very helpful that most, if not all, of the documents related to this matter are all online. I could see drawings and maps, other entities weighing in on impacts from road, traffic, digging concerns, that type of thing. Second -- and, again, found it very helpful. Second, I spoke with somebody in the clerk's office and I found them very helpful and cordial. Most important to me -- number three, most important was how this impacts the people in that area and I -- I had learned from the county -- or the city website that anyone within 300 feet gets notified and I didn't see any concerns or objections posted on the -- on the -- the portal, so -- and, in fact, the person who I would think would be most impacted is the neighbor to the north -- immediate north of the property and I saw that on one of the documents online that they had signed off on the project. So, in summary, I'm pleased with the transparency in the process and the availability of information for citizens to investigate. I may disagree with the overall speed with which development is going on in Meridian, but I will save that for another time. Thank you. Seal: Thank you, sir. Appreciate the feedback. Do we have anybody else that would like to testify? The applicant does not want to add anything? Just give -- give you one more chance before we close it out here. Miller: Julie Miller. EVstudio. 725 East 2nd Street in Meridian. One thing that we are still trying to work out is the driveway approach. When we initially met with staff they preferred it to be at the north side of the property. However, ACHD wants it to align with the driveway on the other side of Linder. So I have contacted ACHD and I'm going to try to negotiate with them to get the approval for the driveway to be in its proposed location. Seal: Okay. Great. Thank you very much for that. Appreciate it. Miller: Thanks. Seal: Council -- sorry. Commissioners, do we have any questions for the applicant? Oh. Sorry. It looks like we got a question. Grace: Mr. Chairman, maybe more of a question for staff, if -- if I could. Seal: Yeah. Grace: You mentioned that you were going to require that the design standards be in accordance with commercial rather than industrial. Just generally what's the difference? Meridian Planning&Zoning Commission May 4,2023 Page 10 of 31 Allen: Chairman, Commissioners, basically the difference is the buildings have a little higher quality of design on commercial buildings than industrial. There will be some requirements for modulation in the building. They -- they already do show some different textures, some --some nicer wainscoting and some architectural features on this building, but there are -- there is just a higher quality of design on commercial buildings. I'm not sure if the applicant's looked at those standards to make sure they don't have any issues with those, but -- Miller: I -- I am aware of those standards and if they only apply to the elevation facing Linder I think we will not have any issue achieving those standards. Allen: I believe the way it reads, just in response, Mr. Chair, correct me if I'm wrong, Bill, but it's the -- it's the elevations that are visible from public right of way or public space. You are probably going to see a little bit of -- you are going to see a little bit more than just the west end of the building, but we can -- we can work with you on that. Miller: Okay. So, maybe just the first building on Linder. Maybe. We could -- we could work that out. I don't see any issues with making that comply with your standards. Allen: If the applicant has an issue with it, it -- it would be good to bring it up now as a -- as an issue. Miller: No, I don't think so. From my previous experience with another design package, as long as we have some modulation in the building I think we can definitely achieve those standards. Seal: Okay. Question just for my sanity. Would -- do the design standards or anything about that make it possible for -- like if somebody wanted to run a business out of one of these, instead of storage? Let's say a detail shop. Wouldn't be able to do that? Okay. Just wanted to make sure. Allen: The specific use standards prohibit that. Seal: Okay. All right. Any other questions? No? Thank you very much. Appreciate it. One more time. Anybody else want to testify? No. Okay. So, with that I will take a motion to close the public hearing for File No. H-2022-0091 for Linder -- Linder Storage Condos. Smith: So moved. Grace: Second. Seal: It's been moved and seconded to close the public hearing for File No. H-2022- 0091. All in favor please say aye. None opposed. Motion carries. The public hearing is closed. Meridian Planning&Zoning Commission May 4,2023 Page 11 of 31 MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: This one looks pretty straightforward to me, so if anybody has anything additional to add or anything along those lines or I will take a motion. Grace: Mr. Chairman, I can provide a motion. Seal: Go right ahead. Grace: After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of File No. H-2022-0091 as presented in the staff report for the hearing date of May 4th, 2023. Smith: Second. Seal: It's been moved and seconded to approve File No. H-2022-0091 for Linder Storage Condos. All in favor, please, say aye. None opposed. Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. 6. Public Hearing for Hickory Warehouse (MCU-2023-0003) by Cushing Terrell, located at 1135 N. Hickory Ave. A. Request: Modification to the previously approved CUP (H-2022- 0040) to modify the requirements for an 8-foot fence along the west property line to an opaque 6-foot fence to be installed north of the pedestrian pathway with additional landscaping along the west side for screening; modification to the hours of operation to be from 6:00 am - 12.00 am seven (7) days a week; and approval for Suite 110 to include an indoor recreation facility (indoor pickleball court) on 9.877 acres of land in the I-L zoning district. Seal: All right. And with that we will open -- we will move on to application MCU-2023- 0003 for Hickory Warehouse. We will begin with the staff report. Hersh: Good evening, Mr. Chair and Commissioners. The application -- or the applicant has submitted an application for a conditional use permit modification. The site consists of 9.88 acres of land, zoned I-L, located at 1135 North Hickory Avenue. History on the property was -- there was a CUP approval in 1991 for a PUD in that general area for Gem Tone, Inc., and a recent CUP in 2022 for this actual building. The Comprehensive Plan FLUM designation is mixed-use nonresidential and the applicant is requesting to modify the existing conditional use permit to amend the fencing requirement, adjust the hours of operation for all uses within the building and to operate a 51 ,750 square foot indoor recreation facility for a pickleball court in Suite 110. The applicant is requesting to modify the following conditions in the conditional use permit and so under -- in the staff report Meridian Planning&Zoning Commission May 4,2023 Page 12 of 31 under the Conditions A-2 the applicant -- it says -- currently says the applicant shall install a combination of an eight foot high opaque fencing and additional evergreen landscaping, including trees or shrubs, in the vicinity of the pathway along the western building elevation and northwest property corner. Such screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential fencing. Landscaping may have breaks and be clustered and grouped to maximize screening efficiency and producing more natural appearance. The applicant is requesting to modify the CUP by proposing a six foot black polymer coated chain link fence and additional evergreen trees and bushes along the northwest property boundary, only between the building and the multi-family residential and, therefore, not to obstruct access to the pathway for the residents living in the multi-family residential development. Staff finds that the above mentioned screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. A detail of the fencing is included in the site plan that was submitted that demonstrates compliance with the UDC and the next condition that the applicant would like to modify are the hours of operation for industrial uses shall be limited to 7:00 a.m. to 5:00 p.m. Hours of operation for indoor recreation facility shall be limited to 12:00 p.m. to 10:00 p.m. Monday through Thursday and 10:00 a.m. to 10:00 p.m. on Sundays and 10:00 a.m. to 11:00 p.m. Fridays and Saturdays. The applicant's narrative states that they would like to modify the planned hours operated with this CUP for all proposed uses within the warehouse building that vary throughout the week, but do not exceed 6:00 a.m. to 12:00 a.m. seven days a week. Because of the nature of the proposed use and existing multi-family residential to the west, staff is recommending a condition of approval consistent with these hours of operation. The tenant space for the pickleball court facility will be approximately 51,750 square feet within the warehouse with no exterior modifications proposed to the building. The applicant submitted a site plan showing tenant spaces that includes additional parking stalls that were added to -- on the west side of the units to the north of Suites 1 and 110. Based on the proposed tenant space for approximately the 51 ,750 square feet of gross floor area, a minimum of 104 off-street parking spaces are required. As noted throughout the staff report, the building and other site improvements are existing and include the off-street parking for the entire warehouse building. According to the site plan submitted showing the existing site conditions, a total of 235 parking spaces are provided, which exceed the UDC standards. Based on the 104 parking spaces provided for this use, a minimum of four bicycle parking spaces are required to be provided. The applicant is proposing an additional 29 parking spaces to be added to the site to accommodate the proposed pickleball court and the applicant -- or staff recommends the applicant submit -- provide plans that clarify where the bike parking is going to be and a detail of the bike parking for these uses on site. Because of the vast majority of the area proposed for the pickleball courts has a limited capacity of courts in the facility, staff does not have concerns on the number of parking spaces available for the proposed use. Landscaping for the applicant is proposing additional evergreen trees and bushes to be added to the existing landscape buffer along the northwest property boundary to provide further screening as you can see on the screen on the right. Due to the underground ACHD drainage facility under the pathway all required landscaping has been proposed and approved with the previous approvals. Staff -- Staff's analysis of the approved landscape plan shows compliance with the applicable Meridian Planning&Zoning Commission May 4,2023 Page 13 of 31 landscape code sections. Staff anticipates the proposed use to be less noxious or detrimental to the existing residential, so no additional landscaping is recommended by staff. Staff does recommend that Commission -- so, in the staff report under Section XA.3 there is an existing commission -- or condition that requires hours of operation for all uses permitted on the property shall be limited to 6:00 to 12:00 a.m. seven days a week. Staff would like Commission to also agree with adding the loading area located on the east side of the building shall not operate between the hours of 10:00 p.m. and 7:00 a.m. So, that would be on the northeast side is where the industrial is proposed for this building. Written testimony is none. Staff recommends approval of the proposed modification to the existing CUP with the conditions listed in the staff report. That concludes staff's presentation and I stand for any questions. Seal: Thank you very much, Stacy. Would the applicant like to come forward? Good evening. Just need your name and address for the record and floor is yours. Shiverick: Josh Shiverick. At 1177 East Whitbeck Drive, Kuna, Idaho. 83634. 1 want to say thank you all for taking time to review our application. Really want to thank Stacy. She helped me out a lot and so I just want to say thank you. She kept me on my toes and made sure I had all my stuff in. We agree with all the staff comments, but would you mind repeating that last section you talked about on the receiving side of the hours of operation? Hersh: Sure. Mr. Chair and Commissioners, so staff just wanted to add to an existing condition in the staff report. So, for the loading -- the loading area located on the east side of the building shall not operate between the hours of 10:00 p.m. and 7:00 a.m. just because of the -- the people in the apartments to the west of this. It's -- it's in the UDC code and there is a lot of noise --that would cause a lot of noise to those neighbors during that time period. Shiverick: That makes sense. Hersh: Otherwise the industrial uses can operate from 6:00 a.m. to 12.00 a.m. in the building, it's just that loading trucks couldn't come between that time period. Shiverick: Yes. Currently the two tenants there are a millwork cabinetry facility that typically can come in and work inside between 6.00 -- so, wouldn't anticipate any deliveries being before 7:00 a.m. in the morning and, then, the others is the St. Luke's storage facility, which will actually typically be bringing the trucks in on the east side of the building, not on the residential side. Seal: Okay. Do we have any questions for the applicant? Smith: Mr. Chair? Seal: Go right ahead. Meridian Planning&Zoning Commission May 4,2023 Page 14 of 31 Smith: Could I just get some clarification on which side -- this says shall not operate on the east side of the building and I think it sounds like from conversation the west side is the residential side. Hersh: Mr. Chair and Commissioner, so the apartments are on the west side. However -- so, the two units on the west are what-- are the recreation facilities and there aren't the loading trucks. So, we are saying that the loading trucks shall not come to the buildings on the east side between the hours of operation of 10:00 p.m. and 7:00 a.m. for those industrial uses. Parsons: Mr. Chair, Members of the Commission, yeah, the -- Stacy's slide here is a little skewed. North is to the right. So, you are right, if you turned it it would be west side of the building to your point. So, we can clean up the condition. The loading docks are on the west side of the building. Seal: Okay. Smith: Mr. Chair? Seal: Go right ahead. Smith: Would it just -- would it make more sense just to not -- and I don't know how this works in code, but it seems like this would, then, allow theoretically -- and I don't know what kind of activity -- yeah, what kind of materials you would need to load in a pickleball court, for example, but reading this it seems like it would allow for loading activity in the areas that aren't, you know, used by St. Luke's and the millwork. Would it not make more sense to just say, you know, limit loading activity for the entire building to the -- to the hours not between 10:00 p.m. and 7:00 a.m? Would that make sense or would that be feasible? Parsons: Mr. Chair, Members of the Commission, that's certainly within your purview. That's what a CUP is for. So, if that's something you want something more restrictive than what code requires, we just ask that you make it clear on the record and we will -- we will add that to -- to the conditions. Seal: Okay. Shiverick: I -- I can say for the pickleball facility, the courts are actually -- the doors won't be operable anyway, because the courts back all the way up to them. So, they are not going to be using those for anything. Seal: Okay. Any further questions? Grace: Mr. Chairman? Seal: Go ahead. Meridian Planning&Zoning Commission May 4,2023 Page 15 of 31 Grace: Mr. Shiverick, you are requesting to go from an eight foot high opaque fencing to six foot coated chain link. I'm just wondering is the -- well, with regard to both I guess, is one sort of solid where -- and whereas now the chain link is more open? Can you just describe if it's sort of the same level of privacy I guess? Shiverick: Yes. So, the fence is originally an eight foot one was going to be a chain link fence with slats. Color wasn't defined at that time when that was agreed upon and design was not. So, when we went back and resubmitted for the six foot it is going to be the black power coated with black slats to aesthetically match the building itself. The eight foot to six foot, since it will not be along a path and aren't -- isn't blocking from eye level, we would be more concerned about distance viewing. So, the six foot is adequate to block from anything from the receiving area. Anybody that is inside of the residential building is going to be above eight feet anyway. So, we anticipated a six foot would be adequate. Seal: I remember when the application first came through as well there is -- the pathway and the easement on it and all that stuff make that a little sticky back there. So, it's an interesting configuration that--that happened with it. So, doing the fence differently would kind of make it to where the residents wouldn't have visibility and access to it as well. So, it's -- it's an interesting configuration. Grace: Just to follow up if I could. And, then, you --you are requesting a change whereby you would only have the fence along the multi-family property border and you wouldn't otherwise have it throughout the -- surrounding the whole property; correct? Shiverick: Correct. And it would only be on the north side of the pathway. There is the ACHD easement with the seepage drain that we can't put anything inside their seepage drain. Seepage bed. Sorry. Seal: Any other questions? Make this real quick. Does anybody in the audience want to come up for this application? That's a no? Applicant have anything additional to add? Shiverick: No. Thank you very much. Seal: All right. Thank you, sir. Appreciate it. All right. With that I will take a motion to close the public testimony portion for File No. MCU-2023-0003. Smith: So moved. Rivera: Second. Seal: It's been moved and seconded to close the public hearing for File No. MCU-2023- 0003. All in favor, please, say aye. None opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Meridian Planning&Zoning Commission May 4,2023 Page 16 of 31 Seal: Who would like to go first? Nobody's jumping up. Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go ahead. Lorcher: I -- I seem to recall we having a long discussion about the landscaping on this before, but it had gotten missed or something like that from the --from the millwork tenant, but that's not the application in front of us. So, adding indoor pickleball ball is I think good for the city. It allows people to be able to play indoors when the weather is not cooperative or if, like me, I don't play pickleball, but I don't have that opportunity in my subdivision, because we don't have that amenity. So, as the sport continues to get more popular I think that this is a good place for it to be. It's a wide place in the road. It's centrally located in the city and it sounds like they have all the landscaping issues worked out with the city planners and so I'm in support of this project. Seal: Anybody else? Commissioner Smith, go ahead. Smith: Thank you, Mr. Chair. I would just-- you know, I -- I think it's a great -- great plan. I would just add -- I would probably like to see that coverage on the time restriction for loading activity just covering the whole building, just to -- you know, sound does travel beyond, you know, immediate proximity and also just kind of on that initial -- you know, initial setup or any major changes beyond the, you know, the day operation, just limiting loading activity just a little bit more to be sure that we are not, you know, unnecessarily disturbing neighbors. But, yeah, I think that's a really minor change I would like to see. Beyond that this looks great and I'm excited to see it. Seal: Okay. Just for clarity for -- and -- and industrial as far as our code and limiting hours -- I mean right now the code is 7:00 a.m. to 10:00 p.m. Is that correct? Hersh: Mr. Chair and Commissioners, that is correct. Seal: Okay. I just wanted to clarify that, so--any other questions? Comments? Motions? Lorcher: Mr. Chair? Seal: Commissioner Lorcher. Lorcher: Commissioner Smith, are -- the application before us is only for the pickleball court, so the St. Luke's facility -- storage facility and the millworks already have their -- their conditional use permit and the way they do operation, it's -- it's really not -- it's really not appropriate for us to be able to dictate what the whole building does because of those other tenants. They already have their ways that they work. We only have the pickleball in front of us. Am I correct. Seal: I don't think so. I think it's a modification of the conditional use permit for the entire Meridian Planning&Zoning Commission May 4,2023 Page 17 of 31 building. Lorcher: For the entire building? Hersh: Mr. Chair, Commissioners, yes, the applicant is requesting to modify the hours for all users. Lorcher: And do the millworks and St. Luke's agree with the changes of hours of operations for the loading docks? Hersh: I would refer to the applicant on that question. Seal: Oh, hold on. Hold on a second. Let's go ahead and open the public hearing for -- need a motion to reopen the public hearing for File No. MCU-2023-0003. Rivera: So moved. Grace: Second. Seal: Been moved and seconded to reopen the public hearing for File No. MCU-2023- 0003. All in favor say aye. None opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: If the applicant would like to come forward. Thank you for letting me cut that red tape. Shiverick: Got excited on that one. Do I need to state my name or anything again? Seal: If you would, please. Shiverick: Josh Shiverick. 1177 East Whitbeck Drive, Kuna, Idaho. 83634. To the additional comment on -- we haven't had an opportunity to talk to St. Luke's or Sawtooth Concepts about the change to the loading dock, so -- and based off of my knowledge of their current existing facility and how it runs and also our previous applications, but I'm not aware of any early morning deliveries, but I wouldn't know that for sure until we were able to speak of them. Seal: Okay. And you were operating before -- there is a large detail of all the hours and they were more restrictive than that; correct? Shiverick: Correct. Seal: So -- Shiverick: So, we were operating on that same -- our previous time that we are asking to Meridian Planning&Zoning Commission May 4,2023 Page 18 of 31 modify, that was for the full building, yes. Seal: Okay. Hersh: Mr. Chair, Commissioners. So, the previous -- the original CZC limited the industrial uses to 7:00 a.m. to 5:00 p.m. So, this is actually extending it. Seal: Okay. But it's not earlier, it's just going to go a little bit later, so -- okay. It's not going to go beyond my bedtime and I -- I'm a -- I'm a sleeper, so -- Shiverick: I do -- if that's okay if I continue? I do just want to say the neighbor that is just to the north of the Hickory building is a truck-trailer company and they are operating at hours earlier than 7:00 o'clock and they have much heavier and their trucks run for much longer and we would be nowhere near that type of capacity or commotion in the morning. Seal: Okay. Thank you. Shiverick: Thank you. Seal: Commissioner Smith? Smith: Yeah. Just -- no. More questions for staff. I just want to make sure that I'm correct, because I want to make sure I didn't accidentally misspeak or something. So, to be clear, the limitation that I would be asking to place on the building would be less restrictive than the older-- or I guess current time, but more restrictive than what they are asking for; correct? Hersh: Mr. Chair, Commissioner. So, it would be, yes, less restrictive compared to what they originally had, that they had to stop at 5:00 p.m., and less -- and more restrictive with what they are asking for to go to 12.00 a.m. Smith: So -- Seal: Need a motion to close the public hearing for File No. MCU-2023-0003. Lorcher: So moved. Grace: Second. Seal: It's been moved and seconded to close the public hearing for File No. MCU-2023- 0003. All in favor, please, say aye. None opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: And with that if you would like to go for a motion I'm all ears. Meridian Planning&Zoning Commission May 4,2023 Page 19 of 31 Smith: Sure. Yeah. Yeah. Yeah, I appreciate that this activity is going to be less noisy than is north, but, you know, with noise being additive I think just if -- when possible to limit unnecessary noise. You know, it makes a little bit better neighbors. So, with that, after considering all staff, applicant, and public testimony, I move to approve File No. MCU-2023-0003 as presented in the staff report for the hearing date of May 4th, 2023, with the modification to read -- or read similar to hours of operation for all uses, industrial and recreational permitted on the property, shall be limited to 6:00 a.m. to 12:00 a.m., seven days a week, but loading activity shall not operate between the hours of 10:00 p.m. and 7:00 a.m. Seal: Okay. Do I have a second? Grace: Second. Seal: It has been moved and seconded to approve File No. MCU-2023-0003 with the aforementioned modifications. All in favor say aye. None opposed. Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. 7. Public Hearing for Compass Pointe Subdivision (H-2023-0004) by A Team Land Consultants, located at 3245 and 3247 S. Locust Grove Rd. A. Request: Annexation of 7.69 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 21 residential building lots and 6 common lots. Seal: All right. With that we will open File No. H-2023-0004 and we will begin with the staff report. Hersh: Thank you, Mr. Chair and Commissioners. The applicant has submitted an application for Compass Pointe Subdivision, annexation and zoning, preliminary plat, private streets application and alternative compliance, which doesn't require Commission action. The site consists of 7.69 acres of land, currently zoned RUT in Ada county. It's located at 3245 and 3247 South Locust Grove Road. History on the property is there was a previous annexation, a pre-plat, alternative compliance and a private street for this site that was denied by Council. The comprehensive FLUM designation is medium density residential. The preliminary plat consists of 21 residential building lots and six common lots with a proposed R-8 zoning district -- district, with private streets are proposed for internal access within the development. Alternative compliance is requested to the UDC to allow the proposed private street to connect to Locust Grove, an arterial street. Proposed lots range in size from 5,000 to 7,529 square feet. The proposed gross density of the subdivision is 2.96 units per acre. There is an existing home and an outbuilding on Meridian Planning&Zoning Commission May 4,2023 Page 20 of 31 the subject property and they are proposed to be removed with the development of this property. The proposed plat and subsequent development are required to comply with the dimensional standards listed in the UDC for the R-8 zoning district. The proposed plat appears to comply with the dimensional standards of the district. Access for this development is proposed to be a gated private street connection to South Locust Grove in the southeast corner of the site, aligning with East Coastline Street on the east side of Locust Grove Road. All private streets appear to meet UDC dimensional standards for width, number of units, and turnarounds. However, the private street standards prohibit connections to arterial roadways unless approved through alternative compliance. The applicant is requesting alternative compliance due to the triangular shape bordered on two sides of this lot by arterial streets on one side and by the Ten Mile Creek on the other side. There is no opportunity for connectivity to any adjacent site lot and so ACHD prefers private streets within this development. Consequently, because private streets take less right of way than public streets and most notably because of the constraints just noted, the applicant agrees with this assessment and has proposed private streets throughout the development. Based on the analysis, the director is supportive of the request for alternative compliance proposed for private streets within this development taking access from arterial street. City code does require that private streets are to be used in either a new or gated development and so the applicant has proposed to construct a gated entry into the development. The proposed gate looks to meet the setback standard of 50 feet from the ultimate edge of the right of way per the UDC. However, a turnaround should be depicted on the plat prior to the proposed gate to allow for vehicles to turn around with having --without having to back out on Locust Grove Road. Off-street parking is required to be provided in accordance with the UDC standards for single family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. The proposed street sections of the private streets within the development shown on the submitted preliminary plat cannot accommodate parking on either side of the street. The entirety of the private streets will be required to be labeled as no parking per the Meridian Fire recommendations. Each unit will be required to meet the off- street parking standards and staff encourages the developer of the site to include provisions within their HOA bylaws that prohibit garages being used as storage. This would help alleviate some of the parking issues seen throughout the city, especially in areas where no on-street parking is allowed. The applicant is also showing guest parking along the Compass Lane totaling 13 parking spaces. Lot 6, Block 3, is proposing six guest spaces. Lot 2, Block 2, is proposing seven guest spaces. Both are within a common lot. However, staff is not qualifying these areas as open space. Sidewalks -- five foot attached sidewalks are proposed along both sides of the main entrance and on one of the internal private streets. Sidewalks are not required when construction -- constructing private streets. There is no existing sidewalk along Victory Road or Locust Grove, only a portion of the five foot sidewalk along the southeast corner of South Locust Grove Road is proposed with this project, because both arterial streets are currently under construction to be widened as part of a roundabout project, that -- at this intersection by ACHD. As stated above -- or as stated in the staff report, staff recommends the applicant construct a ten foot wide sidewalk along their entire portion of Locust Grove Road consistent with the improvements ACHD is constructing. A 25 foot wide street buffer is required adjacent to Meridian Planning&Zoning Commission May 4,2023 Page 21 of 31 East Victory and South Locust Grove Roads. Both are designated as arterial streets. This buffer should be landscaped per the standards in the UDC and placed into a common lot that is at least 25 feet wide. In most cases the common lot should also contain the detached sidewalk required along all arterial roadways, but in this case a portion of the sidewalk abutting the site will be built with the ACHD roundabout project. The applicant is constructing the remaining portion of the sidewalk on the southeast -- southeast property boundary adjacent to South Locust Grove Road. The landscape plan depicts a five foot sidewalk connecting to the ten foot to be constructed by ACHD. And, again, staff does recommend that the applicant depict a ten foot sidewalk connecting to ACHD sidewalk's along South Locust Grove Road. But it also looks like this -- by doing so that the ten foot sidewalk could diminish the 25 foot landscape buffer. Staff suggests that the applicant detach the ten foot sidewalk, meandering it between the required landscape buffer and modifying the private street layout to meet the landscape buffer requirements and the 15 days prior to City Council hearing. Common open space and amenities. A minimum of 15 percent or 1.06 acres based on the 7.08 acres qualified open space is required to be provided within this development per the UDC standards. An open space exhibit was submitted that depicts 2.22 acres of common open space for the development, with 1.06 acres of this as qualified. And the minimum amount of open space required again is 1.06 acres. So, approximately 46,174 square feet. There are four main open space areas proposed within Compass Pointe. The centralized open space includes a sitting area and pickleball court. A pocket park near the entrance will have a gazebo, with a picnic area, plaza and sitting area. A dog park with sitting area and wrought iron fencing and a linear open space along the northern boundary next to the Ten Mile Creek. The open space for this development is vastly made up of the Ten Mile Creek, which is 2.12 acres and the arterial street buffers. All of this area is qualifying, but the Ten Mile Creek will be left open and natural and will be a buffer and more of a visual amenity rather than a usable open space for the development. Due to the peculiar shape of the lot staff finds the proposed open space meets the UDC requirements. However, staff recommends the applicant submitted revised open space exhibit due to the modifications noted above about the vehicle turnaround and realigning the road to accommodate the 25 foot landscape buffer prior -- 15 days prior to the City Council hearing. Based on the area of the proposed plat, a minimum of one qualified site amenity is required to be provided per the standards listed in the UDC and the applicant has provided three qualifying amenities in multiple locations -- locations. Gazebos, a picnic area seating and small plazas, pickleball court with a seating area and a dog park. And the proposed amenities exceed the minimum UDC requirements. Building elevations. One conceptual building elevation was submitted according to the submitted land -- or sorry. To demonstrate the future homes in this development and what they will look like. A two-story home that includes a variation of materials with a two car garage are proposed. The submitted elevations depict a number of architectural and design styles with field materials of lap siding, shake, different -- differing color accent roof profiles and distinct window styles. Staff recommends that the applicant add additional stone or brick accents to the front of the homes to provide more of a variation materials and provide additional elevations for two story and single story homes. Staff is recommending a condition of approval that the applicant vary the build to lines along the northern property boundary within the development to eliminate any monotonous wall plain. This should Meridian Planning&Zoning Commission May 4,2023 Page 22 of 31 occur with every third structure showing a different wall plain. The applicant shall also be required to submit revised and additional elevations in an exhibit demonstrating build to lines along the northern property boundary that occur with every third structure within 15 days prior to the City Council hearing. There was no written testimony for this and staff does recommend approval of the proposed annexation with the requirement of a development agreement with the conditions listed in the staff report. This concludes the presentation and staff stands for any questions you have. Seal: Thank you, Stacy. Would the applicant like to come forward? Good evening, sir. Just need your name and address for the record. Arnold: For the record my name is Steve Arnold. I'm with A Team Land Consultants. 1785 Whisper Cove Avenue, Boise. 83709. Can you pull up my -- do a quick presentation. Keep me on task. Seal: Sure. Arnold: Give you an idea -- this has been before you -- this will be the third time. So, we are hoping three is the charm. We -- we -- we first met with the Planning and Zoning Commission I believe early 2020 and, then, the P&Z -- we had quite a bit more units. We had about 60 townhome units. The Commission at that time thought that was too dense, so we forwarded to the Council with a recommendation for denial. When we went to Council we asked for a recommendation to come back to the Planning and Zoning Commission, so that we could work through some of the concerns that the Commission had. Well, we worked through all of those. We got a recommendation for approval. The Council chewed over it a few times and, then, just finally decided, you know, townhomes weren't appropriate for that site. When -- you know, after your time lapse has occurred come back and see us, make sure you bring single family. So, that's where we are at now. We started out in that -- oh, the 48 units and 37. Now we are at 21. We are down to the -- as Stacy stated, the 2.96 units per acre. One thing that we were coming in with before -- we were asking for an R-15 zoning. It wasn't for the density, but it was so that we could have reduced setbacks on the smaller lots. Right now we are not asking for the R-15, but just the straight R-8 and we can comply with all those setbacks. We also at the same time had a PUD application requesting a bunch of variances from standards and setbacks and right now, like I said, we are just a -- a straight R-8 with a preliminary plat. As Stacy stated earlier, we have got quite a bit of open space. Three pocket parks. We have read through all the conditions of approval or recommendations by staff and we have agreed to basically provide them the additional ten foot sidewalk on Locust Grove and on Victory. The turnaround, which I don't know how I lost that. We used to have a turnaround in the old drawings that was right before the gate, so that's an easy add. And the encroachment that -- and I will show you in the next slide where that is. But there is only an area that's about, oh, three feet wide that we encroach within that 25 foot common lot. So, there is ways that I can easily shift our private road around, so that we can maintain 25 foot unobstructed to the common lot. We are currently working with the city. We have got a sewer design into the city, so that we are hopefully getting our sewer taps prior to ACHD paving the road and we think we will be able to get that this year easily Meridian Planning&Zoning Commission May 4,2023 Page 23 of 31 within time from when they pave. Again we will have CC&Rs that will dictate what goes on with all the landscaping and the buildings. One thing that we have worked with since our last submittal was the Valley Regional Transit authorities were -- we are working on a bus stop location and it's labeled on your preliminary plat, but we have got a bus stop location out on Locust Grove that we have coordinated with them. Another interesting area -- or not interesting, but we -- at one point we were proposing a pathway along the Ten Mile Creek. Because of all the headaches that we were having with the irrigation district we are completely staying out of their easement. So, the plan is we will put a four foot wrought iron fence back there and four foot along certain areas within the sub. Then we will have six foot wrought iron perimeter along Locust Grove and on Victory and, then, internal some privacy type fencing. One thing also to be noted is the -- in preparation for the construction is probably about a year ago -- there is nothing on the site. We have cleared all the buildings, all the trees, everything, so --and ACHD actually bought an extra easement for storing equipment on the site while they are doing the construction. Show you real quick. This was what was originally submitted. It was in that 60 plus range. A little bit more busy. One thing I didn't touch on was the parking and I apologize forjumping back. But parking will -- each of these buildings will have a two car garage and, then, in front of the garage we have the 20 foot parking stall. So, each building will meet its minimum. So, the extra parking that we are providing along the private road, that's strictly guests. That's above and beyond what is required for just the subdivision as it stands. So, the pinch point, it's -- it's the -- it looks like the second curve as you come in. You can see where we pinch a little bit along Victory Road. That can be widened out and, then, again, I will easily have room to put a turnaround at the gated entry as you enter. Here was the -- one of the fence -- or one of the profiles of the buildings -- that's kind of your traditional. I -- if I can get the votes I -- externally. I kind of like the -- the modern look that we have done in other areas. So, here is another look that we can do. So, I won't keep you, but in conclusion, you know, we comply again with the comp plan. I think now we are even in more compliance. We have taken in all of the neighborhood concerns. Our last neighborhood meeting we had two people show up. It was virtual, but it didn't seem to have any major concerns and, actually, it was pretty welcome that we went to the single family version. We believe we have addressed all the Council concerns in this site plan. We fully anticipate that they will recommend approval once we get there. Again, we are going to be the builder for the sites. We are committed there for the long haul. We have finally got the intersection done and this is truly in-fill now. Sewer and water is all around us and other city services. It makes really good sense to annex this property at this time. With that said I will stand for any questions. Seal: Thanks, sir. First question I have is can you show us where the gate and the turnaround will be. Arnold: If you are looking at this first entrance as you come in -- right there. Seal: Okay. And the turnaround -- it looks like there is a gazebo area and everything there. Is that going to impact that? Arnold: So, what I will -- no. What I will do on that is -- we will push it to the north. I have Meridian Planning&Zoning Commission May 4,2023 Page 24 of 31 got five foot that's outside of the easement, but I will work with the irrigation district to provide them an area that they can pull off as well to do maintenance in there. If not, then, yeah, I will have to move the gazebo and scrunch it and, then, I will -- I do it on that east side of the road. Seal: Okay. Arnold: But previous drawings -- I think it was on the -- the north side. If you at look this one as you come in right below the gazebo and stuff is where we had it before. And that was -- -- actually, no. This is even an older drawing before we had to -- we put a gate in and, then, moved that parking to the south and used it as a turnaround. Seal: Okay. Thank you. Commissioners, do we have questions for the applicant or staff? Commissioner Smith. Smith: Mr. Chair, thank you. Sorry. The one thing -- and so I -- I recall the Council meeting on this and it was denied and the one thing I don't see -- and I know it's a question if it was possible at all -- was concerned about there only being that kind of -- if I'm going north, right, that there only being that left turn out onto Locust Grove, especially during peak hours. I know there are questions about ACHD, you know, having an exit out onto Victory and ACHD issues -- or, you know, not allowing that because of its proximity to the roundabout and I remember there being -- I don't remember which Council Member asked, but I remember there being a question posed if -- if you could work with ACHD and see if there was any possibility to maybe, you know, have that kind of chicane a little closer to the creek to potentially get out onto Victory. Was there ever any resolution or discussion of that? Was that kind of a no go from ACHD or -- or any feedback? Arnold: Mr. Chairman, Commissioner Smith, yeah, it was a pretty good solid no. Smith: Okay. Thank you. Seal: Commissioner Grace? Grace: Yeah. Thank you. So, you are -- you are requesting private streets, because it provides more room on the street -- or strike that. It would provide less room, so there could be no parking on the street. Is that accurate? Arnold: Mr. Chairman, Commissioner Grace, the -- the main reason for private streets - - I'm not a big fan of private streets, because everyone pays taxes for them and the people that now live on them don't get the benefit of the taxes. The private street is strictly to comply with ACHD. ACHD, when they seen this, they--the roads basically don't connect to anything else. So, I think their attempt is to not accept any additional roads that don't provide public benefit. I think what they are seeing here is this is -- provides a certain private property a benefit and not the public. Grace: So, my -- I will just tell you. My concern is that -- now, you are going to have the HOA tell the homeowners that they can't put anything in the garage except for vehicles Meridian Planning&Zoning Commission May 4,2023 Page 25 of 31 and that's not going to be easily enforced and I don't know that they are required to maintain a requirement like that. So, I wonder if they could reverse it at some point. And I guess where I'm going with it is if they can't park on the street and invariably they are not going to be able to park in their garage because, let's face it, we all see that from -- from neighbors and whatnot, I'm just concerned about the parking, whether you think you have enough parking. But in particular -- I'm sorry. Particularly when people come -- come through with trailers and RVs and things like that. Arnold: Mr. Chairman, Commissioner Grace, the --the CC&Rs -- I mean we are not going to allow trailers and things to be parked there and -- and that's fairly easy to enforce. I have not been on any committee that has enforced the garage as storage. I'm hearing more and more about it and I have not seen it actually in action, but even if -- if they use their garage as storage units we still have the -- the parking in front of the garage that meets the city's parking requirements and, then, we also have the addition of the off-street parking on -- on the site. But I have never seen that application. I would like to try it and that's something that if-- if that's a condition we would certainly agree to the condition. Grace: No. And I -- I know you are limited and I understand the -- the -- the configuration of this piece of property. I'm just here to tell you it's not that easy. People have teenagers and there is more than two cars and there is -- it's -- it's people's garages are full and it sounds like we are being asked -- correct me if I'm wrong -- but to approve a private street and not the alternative compliance necessarily, that goes to Council, but -- so, if we are being asked to do that I'm just-- these are things I'm just considering, so I appreciate your response. Arnold: Mr. Chairman, if I could follow up -- Seal: Go right ahead. Arnold: The alternative compliance, as I understand it, it's not for the parking per se, it's to connect a private street to an arterial, but staff there can answer it better than me. Parsons: Mr. Chair, Members of the Commission,just for your clarification, private streets are approved by the director as well. So, it's -- the director has approved -- staff has approved the private streets and also the alternative compliance for it to connect to Locust Grove. Seal: Okay. Parsons: The applicant's just -- based on his previous experience with this he's adding the parking based on previous feedback that he received a few years back. Seal: Yep. I was here for all that, so it was quite something for sure, so -- do we have any other questions for the applicant or staff? Madam Clerk, nobody signed up? Hall: No, Mr. Chair, there is not. Meridian Planning&Zoning Commission May 4,2023 Page 26 of 31 Seal: Anybody in the audience want to come up and testify? Maybe? Going once. Going twice. No? Okay. Anything further to add? Arnold: Nothing to add. Seal: All right. Thank you very much, sir. Appreciate your time and your application. And with that I will take a motion to close the public hearing for File No. H-2023-0004 for Compass Pointe Subdivision. Rivera: So moved. Smith: Second. Seal: It's been moved and seconded to close the public hearing for File No. H-2023- 0004. All in favor, please, say aye. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: I will justjump in first on this one. I remember this one coming through, the different iterations and the history that's been explained, so -- yeah. I mean -- and a lot of it has been to, you know, reduce the -- you know, the number of dwellings there down to something that fits that corner a little bit better. Mainly because, you know, it's a -- it's a very limited spot as far as access, so it's -- it's tough to have more -- you know, more dwellings on there than it can potentially handle, so -- and even with this I mean it's -- there is going to be some issues with people, you know, going right out here and coming down and having to turn around somewhere else and things like that. So, it does look a lot better with the roundabout now that it's completed in there. Before it was just kind of conceptual. Now we kind of know where that's going to go. Good to see the ten foot sidewalk is going to continue on, you know, as well. So, the -- the -- the parking is a concern for sure and the private street part of it I kind of-- I agree with what the applicant said honestly. I would almost rather see this not be a private street, just because I think there is going to be some issues with trying to maintain it over time with the community of folks that live in there, so -- but I understand why -- I kind of understand why ACHD wants it to be a private street, so we are -- you know, the city is a little bit at their mercy to do -- to do that portion of it. But, anyway, as far as the application itself, I like this a whole lot better than the previous applications that come in, because, again, it reduces the -- you know, the number of dwellings that's there. The parking is a little bit more evenly distributed, which I also like and, then, the circulation I think is going to be adequate for it as well. The only thing that I have some reservations on here is just the amount of changes that are going to have to happen. To me it's almost kind of like the application is not complete yet. There is a lot of statements in the -- you know, in staff's presentation that end in, you know, that they have to fill this requirement 15 days prior to City Council hearing. So, when I see more than a couple of those in a -- in a hearing, then, personally I would like to see it more complete when it comes to us, so that we can see everything as it's going to go to Council. But that's just my preference, so -- anybody Meridian Planning&Zoning Commission May 4,2023 Page 27 of 31 else has anything to add? Feel -- feel free. Smith: Mr. Chair? Seal: Commissioner Smith. Smith: Yeah. I think with parking, public streets, and they are private -- private roads and a lot of this stuff, especially as it relates to transportation, a lot of it feels like a -- you know, you try, you try, you try and, then, you know, ACHD -- yeah, usually very good reasons it has to -- you know, kind of be the -- be the parent -- or be the bad cop and say no -- no way and so as much as I would, you know, like to see some sort of exit on Victory to prevent kind of that left out during peak hours or -- or stacking during -- during p.m. hours -- during p.m. hours. Sorry. To get in at -- you know, one of those things that at some point it's just not doable. I agree with you that I -- I would like to see more of that -- things like those -- those varied elevations and things like that as it's going to look -- be my preference. But, you know, it's not a -- a strong, you know, preference. I think that's something that staff -- have confidence that staff would be able to, you know, work with the applicant before Council to clear, but those are my thoughts as well. I think -- I think around the parking and around -- and that stuff is it's -- it's kind of as good as it's going to get with the -- the -- the strangeness of this -- strangeness of this site, so appreciate the -- the developer, you know, sticking to it. The third time is the charm hopefully. I agree. But, yeah, just -- Seal: Anybody else? Comments? Questions? Commissioner Grace. Grace: Mr. Chair, yeah. I -- I -- I was struck, too, by the staff report and it -- it -- I guess it's the way you characterize it was as good as -- as I could and is that it -- you wondered if it was complete. I do seriously question the turn -- the turnaround and where that's going to go, how that's going to fit in. The parking -- I still think it's going to be an issue, but I understand it's probably a lot better than what it was and what you maybe have seen or others have seen in years past and that's great. That's -- but I don't know. There is a lot going on here. I guess I would leave it at that. Seal: Anymore feedback? A motion? Anything along those lines? I mean if there is -- if other Commissioners kind of share the thought that it needs to be more complete, we would like to see it -- you know, a more complete version of this come before us, then, you know, we can talk about a continuance. We would open the public hearing back up to do that, but that's completely within your purview. Smith: Mr. Chair? Seal: Go ahead. Smith: I move to reopen the public hearing to ask questions of the applicant around continuance. Meridian Planning&Zoning Commission May 4,2023 Page 28 of 31 Seal: So, can I get a motion to reopen the public hearing for File No. H-2023-0004? Smith: So moved. Grace: Second. Seal: It's been moved and seconded to reopen the public hearing for File No. H-2023- 0004. All in favor say aye. None opposed. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: Would the applicant like to come back forward? Commissioner Smith, go ahead. Smith: Thank you, Mr. Chair. Yeah. So, just curious your thoughts on this. It seems like there is a lot of desire to see a version of this --that, you know, that is across the -- across the goal line, it seems like at least from my perspective, and from what I can see from other Commissioners -- I don't want to put any words in anyone's mouth, but I get the feeling that it seems like we are at the kind of the two yard line on what -- you know, it seems, you know, like what people are willing to support. So, I just -- just curious your thoughts around -- hearing that feedback, seeing what's in the staff report, the elevations, the turnaround and things like that, what are your thoughts on a continuance and is there a certain timeline if there were a continuance that you think that would be reasonable to, obviously, not delay too much, but to give you adequate time to revise the layout? Arnold: Mr. Chairman, Commissioner Smith, the time that it would take for us to do that is really insignificant. You know, I'm -- I'm bending the -- the private road and picking up three foot to get 25 foot. I think that was one of the main things was to make sure I maintained 25 foot of buffer along Locust. The turnaround for the gate, we -- like I said, we used to have it in there with all these versions we dropped it, but it -- that doesn't take much to put in there at all either. Are you want -- the ten foot meandering sidewalk that's pretty easy to show. I mean I -- I don't know that that's critical, but if we are making changes we can definitely make that additional change. One point to add here. I know there is the desire to get a public street in there, even though ACHD wouldn't work with us. Even if they did allow a public street, the intersections coming in there don't meet some of their -- the highway district minimums. So, that -- that's another challenge that we had. But, you know, going back to the original question how much time do we need, we -- we kind of like the 15 days prior to City Council, but if -- if we can't do that or come to that tonight, just whatever your next available Commission meeting is. But ideally we just move it forward with conditions. Seal: Okay. Well, question for clerk. Do we know how many -- how full are we in the next meeting or two, just so we have all the information in front of us? Hall: On the -- Mr. Chair, on May 18th we have five public hearings. So, if we add it it would be a sixth. Meridian Planning&Zoning Commission May 4,2023 Page 29 of 31 Seal: How about beyond that? Hall: June 1 st we only have two. Seal: Okay. I -- I would hate to add a sixth to a fifth on an already crowded agenda. So, usually we don't get through four this quickly, to be honest, so -- Arnold: As long as we are first I'm fine. Seal: Okay. So, that -- that would be the first date that would accommodate that, so -- I mean we don't want to throw it out there too far, but I agree with what Commissioner Smith said and said that -- you know, reflected on that earlier where, you know, we are basically really close to the goal line with something that's gone back and forth and everything. I just -- I don't want to see something like that repeated. So, I would rather kind of pick this apart just a little bit more, make sure -- because we have got -- the -- the concern that I have is we have the ten foot sidewalk, as well as the turnaround to be accommodated all in a really small space there. So, I just want to make sure that that all works. If you can add a parking space anywhere that would probably be helpful as well, you know, and just the other conditions that were put in there, just to see it come back in complete form so we can, you know, have a go at it before, you know, we make a recommendation to be forwarded on to the City Council. If that makes sense to everybody. So, if -- if you are in agreement that -- that that would be something that you would be willing to work towards and that is likely the course that we will take. But do you have anything further to add on that, sir, or -- Arnold: We can definitely work with that. Seal: Okay. So, we are -- Arnold: We are looking at the 1st? Seal: June 1st. Yes, sir. Arnold: Okay. Seal: Okay. Arnold: Do we get to be the first on the agenda? Seal: Bill is shaking his head, so he's -- he's -- he's got his thumb on that. So absolutely. Arnold: Perfect. Seal: Well, we won't put you at the end of the night. All right. Thank you very much. appreciate that. And with that if there is no other questions -- Kurt, you had something? No? Okay. Just want to make sure you keep me on -- in line. Meridian Planning&Zoning Commission May 4,2023 Page 30 of 31 Starman: Well, I wasn't sure where you were going to be, but we will need a motion to continue the hearing. Seal: All right. So, with that, yes, we will need a motion to continue the hearing instead of closing the public hearing like I was going to do. Smith: So moved. Seal: Oh, I was going to say -- need a motion to continue File No. H-20203-0004 for Compass Pointe Subdivision to the date of June 1st, 2023. Smith: So moved. Apologies. Rivera: Second. Seal: It's been moved and seconded to continue File No. H-2023-0004 to the date of June 1st, 2023. All in favor, please, say aye. None opposed. Motion carries. Thank you very much. Appreciate that. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: And with that we don't have any other business tonight that I'm aware of, so with that I will take one final motion. Grace: Mr. Chairman, I move to adjourn. Seal: Do I have a second? Smith: Second. Seal: It's been moved to adjourn. All in favor say aye. We are adjourned. Thank you. MEETING ADJOURNED AT 7.30 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK W IDIAN� AGENDA ITEM ITEM TOPIC: Approve Minutes of the April 20, 2023 Planning and Zoning Commission Meeting Meridian Planning&Zoning Commission April 20,2023 Page 29 of 30 such a good application. I'm excited for the ribbon cutting next week, if -- assuming it's going to be ready. Mr. Chair, I -- I would like to move -- after considering all staff, applicant, and public testimony, I move to approve -- I move to approve File No. H-2022- 0087 as presented in the staff report for the hearing date of April 20th, 2023, with the modifications listed in the staff report, as well as a modification to include arrows guiding exiting drivers to the southbound exit of the parking lot. Seal: Do I have a second? Stoddard: Second. Rivera: I will second. Oh. Seal: It's been moved and seconded to approve File No. H-2022-0087 with the aforementioned modifications. All in favor please say aye. No opposed. Motion passes. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: And with that I will take one more motion. Wheeler: Got to wait five minutes. Rivera: I will motion to adjourn the meeting. Seal: Do I have a second? Smith: Second. Stoddard: Second. Seal: It's been moved and seconded to adjourn. All in favor please say aye. We are adjourned. Thanks, everyone. MEETING ADJOURNED AT 7.25 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 5 I 4 12023 ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact and Conclusions of Law for Noodles and Company at Ten Mile (H-2022-0087) by Chipman Design Architecture, Inc., located at 3103 W. Milano Dr., near the northeast corner of N. Ten Mile Rd and W. McMillan Rd. 2022- CITY OF MERIDIAN C� E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND "AHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit and Alternative Compliance for Noodles and Company at Ten Mile CUP with a drive-through located within 300 feet of an existing drive- through facility,residential district, and existing residence,Located at 3103 W.Milano Drive in the C-G Zoning District,by Chipman Design Architecture,Inc. Case No(s).H-2022-0087 For the Planning& Zoning Commission Hearing Date of: April 20,2023 (Findings on May 4,2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 20,2023,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 20, 2023, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 20, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 20,2023, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 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). [NOODLES AND COMPANY AT TEN MILE CUP H-2022-00871 Page 1 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of April 20,2023, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § I I- 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 April 20,2023,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two(2)year period. Additional time extensions up to two(2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(l)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [NOODLES AND COMPANY AT TEN MILE CUP H-2022-00871 Page 2 G. Attached: Staff Report for the hearing date of April 20,2023 By action of the Planning&Zoning Commission at its regular meeting held on the 4th day of May ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED Andrew Seal, Chairman 5-4-2023 Attest: Chris Johnson, City Clerk 5-4-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 5-4-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [NOODLES AND COMPANY AT TEN MILE CUP H-2022-00871 Page 3 EXHIBIT A E STAFF REPORT REPORT a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/20/2023 Legend N DATE: _ - Project Location W TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner o 208-884-5533 w SUBJECT: H-2022-0087 z - Noodles and Company at Ten Mile- r CUP z I J LOCATION: 3103 W.Milano Drive,near the northeast - corner of N. Ten Mile Road and W. W=MGMIL'LAN RD— McMillan Road in the SW 1/4 of Section g — 26,Township 4N Range 1W. I. PROJECT DESCRIPTION Conditional Use Permit request for a new approximate 2,515 square foot quick-serve restaurant with a drive-through located within 300 feet of an existing drive-through facility,residential district, and existing residence on 0.623 acres of land in the C-G zoning district. Alternative compliance is also requested to deviate from UDC 11-313-8 (Parking lot landscaping), which requires a five-foot wide landscape buffer adjacent to the southern driveway(see analysis below). The Director has approved the alternative compliance request. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 0.623 acres Future Land Use Designation Commercial Existing Land Use Vacant/undeveloped Proposed Land Use s Restaurant with drive-through Current Zoning General Retail and Service Commercial District(C-G) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 10/21/2022 History(previous approvals) H-2019-0126(Ten Mile&McMillan MDA 2020-040967); PBA-2021-0007;H-2022-0011 (Ten Mile&McMillan MDA 2020-040967). Page 1 EXHIBIT A A. Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend o' V Project Location Project Location W a6REEK S Z , Z. -,-,�i W QAYI- o C REEKOR,,r-2 Office wQ ST-�' LLJW MILANO D R W 4,rt �W W ` F- Commercial H z ,z Medium Density. .W MCMLLaIL-ADenDsity W-MC I ;= ---, ,'side teal Residential ' Zoning Map Planned Development Map Legend JQProject Location R-8 z DE .' CREEK DR L-O ° - LLJW MILANO DR z R-41 z w TURIN_ H C-G R-15 C R-4 W MCMIC --AN RLUT R-8 R-8 C-N III. APPLICANT INFORMATION A. Applicant: Daniel Tessarolo,Chipman Design Architecture,Inc.- 1350 E. Touhy Ave. First Floor East B. Owner: Kristin Karmazyn-520 Zang Street, Suite D Page 2 EXHIBIT A C. Representative: Dieter Pedroza, Chipman Design Architecture, 1350 E. Touhy Ave. First Floor East IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 1/18/2023 Radius notification mailed to 1/12/2023 properties within 500 feet Site Posting Date 4/14/2023 Next Door posting 1/13/2023 V. STAFF ANALYSIS Comprehensive Plan: COMMERCIAL LAND USES This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, office uses, and appropriate public and quasi-public uses. Sample zoning include: C-N, C-C, and C-G. The subject site is one of multiple commercially zoned properties adjacent to the intersection of Ten Mile and McMillan Roads. Therefore, numerous commercial uses exist and are under construction with more to come as this area continues to develop. The proposed use of Noodles and Company with a drive-through is defined as a restaurant use as desired in the Commercial designated areas, as noted above. The proposed use, in conjunction with the already approved or constructed uses(dentist office, car wash,fuel facility, and bank), satisfy the general Commercial future land use designation for this area. Staff finds the proposed project is generally consistent with the Comprehensive Plan. SITE DESIGN AND CODE ANALYSIS The proposed drive-through is for a restaurant that is within 300-feet of an existing drive-through to the south(EICU Ten Mile Branch H-2022-0007) and residential use to the east(McMillan Independent Senior Living Facility) currently under construction(H-2020-0004),which requires Conditional Use Permit approval(CUP)per UDC Table I I-2B-2. The proposed drive-through use is not a traditional drive-through but a"pick-up lane"for pre-made online orders and by phone only. Per the submitted narrative, the drive-through does not contain a menu board or speakers for traditional ordering, customers select a time at which their food will be available at the pick-up window allowing for a more efficient method for customers to pickup their food Any change to the proposed use will require a modification to the CUP. Staff finds with the pick-up window located on the south side of the building,the drive aisle leading to the pick-up window has adequate space to accommodate any potential stacking that may possibly ensue without impeding into the common area shared by both Noodles and the Dentist office located north on the plan. Additionally, with the pick-up window located on the south side of the building, the escape lane commences at the southwest corner and does not look to negatively Page 3 EXHIBIT A impact the bank to the south. There are also a number of vehicular-dominated uses to the south (a vehicle washing facility and a fuel sales facility) but they did not require CUP approval as they are specific uses that are principally permitted in the C-G zoning district. However, the nature of the nearby uses are vehicle dominated similarly to that of a drive-through and staff has taken this into account when making its recommendation to the Commission. The proposed hours of operation will be Sunday—Saturday from 10:00 am to 10:00 pm. Business hours of operation within the C-G District shall be limited from 6:00 am to 11:00 pm when the property abuts a residential use or district. The property does directly abut property that is developing with a residential use; however,the proposed residential buildings are approximately 200-feet from the drive-through which should not impact residents living in the facility once construction is completed. Furthermore,the garages for the residential use(McMillan Senior Living Development) are located adjacent to the shared drive aisle along with a landscape buffer that provides additional screening and somewhat of a noise barrier from the drive-through. Therefore, Staff finds the proposed hours of operation should not negatively impact the adjacent residential use and complies with the established hours of operation for the district. The proposed use and development plan is in substantial conformance with the provisions in the existing Development Agreement(Inst. #2020-040967)_ Specific Use Standards: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. A site plan is required to be submitted that demonstrates safe pedestrian and vehicular access and circulation on the subject site and between adjacent properties.Staff recommends signage be installed ahead of the crossing warning drivers to watch out for pedestrians(south). At a minimum,the plan is required to demonstrate compliance with the following standards: Staffs analysis is in italics. 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and the public right-of-way by patrons; The proposed drive-through has a one-way drive aisle that circles the proposed building and leads to the shared drive aisle and parking lot. The site plan depicts plenty of queuing for vehicles, which should be sufficient for the proposed use as a pick-up-only drive-through. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designed employee parking. The stacking lane is a separate lane from the circulation lanes needed for access and parking and allows plenty of space for vehicles to stack. 3)The stacking lane shall not be located within ten(10)feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane is over 100 feet in length so an escape lane is required and depicted on the site plan. 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. Both the stacking lane and the drive-up window are visible from Ten Mile Road to the west and the private drive on the east. Staffs specific recommendations can be found in Section VIII.A2 &A3 below. Page 4 EXHIBIT A Restaurant: The proposed use of a restaurant is subject to the specific use standards listed in UDC 11-4-3-49. The proposed site plan appears to show compliance with all of the standards and will be further verified with the future Certificate of Zoning Compliance(CZC) application. Dimensional Standards: Future development should be consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. Access: One driveway access is proposed to the site via the shared east/west driveway along the east boundary of the site; this access is a shared access for all of the properties within this commercial subdivision that front on the abutting arterial streets(the senior living facility does not access this shared drive aisle). The shared access drive connects to both Ten Mile Road south of the subject site and also to Milano Drive north of the site. Parking: A minimum of one (1)parking space is required to be provided for every 250 square feet of gross floor area for restaurant uses. The proposed building is shown as 2,515 square feet requiring a minimum of 10 parking spaces—the submitted site plan shows 14 proposed parking spaces exceeding UDC minimums. The recorded Declaration of Easements, Covenants, Conditions and Restrictions for this development establish cross-parking and cross-access easements for lots within the development(Inst. 2021- 129579). This lot is proposed to share some drive aisles and parking areas with the lot directly to the north and south that is currently developed as a dentist office(Heartland Dental A-2021-0201)and a bank(EICU Ten Mile Branch H-2022-0007). Due to the existing agreement and easements, staff finds the parking is sufficient for the proposed use. A minimum of one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. . Bicycle parking facilities shall support the bicycle upright by its frame and allow the owner to lock both the frame and front wheel with one (1) lock. A bike rack is labeled on the site plan and a detail of the design is included. Staff recommends providing a revised detail of the bike rack that meets the requirements above with the future Certificate if Zoning Compliance(CZC)Application. Pedestrian Walkways: A pedestrian walkway is depicted on the site plan from the arterial/perimeter sidewalk along N. Ten Mile Rd. to the main building entrance as required by UDC 11-3A-19B.4a. The pedestrian walkway should be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks where this pedestrian connection crosses the drive-through lane, consistent with UDC 11-3A-19B.4b. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. Landscaping is depicted on the landscape plan in Section VII.B in planter islands within the parking area as required. In addition, a minimum 5-foot wide landscape buffer is required to be provided along the perimeter of the parking or other vehicular use areas as set forth in UDC 11-3B-8C.1. The submitted landscape plan shows the required perimeter buffers along the north, east, and west boundaries. The Applicant is proposing a 2-foot perimeter landscape buffer along the drive aisle on the south side of the property line. Per UDC 11-3B-8C.1,this requirement may be reduced or waived at the determination of the Director where there is a shared driveway and/or recorded cross-parking agreement and easement with an adjacent property. Alternative Compliance(ALT) to the perimeter landscape buffer standards is requested due to the limitations of the narrow lot space. The Applicant has re-designed their site in an effort to retain the pick-up window and included the properties to the north to demonstrate how they integrate with Page 5 EXHIBIT A each other. In regards to the landscape buffer separation with the Bank, the Applicant is adding an additional 2-feet of landscaping on the Noodles side of the property line. This allows the drive aisle to remain 25 feet wide along the southern boundary to accommodate the required escape lane. The perimeter landscape buffer between Noodles and the Bank will result in a 10 foot wide buffer(8 feet on the Banks side, and 2-feet on the Noodles side)meeting the intent of the code. The Applicant is proposing additional shrubs in the landscape buffers along the north and west sides of the site. Based on the analysis, the Director is supportive of the request for ALT for the proposed 2 foot perimeter landscaper buffer along the southern boundary of the Noodles site. Street buffer landscaping, including a sidewalk, along N. Ten Mile Rd. was installed with development of the overall subdivision. The submitted landscape plans show this buffer remaining as it currently exists. Therefore,the submitted plans show compliance with this requirement. Mechanical Equipment: All mechanical equipment and outdoor service equipment should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount, all equipment should be screened and out of view as noted above. Staff recommends that the Applicant work with Republic Services to establish an adequate quantity of trash and recycle bins(sharing with property to the north), to service this site prior to submittal of the CZC Application. Building Elevations: The Applicant submitted conceptual building elevations for the proposed restaurant with drive-through. The building elevations depict aluminum siding(dark national walnut/chaps in Dunn Edwards),EIFS smooth stucco finish with expansion joints(bungalow taupe/lonely road in Dunn Edwards),CMU brick(umber brown), stone/rock veneer(brownstone), and aluminum window system(medium bronze finish). The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. Certificate of Zoning Compliance and Design Review: A Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES) applications are required to be submitted for the proposed building prior to submittal of a building permit application to ensure consistency with the conditions in Section VIII and UDC standards. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions included in Section VIII per the Findings in Section IX. The Director has approved the alternative compliance request. B. The Meridian Planning&Zoning Commission heard this item on April 20,2023.At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: Dieter Pedroza, Chipman Design b. In opposition:None c. Commenting: Dieter Pedroza, Chipman Design d. Written testimony: None e. Staff presenting application: Stacy Hersh.Associate Planner f Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: Page 6 EXHIBIT A a. Traffic flow, safe pedestrian connectivity, and indoor seating for the restaurant. 4. Commission change(s)to Staff recommendation: a. None Page 7 EXHIBIT A VII. EXHIBITS A. Site Plan 8� •�x��rJ....�.w - J pzi Z w s 11 IF y1, Q ' w U —— F lj. Il i 4 1111 LLL ��y; _ FG 1 cii, 1 Page 8 EXHIBIT A - - - - ----� - - - - - - � o ox eAC0.L6P6116Y I I T0.G❑SIGNROE `. .. .... .... �.. .. Y �6BOLLARO BIKE RACK DETAILS KEYNOTES. cBxEaER uxrnes _ Page 9 EXHIBIT A B. Landscape Plan(dated: 10/14/2022) 777) PROJECT INFORMATION LANDSCAPE LEGEND MM—W LANDSCAPE REOUIREMENTS MILAW CALLOUT LEGEND o"0 dzo, PLANT SCHEDULE J m v, O.Luz 4 Zmgg 4- VIM!I LANDSCAPE PLAN • LANDSCAPE PLAN NOTES ................. ix Yl. Yd! .......... P.HDN NOTES: TREE PRO .J ,,KL, LANDSCAPE AREA Y M,W . ......... LAN ❑ DSCAPE NOTES: 'o z .............. TOPSOIL NOTES z A A Mi A 0 C Lu z z M V11 JWYIN0 Ui i I fll'.�,., V T. 71:11 ................. 3W.M.1Y MAY. IT MV P.P.N.-N I: YU WEED ABATEMENT N(YrE& I Wi ff Vw ................ ......... PROTECTION DETAIL L15 Page 10 EXHIBIT A C. Conceptual Building Elevations TEMPERED GLAZING REDS 01 - u,wx1671L ELEVATION GENERAL NOTES NY EXTERIOR ELEVATION-EAST KEYNOTES P;6®� �my es 8 p IV_ r ESTERIDR ELEVATION-NORTH m` A2,00 TEMPERED GYAIING REq'S C/, LL'SIlP6ISl'4 +ram ^ ELEVATION G ENERAL NOTES - I KEYNOTES p EXTERIOR ELEVAT ON-WEST DRIVE THRLI WINDOW SECTION DRIVE THRNSILLDETAIL ,� B 7E� ! S r ! Q ! ! 0 r _! i'-EXTERIOR ELEVATION-SOLFrH A2.10 Page 11 EXHIBIT A VIII. City/agency comments& conditions B. PLANNING 1. Future development of this site shall comply with all previous approvals: AZ-03-005; PP-07- 022; FP-08-010; A-2019-0290 (PBA,ROS#12081); PBA-2021-0007 (ROS#12991); H-2019- 0126 (MDA#2020-040967);H-2022-0011 (MDA#2022-088909). 2. The Conditional Use Permit for the proposed Drive-Through Establishment is hereby approved with the following conditions of approval: a. The subject approval is for a drive-through pick-up window only and does not include a menu board or outdoor speaker for ordering; any change(s)to the approved use shall be approved through a conditional use permit modification application. b. Additional signage is required throughout the site to efficiently and adequately direct patrons to throughout the site with minimal conflict. 3. The site plan submitted with the future Certificate of Zoning Compliance application shall be revised as follows: a. The walkway from the perimeter sidewalk along Ten Mile Road to the main building entrance shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4b. b. Revise the site plan to include a revised detail of the bike rack that meets the requirements of 11-3C-5C with the future Certificate if Zoning Compliance(CZC) Application. c. Applicant shall work with Republic Services to establish an adequate quantity of trash and recycle bins to service this site prior to submittal of the CZC Application(site plan depicts sharing on-site trash with property to the north). d. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. e. Depict signage ahead of each pedestrian crossing(s)in the drive-through lane(south) notifying drivers to watch out for pedestrians. 4. The landscape plan submitted with the future Certificate of Zoning Compliance application shall be revised as follows: a. The walkway from the perimeter sidewalk along Ten Mile Road to the main building entrance shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4b. b. Ensure compliance with UDC 11-3B-5 for all landscaped areas and comply with the parking lot landscaping standards in accord with UDC 11-3B-8C. c. Existing landscaping shall be protected during construction in accord with UDC 11-3B- 10C.3. 5. Comply with the standards listed in UDC 11-4-3-11 —Drive-Through Establishment is required. 6. The Director has approved the Alternative Compliance Request to the parking lot landscaping buffer requirements in UDC 11-3B-8C. Page 12 EXHIBIT A 7. Comply with the standards listed in UDC 11-4-3-49—Restaurant is required. 8. Business hours of operation within the C-G District shall be limited from 6:00 am to 11:00 pm when the property abuts a residential use or district. 9. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. 10. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. C. PUBLIC WORKS 1. Flow is committed. 2. Ensure no sewer services pass through infiltration trenches. 3. There is an existing service line and meter to the property. If this is not used it must be abandoned per city requirements. 4. No changes to public water infrastructure in record. Any changes must be approved by public works. D. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:Ilweblink.meridianciU.or,gj!ebLink/DocView.aspx?id=274619&dbid=0&r0o=MeridianC ity F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=287225&dbid=0&r0o=MeridianC i &cr--1 G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=286087&dbid=0&r0o=MeridianC i &cr=1 IX. FINDINGS A. Conditional Use Findings(UDC 11-513-6): The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-G zoning district. Page 13 EXHIBIT A 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed restaurant with drive-through lane will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 3. That the design,construction,operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff finds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets,schools,parks,police and fire protection, drainage structures, refuse disposal,water, and sewer. Staff finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes, glare or odors. Staff finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord.05-1170,8-30-2005,eff. 9- 15-2005) Staff finds the proposed use will not result in the destruction, loss or damage of any such features. B. Alternative Compliance findings(Landscape buffers along streets UDC 11-313-7): The Director has approved your request for alternative compliance to Unified Development Code (UDC) 11-313-7 for the subject property,based on the required Findings listed in UDC 11-513-5E, as follows: 1. Strict adherence or application of the requirements are not feasible; or The Director finds that it is not feasible to meet the UDC requirement for the minimum 5-foot wide landscape buffer to be provided along the perimeter of the southern boundary next to the escape lane due to the to the limitations of the narrow lot space. Page 14 EXHIBIT A 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Per the analysis above in section VLB, the Director finds the proposed alternatives will be equal to the code requirement due to the following: The perimeter landscape buffer between Noodles and the Bank will result in a 10 foot wide buffer(8 feet on the Banks side, and 2 feet on the Noodles side) meeting the intent of the code. The Applicant is proposing additional shrubs in the landscape buffers along the north and west sides of the site as well. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds that the alternative means will not be materially detrimental to the public welfare or impair the intended use and/or character of surrounding commercial and residential properties if the proposed conditions of approval are maintained. Page 15 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline 6Changes to Agenda: th  Item #3: Costco Development – MDA, CUP (H-2023-007) – Applicant requests continuance to June 15 in order to have additional time to respond to the staff report and prepare materials in support of the application. Item #4: Bordeaux Estates Subdivision (H-2022-0062) Application(s):  Annexation & Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of two parcels of land totaling 2 acres, zoned RUT in Ada County, located at 5665 N. Meridian Rd. at the NWC of Meridian Rd. & W. Producer Dr. History: A ROS was approved in 1980 on the northern parcel; the southern parcel was annexed in 2012 & included in Paramount North subdivision. Comprehensive Plan FLUM Designation: MDR (medium-density residential) Summary of Request: The Applicant proposes to annex (2) acres of land with an R-8 zoning district for the development of (3) new SFR detached dwellings; the existing home is proposed to remain. The proposed density is 1.8 units/acre, which by itself is below the desired density of 3-8 units/acre in the MDR designation. Staff is supportive of the proposed density and deems it in general conformance with the Comprehensive Plan without an amendment to the FLUM for the following reasons: 1) the property is part of a larger undeveloped enclave to the north also designated MDR that is anticipated to develop at a density within the desired range for the overall area; and 2) this property has limited access via a common driveway from W. Producer Dr. through an easement over land owned by the Paramount Owner’s Association – a maximum of (4) homes are allowed to have access through the easement and the UDC allows a maximum of (4) homes to have access via a common driveway, thus preventing a greater density on this site. A combined preliminary and final plat is proposed consisting of (4) building lots and (1) common lot on 2.22-acres of land in the R-8 zoning district. The southern portion of the site is a re-subdivision of Lot 5, Block 49, Paramount Subdivision No. 21. Proposed lots range in size from 0.33-0.56-acre with home sizes consisting of 2,500-5,558 square feet. The subdivision is proposed to develop in one (1) phase. There is an existing home with an attached garage and several outbuildings on the property. The existing home is proposed to remain; the attached garage and other structures are proposed to be removed. A new detached garage is proposed to be constructed for the existing home. Prior to the City Engineer’s signature on the final plat, all existing structures that don’t comply with the setbacks of the district shall be removed. The existing home will be required to obtain a new address and the existing driveway via Meridian Rd. shall be removed and access taken internally from within the subdivision. As mentioned, access is proposed via a common driveway from W. Producer Dr., a residential collector street, at the southern boundary of the site. A minimum 35’ wide street buffer with a 10’ multi-use pathway is required along N. Meridian Rd., landscaped to entryway corridor standards. Because the site is below 5-acres in size, common open space & site amenities are not required. One (1) conceptual building elevation for Lots 2, 3 and 5 and one (1) conceptual elevation of the remodeled existing home on Lot 1 with a new addition and detached garage in a modern farmhouse design was submitted as shown. Building materials consist of hardi or LP board & batten siding mixed with 8” lap siding, merril stone and natural wood accents, and architectural ashphalt shingles with standing seam metal roof accents. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing N. Meridian Rd. and W. Producer Dr. will be highly visible, those elevations should incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Written Testimony: None Staff Recommendation: Approval w/a DA per the provisions in the staff report. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2022-0062, as presented in the staff report for the hearing date of May 4, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2022- 0062, as presented during the hearing on May 4, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0062 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Linder Storage Condos (H-2022-0091) Application(s):  Annexation & Zoning  Vacation (doesn’t require Commission action) Size of property, existing zoning, and location: This site consists of 0.98-acre of land, zoned R1 in Ada County, located at 300 N. Linder Rd. History: This property was included in Heppers Acre Subdivision as Lot 4. Comprehensive Plan FLUM Designation: General Industrial Summary of Request: The Applicant proposes to annex 0.98-acre of land with an I-L (Light Industrial) zoning district for the development of a self-service storage facility consisting of (2) structures containing a total of (8) storage units. These units will be designed to accommodate RV’s, boats, cars, etc. with large overhead doors and separate man doors to each unit. The proposed zoning & use is consistent with the General Industrial FLUM designation. The subject property is one of a few lots in a larger enclave surrounded by City annexed property. Annexation of this land will provide more efficient provision of City services. Industrial uses zoned I-L exist to the west across N. Linder Rd. and to the east; a SFR home exists to the north zoned R1 in Ada County; and a commercial birthing center exists to the south in the C-C zoning district. There is an existing home and accessory buildings on the site that are proposed to be removed with development. There is also a 30- foot wide easement depicted on the Heppers Acre Subdivision plat along the east boundary of the site that is proposed to be vacated with this application. The type of easement is not defined on the plat. This application does not require action from the Commission, only City Council. A conceptual development plan was submitted that depicts the location of structures, drive-aisles, parking, access and landscaping. Access is proposed via a driveway from N. Linder Rd., an arterial street, to the south of the existing driveway. ACHD recommends the driveway is shifted further to the south in alignment with the driveway on the west side of Linder Rd. In accord with the UDC, in an effort to combine & limit access points via the arterial street, staff recommends driveway stubs & cross-access easements are provided to the properties to the north & south for future interconnectivity. The property to the south was required to provide an access easement to the subject property at the time of future construction on the site and/or expansion of the existing parking lot, which has not yet occurred. A Fire Dept. turnaround is proposed as shown on the site plan. Off-street parking is proposed in excess of UDC standards (no parking is required if there isn’t an office associated with the use); a total of 9 parallel spaces are proposed. A 25’ wide landscaped street buffer is required along Linder Rd. A 25’ landscaped buffer is required along the north property line abutting the residential use to the north. The Applicant is requesting approval from City Council for a reduced buffer width of 5’; a letter was submitted from the affected property owner, Ronald Hatch, agreeing to the reduced buffer. A portion of this project is within the Meridian Floodplain Overlay District. A floodplain development permit with base flood elevations and flood protection elevations will be required with development. Conceptual building elevations were submitted for the proposed structures. The structures are proposed to be pre-engineered metal frame buildings, which will be designed with large overhead doors and man doors for each unit. Building materials are proposed to consist of stucco in two (2) different colors with reveals, fenestration and stone veneer wainscot. The design of the structures is required to comply with the design standards in the Architectural Standards Manual (ASM). Staff recommends the design is required to comply with the design standards for commercial buildings rather than industrial buildings because the property fronts on an arterial street (i.e. Linder Rd.) and will be highly visible. Detailed review will take place with the Design Review application submitted with the CZC application. Written Testimony: None Staff Recommendation: Approval w/a DA per the provisions in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2022-0091, as presented in the staff report for the hearing date of May 4, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2022- 0091, as presented during the hearing on May 4, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0091 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #6: Hickory Warehouse (MCU-2023-0003) Application(s):  Conditional Use Permit Modification Size of property, existing zoning, and location: This site consists of 9.88 acres of land, zoned I-L, located at 1135 N. Hickory Avenue. History: CUP approval in 1991 for a PUD – General (Gemtone Inc.); CUP H-2022-0040) Comprehensive Plan FLUM Designation: Mixed Use Non-Residential (MU-NR) Summary of Request: Modification to the existing Conditional Use Permit (H-2022-0040) to amend the fencing requirement, adjust the hours of operation for all uses within the building, and to operate a 51,750 square foot indoor recreation facility (indoor pickleball court facility) in suite 110. The Applicant is requesting to modify the following conditions in Conditional Use Permit H-2022-0040 in Section VII.A (Planning) of the Staff Report: A.(2) “The applicant shall install a combination of 8 ft. high opaque fencing and additional evergreen landscaping including trees or shrubs in the vicinity of the pathway along the western building elevation and northwest property corner. Such screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. Fencing and landscaping may have breaks and be clustered and grouped to maximize screening efficiency and produce a more natural appearance.” The Applicant is requesting a modification to the CUP by proposing a 6-foot black polymer-coated chainlink fence and additional evergreen trees and bushes along the northwest property boundary only between the building and the multi-family residential. Therefore, not to obstruct access to the pathway for residents living in the multi-family residential development. Staff finds that the above-mentioned screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. A detail of the proposed fencing is included on the site plan submitted with this application that demonstrates compliance with the standards in UDC 11-3A-7. A.(4) “Hours of operation for industrial uses shall be limited to 7:00 AM to 5:00 PM. Hours of operation for the indoor recreation facility shall be limited to 12:00pm – 10:00pm Monday-Thursday, 10:00am – 10:00pm on Sundays, and 10:00am – 11:00pm Fridays and Saturdays.” The Applicant’s narrative states that they would like to modify the planned hours of operation permitted with CUP (H-2022- 0040) for all the proposed uses within the warehouse building that vary throughout the week but do not exceed 6 am to 12 am seven days a week. Because of the nature of the proposed use and the existing multi-family residential to the west, Staff is recommending a condition of approval consistent with these hours of operation. The tenant space for the pickleball court facility will be approximately 51,750 square feet within the warehouse with no exterior modifications proposed to the building. The Applicant submitted a site plan showing tenant spaces that includes additional parking stalls added on the west side of suites 100 & 110. Parking: Based on the proposed tenant space of approximately 51,750 square feet of gross floor area, a minimum of 104 off-street parking spaces are required. As noted throughout the staff report, the building and other site improvements are existing and include the off- street parking for the entire warehouse building. According to the submitted site plan showing the existing site conditions, a total of 235 parking spaces are provided, exceeding UDC standards. Based on 104 parking spaces provided for this use, a minimum of four (4) bicycle parking spaces are required to be provided. The Applicant is proposing an additional 29 parking spaces to be added to the site to accommodate the proposed pickleball court facility. At the time of Certificate of Zoning Compliance (CZC) application submittal, the Applicant should provide plans that clarify the bicycle parking location(s) for this use. Because a vast majority of the area proposed for the pickleball courts has a limited capacity of courts in the facility, Staff does not have concerns on the number of parking spaces available for the proposed use. Landscaping: The Applicant is proposing additional evergreen trees and bushes to be added to the existing landscape buffer along the northwest property boundary to provide further screening due to the underground ACHD drainage facility under the pathway. All required landscaping has been proposed and approved with previous approvals. Staff’s analysis of the approved landscape plan shows compliance with all applicable landscaping code sections. Staff anticipates the proposed use to be less noxious or detrimental to the existing residential so no additional landscaping is recommended by Staff at this time. Written Testimony: None Staff Recommendation: Approval of the proposed modification to the exiting CUP with the conditions listed in the Staff Report Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number MCU-2023-0003, as presented in the staff report for the hearing date of May 4, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number MCU-2023-0003, as presented during the hearing on May 4, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number MCU-2023-0003 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #7: Compass Pointe Subdivision (H-2023-0004) Application(s):  Annexation & Zoning  Preliminary Plat  Private Streets  Alternative Compliance (doesn’t require Commission action) Size of property, existing zoning, and location: This site consists of 7.69 acres of land, zoned RUT in Ada County, located at 3245 & 3247 S. Locust Grove Road. History: Annexation, PP, ALT, PS H-2020-0100 previously denied by Council Comprehensive Plan FLUM Designation: Medium-Density Residential (MDR) Summary of Request: Preliminary Plat consisting of 21 residential building lots and 6 common lots with a proposed R-8 zoning district; Private streets (PS) are proposed for internal access within the development; Alternative Compliance is requested to UDC 11-3F-4, to allow the proposed private street to connect to Locust Grove, an arterial street. Proposed lots range in size from 5,000 to 7,529 square feet (s.f.) (or 0.11 to 0.17 acres). The proposed gross density of the subdivision is 2.96 units per acre. Existing Structures/Site Improvements: An existing home and outbuilding on the subject property are proposed to be removed with the development of this property. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed plat appears to comply with the dimensional standards of the district. Private Streets/Access: Access for this development is proposed via a gated private street connection to S. Locust Grove in the southeast corner of the site aligning with E. Coastline St. on the east side of Locust Grove (the access into Tradewinds Subdivision). All private streets appear to meet UDC dimensional standards for width, number of units, and turnarounds. However, the private street standards prohibit connections to arterial roadways unless approved through alternative compliance. Alternative Compliance (ALT) to the private street standards is requested due to the triangular shape bordered on two sides by arterial streets and on one side by the Ten Mile Creek. There is no opportunity for connectivity to any adjacent site lot and so ACHD prefers private streets within the development. Consequently, because private streets take less right-of-way than public streets and most notably because of the constraints just noted the Applicant agrees with this assessment and has proposed private streets throughout the development. Based on the analysis, the Director is supportive of the request for ALT for the proposed private streets within this development taking access from an arterial street. City code requires that private streets are to be used in either a mew or gated development and so the Applicant has proposed to construct a gated entry into the development. The proposed gate looks to meet the setback standard of 50-feet back from the ultimate edge of right-of-way per UDC 11-3F-4; however, a turnaround should be depicted on the plat prior to the proposed gate to allow space for vehicles to turn-around without having to back out on to Locust Grove Road. Parking : Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. The proposed street sections (24 feet wide with attached sidewalk) of the private streets within the development, shown on the submitted preliminary plat, CANNOT accommodate parking on either side of the street. The entirety of the private streets will be required to be labeled as “No Parking,” per the Meridian Fire recommendations. Each unit will be required to meet the off-street parking standards and Staff encourages the developer of this site to include provisions within their HOA bylaws that prohibit garages being used as storage. This would help alleviate some of the parking issues seen throughout the City and especially in areas where no on-street parking is allowed. The Applicant is also showing guest parking along the Compass Lane totaling 13 additional parking spaces. Lot 6, Block 3 is proposing 6 guest spaces, Lot 2, Block 2 is proposing 7 guest spaces, both are within a common lot, however staff is not qualifying these areas as open space. Sidewalk: Five-foot attached sidewalks are proposed along both sides of the main entrance and on one side of all internal private streets. Sidewalks are not required when constructing Private Streets. There is no existing sidewalk along Victory Road or Locust Grove; only a portion of a 5-foot sidewalk along the southeast of S. Locust Grove Road is proposed with this project because both arterial streets are currently under construction to be widened as part of the roundabout project at this intersection by ACHD, as stated above. Staff recommends the applicant construct a 10-foot wide sidewalk along their entire portion of Lost Grove Road consistent with the improvements ACHD is constructing. Landscaping : A 25-foot wide street buffer is required adjacent to E. Victory and S. Locust Grove Roads, both are designated as arterial streets. This buffer should be landscaped per the standards listed in UDC 11-3B-7C and placed into a common lot that is at least 25 feet wide. In most cases this common lot should also contain the detached sidewalk required along all arterial roadways but in this case a portion of the sidewalk abutting this site will be built with the ACHD roundabout project. The Applicant is constructing the remaining portion of the sidewalk on the southeast property boundary adjacent to S. Locust Grove. The landscape plan depicts a 5- foot wide sidewalk connecting to the 10-foot wide sidewalk to be constructed by ACHD. Staff recommends that the Applicant revise the landscape plan to depict a 10-foot wide sidewalk connection along S. Locust Grove Road; the added width to the sidewalk looks to diminish the 25-foot landscape buffer. Staff suggests that the Applicant detach the 10-foot sidewalk meandering it between the required landscape buffer and modifying the private street layout to meet the landscape buffer requirement 15 days prior to the City Council Hearing. Common Open Space & Site Amenities: A minimum of 15% (or 1.06 acres based on 7.08 acres) qualified open space is required to be provided in this development per the standards listed in UDC 11-3G-3. An open space exhibit was submitted that depicts 2.22 acres of common open space for the development with 1.06 acres of this area as qualified open space (see Section VIII.D). The minimum amount of qualified open space required is 1.06 acres, approximately 46,174 square feet. There are four (4) main open space areas proposed within Compass Pointe, the centralized common open space includes a sitting area and pickleball court; a pocket park near the entrance will have a gazebo with a picnic area, plaza, and sitting area; dog park with sitting area and wrought iron fencing; and linear open space along the northern boundary next to the Ten Mile Creek. The open space for this development is vastly made up of the Ten Mile Creek easement (2.12 acres) and the arterial street buffers (22,315 square feet of qualifying area). All of this area is qualifying but the Ten Mile Creek will be left natural (no improvements) and will be a buffer and more of a visual amenity rather than usable open space for the development. Due to the peculiar shape of this site, Staff finds the proposed open space meets the UDC code requirements; however, Staff recommends the Applicant submit a revised open space exhibit due to the modifications noted above – vehicle turnaround, and realigning the road to accommodate the 25-foot landscape buffer requirement 15 days prior to the City Council Hearing. Based on the area of the proposed plat, 7.08 acres, a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed three (3) qualifying amenities in multiple locations: gazebos, a picnic area, seating around small plazas, pickleball court with a seating area, and dog park. The proposed amenities exceed the minimum UDC requirements and Staff finds them to be applicable for a community of this kind due to the variety of activity levels they can accommodate. Waterways: The Ten Mile Creek runs along the western boundary of the site. The irrigation easement is depicted on the plat and no encroachments are allowed within the easement area. The landscape plan depicts a landscape buffer that looks to be at 5-feet in width adjacent to the irrigation easement line on the landscape plan. The Applicant should depict the width of the landscape buffer on the landscape plan. Fencing : All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans, the Applicant is proposing three (3) types of fencing throughout the site, 6-foot vinyl solid fencing, 6-foot wrought iron fencing, and 4-foot wrought iron fencing. The landscape plan appears to be in compliance with this requirement. Building Elevations: One (1) conceptual building elevation was submitted that demonstrate what future homes in this development will look like (see Section VIII.F); a two-story home that includes a variation of materials with a two-car garage are proposed. The submitted elevations depict a number of different architectural and design styles with field materials of lap siding, shake, differing color accents, roof profiles, and distinct window styles. Staff recommends that the Applicant add additional stone or brick accents to the front of the homes to provide more of a variation in materials and provide additional elevations for two-story and single-story homes. Staff is recommending a condition of approval that the Applicant vary the build-to-lines along the northern boundary within the development to eliminate any monotonous wall plane; this should occur with every third structure showing a different wall plane. The Applicant shall be required to submit revised/additional elevations and an Exhibit demonstrating varying build-to-lines along the northern boundary that occur with every third structure within 15 days prior to the City Council Hearing. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement, and conditions listed in the Staff Report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0004, as presented in the staff report for the hearing date of May 4, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0004, as presented during the hearing on May 4, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0004 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Planning and Zoning Commission Meeting May 4, 2023 Item #4: Bordeaux Estates Subdivision AERIAL MAPZONING MAPFUTURE LAND USE MAP Annexation & Combined Preliminary/Final Plat Annexation ExhibitPreliminary Plat Common Driveway ExhibitLandscape Plan Conceptual Building Elevations Item #5: Linder Storage Condos AERIAL MAPZONING MAPFUTURE LAND USE MAP Annexation & Zoning & Vacation– Proposed Conceptual Plan & Floor Plan Conceptual Building Elevations 30’ Wide Easement Proposed to be Vacated Item #6: Hickory Warehouse (MCU AERIAL MAPZONING MAPFUTURE LAND USE MAP Conditional Use Permit Modification–0003) -2023- Approved Site Plan & Proposed Site/Landscape Plan Approved Building Elevations Item #7: Compass Pointe Subdivision(H AERIAL MAPMAPZONING FUTURE LAND USE MAP Preliminary Plat, Private Streets, and Alternative ComplianceAnnexation & Zoning, –0004) -2023- Annexation Exhibit & Preliminary Plat Landscape Plan & Open Space Exhibit Conceptual Building Elevations W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Costco Development (H-2023-0007) by Barghausen Consulting Engineers, Inc., located at 3403 W. Chinden Blvd Applicant Requests a Continuance Application Materials: https://bit.ly/H-2023-0007A. Request: Development Agreement Modification to the existing Development Agreement [Inst. #2018- 069276 (H-2018-0004), amended as Inst. #2018-114828 H-2018-0066)], which currently prohibits deliveries from occurring between the hours of 10:00 pm and 5:00 am to prohibit deliveries from occurring between the hours of 11:00 pm and 3:00 am.B. Request: Conditional use permit to allow extended business hours of operation from 6:00 am - 11:00 pm to 3:00 am - 11:00 pm. STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING May 4,2023 Legend DATE: TO: Planning&Zoning Commission f PFajeat Lava-iar FROM: Sonya Allen,Associate Planner t 208-884-5533 SUBJECT: H-2023-0007 Costco Development— e MDA, CUP e LOCATION: Southwest corner of W. Chinden Blvd. and N. Ten Mile Rd. at 3403 W. Chinden Blvd. in the NE 1/4 of Section 27, Township 4N.,Range 1 W. _ J ' I. PROJECT DESCRIPTION Modification to the existing Development Agreement [Inst. #2018-069276(File#H-2018-0004), amended as Inst. #2018-114828(File#H-2018-0066)],which currently prohibits deliveries for Costco from occurring between the hours of 10:00 p.m. and 5:00 a.m. to prohibit deliveries from occurring between the hours of 11:00 p.m. and 3:00 a.m.; and Conditional Use Permit to allow extended business hours of operation from 6:00 a.m. - 11:00 p.m.to 3:00 a.m. - 11:00 p.m. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 17.20(overall property) Future Land Use Designation Commercial Existing Land Use Commercial retail/fuel sales facility Proposed Land Use(s) NA Current Zoning General Retail&Service Commercial(C-G) Physical Features(waterways, NA hazards,flood plain,hillside) Neighborhood meeting date;#of 4/4/2023; 11 people attended attendees: History(previous approvals) H-2018-0004(DA Inst.#2018-069276); H-2018-0066(amended DA Inst. #2018-114828) Page 1 1 NI 1111'= I '.' . INN I .-- „„ , H I E ' __-- —=CHI� E .. ......,, Illln - I di I IMP =-IIx�I_2 • _ = ill: _ ��� _�� , - ' = '@.pill _ .II „' 11 I,IIII' �„I:i::i Illli 52 :' � Winr.I,-2•�I.I 11 INN 71.. IN 1 Imo• NMI= C. ILni'f/�l�fl ''+i�r: ' r}1',FFli:,lll ELE 1 �11M d''..... °un' ^Yi,-i+• I •=2'� _ Y I_.17.,,,,�uu.. �x.N� -cz�•:z�' � I __ -__=_ill iii.''i:: -__ - ■:,,; __ .NNIM., p _- ■ Ill'-•- _ -- - �',. + �'•5 ill,I,li,• -� =I I�+111 IIIII - •�1111 I 'IL*+L. P,.,,. ,; Llluu�,. ...L ,..in•,l. �"' :�:�' �„s • ...I.�. .I.I...I. �_ �-F.;.�':�::�II,.II�.II I IIIIIt II ': 4! 1INIY IIY, -_= a�h��w 4_ __ T ■ -��nii'll„u . -�lu'll1 _LII Illll�lpllll-� - ■ � ��•p linninn�� -- -III Ilr •' fllllllil ly'. II-- U I I �'�Jt-','gs,llllnnr 2 I III II II i , I- IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 4/19/2023 Radius notification mailed to properties within 300 feet 4/15/2023 Public hearing notice sign posted 4/24/2023 on site Nextdoor posting 4/15/2023 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): LAND USE: This property is designated Commercial on the Future Land Use Map(FLUM). This designation provides for a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. No changes to the FLUM designation or zoning is proposed with this application. COMPREHENSIVE PLAN POLICIES(hyps://www.meridianciby.or/p lan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policy to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Preserve private property rights and values by enforcing regulations that will prevent and mitigate against incompatible and detrimental neighboring uses." (3.05.01C) The UDC(11-2B-3B) limits business hours of operation in the C-G zoning district from 6:00 a.m. to 11:00 p.m. when the property abuts a residential use or district to lessen negative impacts on adjacent residential neighbors, unless otherwise approved through a conditional use permit. Through the Development Agreement(DA), deliveries for Costco are specifically prohibited between the hours of 10:00 p.m. and 5:00 a.m. Council should rely on testimony from adjacent neighbors in determining if extended hours for deliveries will be incompatible with and detrimental to adjacent residential uses. VI. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) The Applicant requests approval of a modification to the existing Development Agreement [Inst. #2018- 069276(File#H-2018-0004), amended as Inst. #2018-114828(File#H-2018-0066)],which currently prohibits deliveries for Costco from occurring between the hours of 10:00 p.m. and 5:00 a.m.,to instead prohibit deliveries from occurring between the hours of 11:00 p.m. and 3:00 a.m. See existing DA provisions in Section VIITA below. The reason for the Applicant's request is to improve warehouse logistics and alleviate congestion during the morning and evening hours at the loading docks. Costco is not proposing to increase the volume of truck deliveries. Two (2)delivery trucks, occasionally three(3), are anticipated between the hours of 3:00 am to 5:00 am. The modified hours will allow trucks to deliver goods upon arrival instead of waiting in queue during restricted hours,which forces multiple trucks to wait overnight in the parking lot Page 3 causing congestion in the morning hours and puts pressure on warehouse staff to work faster than normal to clear the backlog. Likewise,there is pressure to finish deliveries by the evening cutoff time so that trucks don't have to wait overnight. These issues would be alleviated by extending the allowed delivery hours. Noise generated from deliveries after the semi-trucks are parked at the loading docks consist of engine idling;back-up beepers from the forklifts that are unloading,traveling into the trucks and then backing into the warehouse to stack the palleted merchandise; and"bang"noises that radiate from the trailers when the forklifts enter and leave the truck created by the small elevation change between the trailer bed and the loading dock leveler. There are a total of four(4)loading docks located on the north side of the northwest corner of the building in the location shown below. SD202 b PAR KINGZONE� OR { • ONI OIICRE�E TREWS-SEE 19 WRLK.�SIM a SCORE Sm WAY DREIAND 1 GLITTER, 1 B 9 TYPICAL LOADING — — — — DOCK BOLLARDS AT SITE RMENRY-SEE CANOPY , ' SD201 GAS SERVICE LANDSCAPE DWG �. + ARCORIGIN•FACEOFCANGPY, IN MUMNTNETVYEEN ENTRANCE I y ANDFMITMIORS TIRE •"51 I CENTER >A $��' .... COMPALTGRS TRANSFORMER M ..I 20 DO LARDS AT ARC ORIGIN. F+i A507 TRANSFORMER CENTER OF TIRE SALE$ EE t US 148K DOOR t GROUP M TYPE VB L a W FIRE DEPT I $ ROOM I fJ zs'v r.0, e J I� Tr-0' I MECHANICAL r—ROOM F ALM 5D20 SPEED BUMP SPEED BUMP 5� LANDSCAPE RIIFFER A - - Lost Rapids Apartments �- - - - Single-family homes in Bainbridge Subdivision exist to the west of the site and multi-family apartments exist to the south of the site in Lost Rapids Subdivision as shown below. When the preliminary plat for Lost Rapids subdivision was approved,which included the Costco property and commercial pads to the north and east,Bainbridge Subdivision to the west and Lost Rapids apartments to the south, a substantial building setback and landscape buffer was planned between the commercial and adjacent residential developments, as depicted on the plan below. Page 4 W.CHINDEN BLVD,(HWY 20/26) J ti. FUTURE I COMMERCIAL Il SUBUIYISIC14 y 1 1 ------ - _�.... ♦- 4 1 CO$TCO �� i�3 2 3 TI N TION D,_ fi FlIry1RE } •�-'-- COMMERCIAL 1 - SU60NISION ' A minimum 25-foot wide landscaped buffer is typically required on C-G zoned property that abuts a residential use. In this case,there is approximately 115 feet between the west side of the Costco building where the loading docks are located and the rear lot line of the nearest residential property. On the south side,there is approximately 80 feet between the south side of the Costco building and the back side of the nearest apartment building and over 350 feet from the loading docks.A dense landcape buffer with a 6-foot tall solid wood fence exists between Costco and the residential uses to assist in buffering and noise mitigation. A sound measurement report submitted with this application prepared by Yantis Acoustics,dated August 31,2022, finds that extending the receiving/delivery hours will not create significant impacts based on the sound measurements at the loading dock and delivery truck activities. Measurements were made at two(2)locations, one near the loading dock and one near the on-site truck route south of the building. Measured levels were used to calculate the sound at the closest future residences adjacent to the site. Sound at the residences was found to be substantially less than the maximum acceptable residential sound levels per the guidelines published by the Dept. of Housing and Urban Development(HUD). Sound from the loading dock activities could cause sleep interference inside the bedrooms of the residential properties to the west and south if residents have their windows open but with bedroom windows closed,the interior sound levels produced by the loading dock activity is less than World Health Organization guidelines for sleep interference. Therefore,no mitigation measurements are recommended in the report. See report for more information. The sound report states that noise from site operations remain compliant with the City's noise ordinance (MCC 6-3-6-Noises Creating Public Disturbance),which reads: A. Prohibited acts. Between the hours of 11:00 p.m. and 6:00 a.m., or at anytime so as to unreasonably disturb or interfere with the peace, comfort or enjoyment of others, it is unlawful for any person to cause, or for any person in possession of property to allow to originate from Page 5 such property, sound that is a public disturbance noise. The following sounds are determined to be public disturbance noise: 1. Horns or sirens. The frequent, repetitive or continuous sounding of any horn or siren attached to a motor vehicle, except as a warning of danger or as specifically permitted or required by law; 2. Repetitive motor vehicle sounds. The creation offrequent, repetitive or continuous sounds in connection with the starting, operation, repair, rebuilding or testing of any motor vehicle, motorcycle, off highway vehicle or internal combustion engine within a residential district, so as to unreasonably disturb or interfere with the peace, comfort and repose of owners or possessors of real property; 3. Yelling or shouting. Yelling, shouting, hooting, whistling or singing on or near the public streets which unreasonably disturb or interfere with the peace, comfort and repose of owners or possessors of real property; 4. Noise from buildings. The creation of frequent, repetitive or continuous sounds which emanate from any building, structure, apartment, or condominium, or from any fixture or apparatus attached thereto, which unreasonably interfere with the peace, comfort, and repose of owners or possessors of real property, such as sounds from audio equipment, musical instruments, band sessions or social gatherings; 5. Motor vehicle sound systems. Sound from motor vehicle sound systems, such as tape players, radios, and compact disc players, operated at a volume so as to be audible greater than fifty (50)feet from the vehicle itself; 6. Audio equipment. Sound from audio equipment or any device that amplifies sound, operated at a volume so as to be audible greater than fifty(50)feet from the source or so as to unreasonably disturb or interfere with the peace, comfort and repose of owners or possessors of real property. B. Exceptions. 1. Sounds caused by any emergency vehicle or personnel when responding to an emergency call or acting in time of emergency. 2. Sounds caused by activities upon any outdoor municipal, school, religious, or publicly owned property,park, or facility,provided that such activities have been authorized by the owner of such property or facility or its agent. 3. Sounds caused by parades,fireworks displays, or any other event for which a permit for that type of activity is required and has been obtained from the authorized governmental entity within such hours as may be imposed as a condition for the issuance of said permit. 4. Sounds caused by locomotives or other railroad equipment. 5. Sounds caused by burglar alarms that are not in violation of this code. 6. Sounds caused by safety warning devices required by law. 7. Sounds caused by devices or machinery that is part of the use within the confines of the particular zoning designation that the device is located or pursuant to a conditional use permit(i.e., drive-through window speakers, car lot PA systems). 8. Sounds emanating from devices used within the common areas of a multi-unit facility whose use has been approved by the owners or management of the facility. Said use must comply with any regulations imposed by the owners or management of the facility to be exempt Page 6 under this section. This exemption only applies in relation to other units within the same facility. Staff has"bolded"the text of the applicable sections of the noise ordinance that may apply to the existing/proposed use. As noted,the noise associated with deliveries may be considered exempt from the requirements if a CUP is approved; otherwise,the use(i.e. deliveries) during the hours proposed may violate the City's noise ordinance if determined to be a public disturbance. The Applicant states since opening, Costco has not received any complaints about its operation and expects that extending delivery hours will not result in significant impacts. Staff checked with the Police Department to see if any complaints pertaining to noise from deliveries have been logged and there have been none. During the public hearings before the Planning&Zoning Commission and City Council for annexation of the subject property for future development of Costco Wholesale,much testimony was provided from neighbors pertaining to the impact the Costco development would have on their quality of life.Many of the concerns noted pertained to noise, including noise generated from deliveries and trucks idling waiting to unload. To address neighbor's concerns,the Applicant committed to restricting the hours of operation so that no deliveries would occur between the hours of 10:00 p.m. and 5:00 a.m. stating they'd have the ability to stage deliveries because the trucks come from their own depots. Staff is unsure why this is now an issue for Costco due to their ability to stage deliveries. It is logical that extended hours for deliveries would benefit warehouse staff by spreading out the window of time in which deliveries may occur. Because of the great amount of testimony provided from neighbors that resulted in the current limitation on business hours of operation, Staff is not inclined to support a request for a change that could potentially increase the negative impact on adjacent existing and future residents without input(i.e. written or public testimony) from residents in Bainbridge Subdivision to the west and the residents of Lost Rapids apartments to the south agreeing to the change. Because the second phase of Bainbridge Subdivision,located adjacent to the loading docks to the west, is still in the development process and building lots are still owned by the developer,the future neighbors affected the most by the extended business hours are unable to comment on this request. Additionally, although a public hearing notice sign is erected on the site and a notice is published in the newspaper,written notice of hearing is provided to the property owner of the multi-family development to the south and not the renters,who are directly affected. Staff recommends the Commission and Council rely on public testimony presented at the public hearing in determining if the proposed extended hours of operation will negatively impact adjacent residential uses. B. CONDITIONAL USE PERMIT(CUP) A CUP is proposed to extend the business hours of operation from 6:00 a.m. - 11:00 p.m. to 3:00 a.m. - 11:00 p.m. for delivery purposes. The UDC(11-2B-3B) limits business hours of operation in the C-G zoning district from 6:00 a.m. to 11:00 p.m.when the property abuts a residential use or district; extended hours may be requested through a CUP. These restrictions apply to all business operations occurring outside an enclosed structure,including,but not limited to,customer or client visits,trash compacting, and deliveries. These restrictions do not apply to business operations occurring within an enclosed structure, including,but not limited to, cleaning,bookkeeping, and after hours work by a limited number of employees. Page 7 Unless public testimony(in-person or written) is presented from adjacent affected neighbors in agreement with the proposed extension of business hours for deliveries, Staff is not supportive of the proposed CUP request for the reasons noted above in Sections V and VI. VII. DECISION A. Staff: Staff recommends denial of the proposed modification to the existing Development Agreement and Conditional Use Permit for the reasons noted above in Section VI,per the Findings in Section X. Page 8 VIII. EXHIBIT Existing Development Agreement Provisions with Proposed Changes in Strike-Out/Underline Format: 5.1 1. Future development of this site shall substantially comply with the conceptual development plan,preliminary plat and landscape plan and conceptual building elevations included in Exhibit A of the Staff Report that is attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit"A"and the conditions contained herein. 2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. 3. Up to two(2)building permits for the Costco Wholesale and associated fuel sales facility structures are allowed to be issued on the subject property prior to recordation of the subdivision plat. 4. Prior to issuance of any building permits, a property boundary adjustment application shall be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat. 5. The street buffer landscaping and 10-foot wide multi-use pathway/sidewalk along the entire frontage of US 20-26/Chinden Blvd. and street buffer landscaping and 5-foot wide sidewalk along the entire frontage of N. Ten Mile Road shall be constructed with the first phase of development. 6. Business hours of operation in the C-G zoning district are limited from 6:00 a.m. to 11:00 p.m. when the property abuts a residential use or district; extended hours of operation may be requested through a conditional use permit as set forth in UDC 11-2B-3A.4. 7. A buffer planted with dense landscaping consistent with the Master Plan in Exhibit A.3 is required on the commercial portion of the development to the residential uses as set forth in UDC Table 11-2B-3 in accord with the standards listed in UDC 11-3B-9C. 8. As committed to by the Applicant/Developer in response to neighborhood concerns,the following restrictions shall apply: a. The primary service access for Costco delivery trucks and other local vendors shall be from the driveway access via N. Ten Mile Road, approximately 660 feet north of W. Lost Rapids Drive. The driveway access via W. Lost Rapids Drive driveway, approximately 350 feet west of N. Ten Mile Road,may be used when access to the Lost Rapids/Ten Mile traffic signal is needed. Businesses within the development shall notify their delivery providers of this access preference. b. A"no thru truck traffic"sign shall be installed between the N. Tree Farm Way intersection and the W. Lost Rapids Dr. service driveway access. c. No deliveries shall take place for Costco between the hours of 10 00 11:00 p.m. and 5-:00 3:00 a.m. d. Parking lot lighting shall be designed for 0.0 foot-candles at the property line in accord with UDC 1 1- 3A-1IC. e. Lighting on the site shall be reduced to the level necessary only for public safety and security purposes within one(1)hour of closing; there shall be a 50%reduction in lighting levels after store closes consistent with that shown in Exhibit A.B. 9. Prior to issuance of the first Certificate of Occupancy within this development,the following improvements shall be completed: SH 2O-26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection Page 9 upgrades from Tree Farm to Linder(1.5 miles);N. Ten Mile Rd. shall be widened to 4 lanes from Chinden to Walmart(0.80 of a mile); and signals shall be installed at N. Black Cat Rd. and W. Lost Rapids Dr. 10. If within two(2)years of issuance of the Certificate of Occupancy for the Costco Wholesale building, assuming the Idaho Transportation Department is able to secure the required right-of-way, SH 2O-26/W. Chinden Blvd. shall be widened to four(4)lanes from N. Tree Farm Way to SH-16 (1.44 miles). Page 10 IX. CITY/AGENCY COMMENTS A. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.orb/WebLink/Doc View.aspx?id=290810&dbid=0&repo=MeridianCity B. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=289795&dbid=0&repo=MeridianCiU Page 11 X. FINDINGS Conditional Use(UDC 11-5B-6) Findings: The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Director finds the site is large enough to accommodate the proposed use and meets all of the dimensional and development regulations of the C-G zoning district in which its located. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The Director finds the proposed extended hours of operation for deliveries is not harmonious with adjacent residential uses and the noise generated from deliveries at the times proposed will negatively impact these uses based on public testimony provided at the previous hearing for the Costco development. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Director finds although the design, construction and maintenance of the existing Costco Wholesale use was deemed to be generally compatible with adjacent uses in the vicinity with the annexation application, the proposed operation with extended hours of operation will not be compatible with adjacent existing and future residential uses and will adversely change the essential character of the area based on public testimony provided at the previous hearing for the Costco development. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Director finds the proposed use (i.e. extended hours of operation)will adversely affect other properties in the vicinity based on public testimony provided at the previous hearing for the Costco development. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal,water, and sewer. The Director finds the existing use is being served by essential public facilities and services as required; the proposed use (i.e. extended hours of operation will not have an impact to the provision of services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Director finds the proposed use (i.e. extended hours of operation)will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Director finds the proposed use (i.e. extended hours of operation)will likely be detrimental to nearby residents due to noise generated from deliveries during the proposed extended business hours of operation based on public testimony provided at the previous hearing for the Costco development. Page 12 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Director finds the proposed use (i.e. extended hours of operation)will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 13 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Bordeaux Estates Subdivision (H-2022-0062) by J.J. Howard, LLC., located at 5665 N. Meridian Rd. Application Materials: https://bit.ly/H-2022-0062 A. Request: Annexation of 2 acres of land with an R-8 zoning district.B. Request: Combined Preliminary and Final Plat consisting of 4 building lots and 1 common lot on 2 acres of land in the R-8 zoning district. PUBLIC HEARING SI G_N.IA[,WE-E-T DATE: May 4, 2023� ITEM # ON AGENDA: 4 \ PROJECT NAME: Bordeaux Estates 8ubdivisi-on-(-H=2022= 062) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT 1,H p HEARING May 4,2023 Legend DATE: lei Laco�or � TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: Bordeaux Estates H-2022-0062 LOCATION: 5665 N. Meridian Rd.,generally located in the northeast'/4 of Section 25,TAN., � R.1 W. (Parcels#S0425142315 & R6905370210) I. PROJECT DESCRIPTION Annexation of two (2) acres of land with an R-8 zoning district; and combined preliminary&final plat consisting of four(4)building lots and one(1)common lot on 2.22-acres of land in the R-8 zoning district for Bordeaux Estates Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 2.22 acres Future Land Use Designation Medium Density Residential(MDR) Existing Land Use Rural residential Proposed Land Use(s) Single-family detached dwellings(3 new homes& 1 existing home) Current Zoning Rural Urban Transition(RUT)in Ada County&Medium-density Residential (R-8) Proposed Zoning R-8 Lots(#and type;bldg/common) 4 building/l common Phasing plan(#of phases) 1 Number of Residential Units(type 4 single-family detached units of units) Density(gross&net) 1.8 units/acre(gross) Open Space(acres,total[%]/ NA buffer/qualified) Amenities NA Physical Features(waterways, None hazards,flood plain,hillside) Page 1 Neighborhood meeting date 6/28/22 History(previous approvals) A Record of Survey(#0099)was approved in 1980 on the northern parcel (#S0425142315). The southern parcel(#R6905370210)was annexed and included in the Paramount North development as Lot 5,Block 49,Paramount Sub.#21 (AZ-12-002,Ordinance#12-1522). B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action es/no • TIS es/no No(not required) • Existing Conditions There are(2)existing driveways via N.Meridian Rd. • CIP/IFYWP • Meridian Road is scheduled in the IFYWP to be widened to 3-lanes from McMillian Road to SH-20126 (Chinden Boulevard) with the design year in 2025 and the construction date not yet determined. • Producer Drive is scheduled in the IFYWP as a community improvement project to establish new bikeway corridors, including wayfindingibikeway signage in 2026. Access(Arterial/Collectors/State Access is proposed via a common driveway from W.Producer Dr. H /Local)(Existin and Proposed) Proposed Road Improvements None Fire Service No comments received Police Service No comments received West Ada School District No comments received Distance(elem,ms,hs) Capacity of Schools #of Students Enrolled Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed • Estimated Project Sewer ERU's • WRRF Declining Balance • Project Consistent with WW Master Plan/Facility Plan • Impacts/Concerns Water • Distance to Services Directly adjacent • Pressure Zone • Estimated Project Water ERU's See application • Water Quality Concerns None • Project Consistent with Water Yes Master Plan • Impacts/Concerns Page 2 C. Project Maps Future Land Use Map Aerial Map Legend 0 4legend0 ff ff ; Project Laea�on IProje�t Laeafont.} "�: . 1 V- et JR IV C p �`' _ en �r r•�. '9�1�C3 JS n .. I- JIL ZU Zoning Map Planned Development Map Legend C-C 0 Legend IS.11�! E,°-Lc- _o=o=or _- �. ��Prnjent Lncafior ' U -" City y - — Planned Parcels k RUT' q f SEGUND ! ! _ 5T, IV X �.J u t u Rio S a b O } a w d m •j x ` J EQUih i f-, RR �- III. APPLICANT INFORMATION A. Applicant: Michelle Foley,J.J. Howard, LLC—5983 W. State St., Ste. D,Boise,ID 83703 B. Owner: Michael Jobes,2 North Homes,LLC—PO Box 140798, Garden City, ID 83714 Page 3 C. Representative: Same as Owner IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 4/19/2023 Radius notification mailed to property owners within 300 feet 4/14/2023 Public hearing notice sign posted 4/19/2023 on site Nextdoor posting 4/14/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The subject property is part of a larger enclave surrounded by single-family residential properties on land also designated MDR on the FLUM. The Applicant proposes a 4-lot subdivision for single-family residential detached homes at a gross density of 1.8 units per acre,which by itself is below the desired density range of the MDR designation but with the abutting Paramount subdivision development to the west and the undeveloped land to the north,the overall density is anticipated to be within the desired range for the area. This property has limited access via a common driveway from W. Producer Dr. through an easement over land owned by the Paramount Owner's Association. The Owner's Association will only allow a maximum of four(4)homes to have access through the easement,thus preventing a greater density on this site. Additionally, a maximum of four(4)homes are allowed to have access from a common driveway per UDC 11-6C-3D.1. For these reasons, Staff finds the proposed development in general conformance with the Comprehensive Plan without an amendment to the FLUM. TRANSPORTATION: The Master Street Map(MSM) does not depict any collector streets across this property. West Producer Dr. adjacent to the southern boundary of this site is a residential collector street. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed single-family detached dwellings consisting of 2,500-5,558 square feet with a mix of larger lot sizes (i.e. 0.33-0.56-acre) will contribute to the variety of housing options in this area and within the City as desired. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. Page 4 • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) The proposed larger homes on larger lots than typical will contribute to the diversity in housing types in this area. The proposed development offers a variety of lot sizes from 0.33-0.56-acre with home sizes consisting of 2,500-5,558 square feet. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) The proposed site design with larger lot sizes will provide a good transition in density and lot sizes to abutting smaller lots to the west. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed and existing adjacent uses are all single-family detached residential homes, which should be generally compatible with each other, thereby reducing conflicts and maximizing use of land. • "Support infill development that does not negatively impact the abutting, existing development. Infll projects in downtown should develop at higher densities,irrespective of existing development." (2.02.02C) Development of the subject property, which is part of a larger enclave area, should not negatively impact abutting existing development due to the larger lots sizes and density proposed. (This development is not downtown.) • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems with development of the subdivision;services are required to be provided to and though this development in accord with current City plans. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) A sidewalk exists to the south along W. Producer Dr. and a sidewalk is proposed with development within the street buffer along N. Meridian Rd. Because this site is within close proximity to both of these pedestrian facilities, which provide pedestrian connectivity to adjacent developments, no other pathways are proposed or required. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development of the subdivision. • "Eliminate existing private treatment and septic systems on properties annexed into the City and instead connect users to the City wastewater system; discourage the prolonged use of private treatment septic systems for enclave properties." With redevelopment of the site, the existing home is required to connect to City water and sewer service; the existing septic system and well should be abandoned. Page 5 • "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads,and promoting local and collector street connectivity."(6.01.02B) There are currently two (2)access points on N.Meridian Rd.for this property. With development, both of these accesses will be closed and access will be provided via a common driveway from the adjacent collector street(i.e. Producer) along the southern boundary of the site. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Development of a portion of the larger infill area will contribute to maximizing public services. VI. STAFF ANALYSIS A. ANNEXATION(AZ) The Applicant proposes to annex 2.0 acres of land with an R-8 zoning district,which is generally consistent with the MDR FLUM designation as discussed above in Section V. A legal description and exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. A combined preliminary and final plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with three(3)new single-family residential detached dwellings;the existing home is proposed to remain and be remodeled(see Section VIII). Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the subject property develops as proposed, Staff recommends a DA is required with the provisions discussed herein and included in Section IX.A. B. PRELIMINARY PLAT/FINAL PLAT(PFP): The proposed combined preliminary/final plat consists of four(4)building lots and one (1)common lot on 2.22 acres of land in the proposed R-8 zoning district as shown in Section VIII.B. A portion of the proposed subdivision is a resubdivision of Lot 5,Block 49,Paramount Subdivision No. 21. Proposed lots range in size from 0.33-0.56-acre with home sizes consisting of 2,500-5,558 square feet. The subdivision is proposed to develop in one(1)phase. Existing Structures/Site Improvements: There is an existing home with an attached garage and several outbuildings on the property. The existing home is proposed to remain;the attached garage and other structures are proposed to be removed. Prior to the City Engineer's signature on the final plat, all existing structures that don't comply with the setbacks of the district shall be removed. The existing home will be required to obtain a new address. It appears the existing home will encroach I+/-foot into the required 35-foot wide street buffer along N. Meridian Rd. If so, it's considered a nonconforming structure and is subject to the standards listed in UDC 11-1B-5. Dimensional Standards (UDC 11-2): The proposed plat, existing structures and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed lots comply with the dimensional standards of the district. If the existing home is unable to comply with the minimum setbacks of the district it may be deemed a Page 6 nonconforming structure as defined in UDC 11-IA-1. The symbols for the"adjacent lot line"and the "easement" appear to be the same on the final plat; change one of them to another symbol. Access: Access is proposed via a common driveway from W. Producer Dr., a residential collector street adjacent to the southern boundary of this site. A common driveway exhibit was submitted as shown in Section VIII.0 that complies with the standards listed in UDC 11-6C-3D; however,the setbacks for Lots 1 and 2 depicted on the exhibit do not all comply with the minimum setbacks for the R-8 district and a 35-foot wide landscape buffer is required, not a 25-foot wide buffer.The exhibit should be revised prior to the Council hearing to reflect compliance with the dimensional standards [i.e.the north side of Lot 2 should be the rear setback and the west side should be the side setback; the existing home appears to encroach within the rear and possibly the(south)side setback; the street buffer needs to be widened to 35-feet; and the fence along Meridian Rd.(if proposed) needs to be placed on the interior edge of the street buffer]. A perpetual ingress/egress easement shall be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of such should be submitted with the final plat for City Engineer signature. Alternatively,plat note#8 could be modified to include this information. Direct access via N. Meridian Rd., an arterial street,is prohibited. The garage for the existing home accessed via N. Meridian Rd. is being removed and a new detached garage constructed,which will be accessed from the common driveway. Use of the common driveway is dependent on obtaining an access easement from the Paramount Owner's Association for access over Lot 2,Block 49,Paramount Sub.No. 15 and Lot 3,Block 49, Paramount Sub.No. 21.A drat of the easement was submitted that has not yet been signed and recorded. Prior to signature on the final plat by the City Engineer,the easement shall be recorded and graphically depicted on the final plat with a recorded instrument number of the easement. Landscaping(UDC 11-3B): A 25-foot wide street buffer is depicted on the plat along N. Meridian Rd. The buffer is required to be widened to 35-feet in accord with UDC Table 11-2A-6 as Meridian Rd. is classified as an entryway corridor; the buffer should be landscaped in accord with the standards listed in UDC 11-3B-7C.Additional landscape design features are required within landscape buffers along entryway corridors per the standards in UDC 11-3B-7C.3f. The proposed buffer incorporates a 3:1 berm with a boulder wall at the back edge of the buffer at a maximum height of 3-feet.Alternative compliance may be requested to the width of the street buffer as set forth in UDC 11- 3B-7C.1 c, however, a reduction to the buffer width shall not affect building setbacks—all structures shall be set back from the property line a minimum of the buffer width required in the district(except for nonconforming structures). There are several existing trees on the site—where possible,existing trees are proposed to be retained; however, some will need to be removed with development as depicted on the landscape plan.Mitigation is required in accord with the standards listed in UDC 11-3B-10C.5; calculations demonstrating compliance with the aforementioned standards should be depicted on the landscape plan. Common Open Space& Site Amenities(UDC 11-3G-3): Because the site is below 5-acres in size, common open space is not required per UDC 11-3G-2. Pathways: There are no pathways depicted on the Pathways Master Plan for this site. A 10-foot wide multi-use pathway exists within the street buffer along Producer Dr. adjacent to the south boundary of the site. Sidewalks(11-3A-17): Five-foot wide detached sidewalks are typically required within street buffers along arterial streets. However,because ACHD is changing policy to require detached 10-foot wide Page 7 pathways along arterial streets in lieu of on-street bike lanes for safety reasons, Staff recommends a 10-foot wide sidewalk is required as a provision of the development agreement. Parking: Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. Because the attached garage is proposed to be removed from the existing home, Staff recommends a provision in the DA requiring a new garage to be constructed as proposed that provides parking in accord with UDC standards. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The landscape plan depicts existing fencing along the west boundary of the site. A 6-foot tall closed vision fence is depicted along the east boundary of the site at the back edge of the street buffer,which will need to be widened to a minimum of 35 feet. A 6-foot tall closed vision wood fence exists along the southern boundary of the site.A 6-foot tall cedar fence is proposed along the north boundary of the site, which should be depicted on the plans. Waterways: There are no waterways that cross this site.Any irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. The existing home is required to connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Pressurized Irrigation System (UDC 11-3A-I5): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances.Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A storm drainage report and Geotechnical En ink eering Evaluation was submitted with this application. Building Elevations: One(1) conceptual building elevation for Lots 2, 3 and 5 and one(1)conceptual elevation of the remodeled existing home on Lot 1 with a new addition and detached garage in a modern farmhouse design was submitted as shown in Section VIII.F. Building materials consist of hardi or LP board&batten siding mixed with 8"lap siding,merril stone and natural wood accents, and architectural ashphalt shingles with standing seam metal roof accents. Design review is not required for single-family detached structures. However,because the rear and/or sides of homes facing N. Meridian Rd. and W. Producer Dr.will be highly visible,those elevations should incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. VII. DECISION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement, and combined preliminary and final plat per the provisions in Section IX in accord with the Findings in Section X. Page 8 VIII. EXHIBITS A. Annexation Legal Description and Exhibit Map ANNEXATION FOR 2 NORTH HOMES A parcel nfland lying in the S 1/2 of the NE 114 cf Section 25, Township 4 Nort11. Range 1 West,Boise Meridian, Ada County,Idaho, said parcel being more particularlv described as follows. Corn mencing at a Brass Cap marking the NE corner of Section 25; 1hence clang the East Section line S.0°24' 56"W.,2.391.71 feet to a point monurnented by a 5f8 inch iron pin, said point being the POINT OF BEGINNING; Thence S.0'24' 56" VV., continuing along the east line of Section 25 209.45 feet to a point; Thence N 89'25' 24" W along the north line of lots 4 and 5 block 49 of Paran1tniiit Subdivision No_ 21 329.09 feet to a paint momimented by a 518 inch iron pin, `1`hcnce N.08 26' 3 9"E.,3 21.3 9 teet to a point being the north easterly most Corn or of lot 9 block 49 of paramount Subdivision No. 21 and monurnented by a 5/8 inch inin pin; Thence S.70' 3S' 47"E., 347.76 feet to the POINT OF BEGINNING, Said parcel contains 2.00 acres, more or less.and is subject to all existing ease icIiis and right-cf ways of record or implied, 15758 7-2r_z OF ► J. Page 9 ANNEXATION EXHIBIT DRAWING SHOWING A PORTION OF THE S. Y2 OF THE N.E. Y4 OF b SECTION 24, TOGETHER WITH LOT 5, BLOCK 49 CF PARAMOUNT SUBDIVISION NO. 21, FILED IN BOOK 105 OF PLATS PAGES 14235 THOUGH 14240, LYING IN THE E h OF SECTION 25, T.4N-• I= Fi.1 .. R-M-, ADA COUNTY IDAHO, 2022 ? 2. ,9 f 11 25 s . n � LEGEND �p wi;"ON LIYsr IJ IJ LOT LNZ PROPM:ED OE4E:OPuENi II FoLmo a/w f"reN 7n f I MuM BRAYS CAP z R �I* _ 4 FAUNA 1 J2•iRtlal PIN ' fF 6 CALCUL M Pt N7 N0jr SET r f MMD COPPER 7LOG z I I w tz 15758 I I �• ° — — Nag ss'za•w :mos, 254.12'; .S I 4 47- ■ g � w SQB']Y 16"E M12' ; GRAPHIC SCALE :5 8 Q.5 S }Q 1�0 �r W. PRODUCED DR. {n rMT) ��}} Fcn-pp50ryry 7L U1J.J. f�OWARD a�12,/toss �6r: � � �� � ANNEXATION Wrti°F,C f Rd }!4C MALL mwR 8r: oRurc xc x' Ax EXHIEPT A Page 10 B. Preliminary Plat(dated: 1/20/23) A, rx®.nrmaARY eLar BORDEAUX ESTATES SUBDIVLSION PARCEL OF LAND LYING IN THE SWTH 1/2 O THE NORTHEAST 1/4 OF SECTION 2�,ipGETHER INTH LOT 5,BLOCN 49 OF PARAMGUNT SUBOiw510N NO ]1,FIlER IN ROAD IDS OF ,1 PACES 1d]30 1HROl1GN CITY OF MERIDIAN,ADA COUNTY,IGAHO !C111 11 Lp •wmw I r `m om; s`\>.� v �� 401,11 azg 1 1 —.-1 MT w0>Es GRAPHIC scn� x _ _ O a,re reels aaw�a w CD _ ——— K.® T" trzry — • n ue uw,uuExT muw 40 LLJ ZZI »u aT,e ww .xn F°sn„c Poum� xo ze ` & me�iwn m .ul[ u[" •Ye t-xzvre erl eexe n. '�— lJne ioble EM. 81O PR� - ia ,.. — a .r> ELIMINARY ea a PLAT � w� _ PRD—HWa k AHD wlncu IN—ATRN NOT To CCw1RA- —ITE ENcweER xw o pp Page 11 C. Final Plat(dated: 1/20/2023) PLAT Book Page of BORDEAUX ESTATES SUBDIVISION PARCEL OF LAND LYING IN THE SOUTH 1/2 OF THE NORTHEAST 1/4 OF SECTION 25, TOGETHER WITH LOT 5, BLOCK 49 OF PARAMOUNT SUBDIVISION N0. 21, FILED IN BOOK 105 OF PLATS PAGES 1423E THROUGH 14240, T.4N., R.1W., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO c� 2022 ° NOTES y 1. DIRECT ACCLSS TD MEERoi AN ROAD IS PROMOTED. CP&F 110, 2, ALL LOTS COMMON TO A PUBLIC IRCHT of WAY.COMMON LOT 4 AND THE EKIENIOR 2017-072471 BOUNDARY OF THE SUBDIVISON HAVE A RN(10)FOOT WOE PERMANENT PUBLIC ` UTILITIES.PROPERTY BRAIN—A PROPERTY IRRIGATION EASEMENT,UNLESS M,,� DIMENSIONED OTHERWSE.SAID DRAINAGE AND IRRIGATON EASEMENTS ARE RESENTED 24 19 FOR THE BOROEAUK OWNER'S ASSOCIATION OR ASSIGNS, 25 30 3, EACH BIDE OP INTERIOR LOTS LINES HALF A FW(5)FOOT WIDE PUEUC UHUTEA ROPERTY DRNNACE AND PROPERTY IRRIGATION EASEMENT UNLESS DIMENBB— `0��, OTHERWISE.SAID DRAINAGE AND IRRIGATION EASEMENTS Afff RESERVED FOR YHE AD FAUX OWNER'S ASSOCIATION OR AS—S. 4. IN COME0—WITH IDAHO CODE SECTION 31-3805(1)(b)THE OWNER OE THIS ` 1 3 SRT 04> I 3 SVBOIt1510N HAS PROMIDED AN UNDERGROUND IRRIGATION SYSTEM.LOTS Wi MIN THE SVBOINSITRI ON WILL BE OBUGAM TOR ASSESSm,—FROM SETRERS IRRIGATION �^ DISCT FOR SAID IRRIGATION WATER. 5. HE PRESSURE IRRIGATION SYSTEM 1NTHIN TH15 DEVELOPMENT—BE OWNED& I� MAINTAINED BY THE BORDEAUX OWNER'S ASSOCIATION OR ABSCNS. I 6 ANY RESUBDMSION OF THIS 1-1 SHALL BE IN CONPLIANCE WTH THE MOST RECENTLY APPROVED SIROMSION STANDARDS OF ME CITY C4 MERIDIAN. ], AEf.1/2'IRON PINS MERE—ND LEHI LOT 5 BLOCN 49 OF PARAMOUNT II a1.13, �° SUBDPASbN AND WERE REPLACED WITH 51W IRON PINS AS NOTED•ry THE LEGEND, 8 LOT 4 SOCK 1 IS A COMM DN LOT THAT SHALL BE OWNW AND M—TANNED BY 25'LANPscAPE HDNE II BORDEAUX ESTATES OWNERS ASSOCIATION.THIS LOT IS SUBJECT TO A BLANNET BUFFER EASEMENT PERMANENT PUBLC UHUTIES EASEMENT DOOETHER'WTI A BLANKET INGRESS EGRESS SEM II O i �15 EAENT. LEGEND SECTION LINE 5j _ I — — SIBDIYISOJ BORMDARY Q ✓nr �' i LOT UNE ADJACENT LOT UWE F - EASEMENT $ / , MO 1 I n I3 Z a Y FOUNp BRA55 CAP .L 1 ® FOUND IM"IRON PIN ai bI L ,ET. OU�LOT L �_ `,y ' 1N < r "�L ® SET 5/B"K 24"IR]N PIN LS 15756 NE0'28'2TW SCO0 .OI.T N69'3B'20"W 104.OD' q ; I� $ '] —�———— z — a —— T w I p TY t575F! $ • SET 1/2'X 24"IRON PIN LS 16756 —— — fl + —— — I r ANTI yl-R••K3p' • CALCULAIEO PgNT-NOT SET h + 3 I K �M H•W O S18DIMSION LOT NUMBERS ADJACENT LOT NUMBERS O o \ •,�� `� / Line Table S' Curve Table L1 3.45' N51'49'05"W I Curve UWI RNd51e Delta Chad ll NU- CH--0 L2 SO4' S89'48'43'W CI 28.4S i5..0 5!N'38" N]6'25'52'W 225V HO 74`Hp I M e A I 13 M7� '1 SD'A'08-V All N 255.B1' 5t.00' 2B7'2]'U' Nee'3V 04'W 60L4 38NV N.'25 24"W 25,00' 03 U43' 25.OR' 53'41'36' SZ]"t5'4i r 2258' �RWT,OR 12.50'ACCESS EASET�IENT I LT 9.9]'3 C4 4].BB' 51.00' S3'46 20' N26'22'3D'W 46.15' 5063 W SSTATE ST..SEE.D IL :o C5 80.01' 51-' W 6V 16' N45'2E'WE 72.W RUSE,ID W703 11511' 7D5o' 20.OD' 131 p9' 25' O PnowE.(2OH)s4B_6937 _ _ C6 B0.2v 51A0' No 2fi 39"E 489'28'20 W 286.39' ENOINEFR 2].10'� SEE NOTE]M I PARAMOUNT SUD NO.21 c7 4].69 61.RR' 53 3A'52' S2'7'tY O6'W 45.97' AacERMAN-ESTVOID v — NO'24'S6'E 3 L2 7561 N RIY£RSIDE DR.SM.192 NO'24'S8"E GARDEN CITY,Ip AIDE D — 47,]0'� I �4].61' PHONE(20B)249-74 -- � PARAMOUNT SUB NC.15 E 1�4 CORNER OWNER/PEMELOPER 0 SECTION 25 2 WORTH HgnES LLC CPBcf ND.1 0 911 9511 GRAPHIC SCALE Po Box 6-——— _____ B T 15 30 60 120 PHONE, 6T703 ID 580'38'28'EJ PHONN E:(2[®)866-5466 40.00' W. PRODUCER DR. Sheet 1 of 3 Page 12 D. Common Driveway Exhibit—NOT APPROVED BORDEAUX ESTATES SUBDIVISION .3 > LEGEND ' PRGPERTT LINE �9 y i rti CEERLINE gE.t:u NT C7 c� I q ._ -------- g1yILPlN[SETEA�AC LINE �4Q �\� ® PROFERTT COWER �~ O m� I I I �^ 1 BUILD N5 AREA .1 dtl UTUR SHD i ` m7_ ® r� �I � � I� � qua• �®� 0Y1 INN G GE ��U ae J LOTz 4y W -0 _ ORIVELNAY ___ ,ry i I . '10 � r � E x�� g .!LESS ACCEaE \ I e� O m X uu POINT POINT \ \ II STING ❑NCP FUTURE SHOP N09'78'S®"w admd' I LOT N y 5'SIDE_BE1EfAGK 41 ACCESS O�IVE�AY I f 2 CCESS POINT 2L MI -0 F x oklvErr_�PC oiNT �C/ O I ` / I Ipl LOT 3 11 LOT 5 Q euILOING Ac=a �' fJI plllo+ly�„�AREA f: i M• IQ ,g N89'i5'7d'W 99�' � r s'1 PROJECT# x N.HAYFIELD _ICE`.�ETLL[K— DATE' L LXISTIWI FENCE 1_—._ EJCISi1NG F�TJGE Ns9•ze7o�w Ilbn' rx®sm' ?®80�— �ss`7axmw' Lf LxLxkk" ' Y�,1 �$ REVISIONS I � s EXISTIIW I_ANSCAPE BUfER DRAWN BY EXISYIN[.LdNSCAFE BUFFER mo _ ------ ----- ----�- - - SITE PLAN H.M.D. SHEET# �a S-1 Page 13 E. Landscape Plan(dated: 7/22/2022) HACK AOp TnW®6d ' L T f . 2011-1 FT 0 ONV NDRIVEWA A PLANT SCHEDULE • - CLu o L T sp Q Bw • o ' Q w..em�w�ouue.� xy I •w�.ep•�srJ..ouw.xe� sy C J LANDSCAPE PLAN EL �Lst1—Ll—i� mL100 II Page 14 F. Conceptual Building Elevations Lot 1 Existing House/ ReModel and Addition (Change front of home to access private drive), New Addition and Detached Garage with Pergola 3838 SF �V and 2r° Floor) 12210 5F (Basement) -- -� 4Chhri 4a'rWi o�o«o< WPt Ele Um �g.:sr�.rt�.gp •--� I II T .�.�, Page 15 Lots 2, 3, 5 Proposed New Homes 2,500- 3,500 SF r f � r s Design Criteria: Modern Farmhouse Design Exterior Finishes: Architectural Asphalt Shingles(Main Roofs) Standing Seam Metal Roofs (Shed Roofs) Black Exterior Windows Natural Wood Elements (Posts and Accents) Siding-Hardie or LP Board & Batten Siding/Mixed with 8" Lap Siding Merrill Stone Natural Page 16 IX. CITY/AGENCY COMMENTS & CONDITIONS The Applicant shall revise the common driveway exhibit in Section VIII.D per the analysis in Section VI.B prior to the City Council hearing. A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the combined preliminary/final plat, common driveway exhibit, landscape plan and conceptual building elevations included in Section VIII and the provisions contained herein. b. The existing home shall connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. c. The address of the existing home shall change with development. d. Provide a 10-foot wide detached sidewalk within the required street buffer along N. Meridian Rd. e. A new garage for the existing home shall be constructed in accord with the off-street parking standards listed in UDC Table 11-3C-6 for single-family detached dwellings. f. The rear and/or sides of homes facing N. Meridian Rd. and W. Producer Dr. shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections, recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets. 2. The final plat submitted with the final plat for City Engineer signature shall include the following revisions: a. Depict a 35-foot wide street buffer along N. Meridian Rd., an entryway corridor,per UDC Table 11-2A-6, in a permanent dedicated buffer or a common lot. The buffer shall be measured from the ultimate curb location as anticipated by ACHD. b. Depict a 10-foot wide detached sidewalk within the street buffer along N. Meridian Rd. with an average minimum separation of greater than four(4)feet to back of curb. c. Note#8: Modify the blanket ingress-egress easement to include the requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment; or, submit a copy of a separate recorded easement as noted below in condition#5. d. Depict the location of the ingress-egress easement over Lot 2,Block 49,Paramount Sub.No. 15 and Lot 3,Block 49,Paramount Sub.No. 21 and include the recorded instrument number of the easement. e. The symbols for the"adjacent lot line"and the"easement"appear to be the same on the final plat; change one of them to another symbol. Page 17 3. The landscape plan submitted with the final plat for City Engineer signature shall include the following revisions: a. Depict a 35-foot wide street buffer along N. Meridian Rd., an entryway corridor,per UDC Table 11-2A-6,measured from the ultimate curb location as anticipated by ACHD, landscaped in accord with the standards listed in UDC 11-3B-7C. Depict additional landscape design features within the buffer in accord with the entryway corridor standards in UDC 11-3B-7C 3f. Also, depict the future curb location as anticipated by ACHD. b. Include mitigation information for all existing trees being removed from the site in accord with the standards listed in UDC 11-3B-I0C 5. c. Depict a 6-foot tall wood fence along the northern boundary of the site as proposed. d. Depict fencing(if proposed)at the interior edge of the street buffer along N. Meridian Rd. 4. The common driveway shall comply with the standards listed in UDC 11-6C-3D. 5. All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC H- 3A-6B.3. 6. A perpetual ingress/egress easement shall be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of such should be submitted with the final plat for City Engineer signature. Alternatively, modify plat note#8 as noted above in condition#2c. 7. All existing structures,excluding the existing home,that don't comply with the setbacks of the R-8 zoning district listed in UDC Table I1-2A-6 shall be removed from the site prior to submittal of the final plat for City Engineer signature. If the existing home encroaches within the required setback along N. Meridian Rd., it shall be deemed a nonconforming structure subject to the standards listed in UDC 11-I B-5. 8. Approval of a combined preliminary and final plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the combined preliminary and final plat. Upon written request and filing by the applicant prior to the termination of the period,the director may authorize a single extension of time to obtain the city engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two (2)years as determined and approved by the City Council may be granted. With all extensions, the director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of this title. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A streetlight plan will be required for the development of this property. 1.2 Provide second valve on 12" main in W. Producer Drive to the east side of the connection point. 1.3 Water and sewer in parallel require a minimum 30'easement 1.4 If a well is located on the site it must be abandoned per regulatory requirements. 1.5 Do not have bends in the ROW for the water service line. In this case it will be allowed to have the service tie into the main at an angle that is not perpendicular to the main. Also make sure the proper separation between water and sewer services is provided. 1.6 Sewer services must be 90 degrees to the main or connected to the manhole. Page 18 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping, amenities, etc.,prior to signature on the final plat. Page 19 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.19 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. 2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 20 C. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.ory WebLink/Doc View.asp x?id=290 741&dbid=0&repo=Meridian City D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciN.org/WebLink/DocView.aspx?id=291407&dbid=0&re2o=MeridianCiU E. ADA COUNTY DEVELOPMENT SERVICES(ACDS) https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=290567&dbid=0&repo=MeridianCity F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=293548&dbid=0&repo=MeridianCiU G. ADA COUNTY HIGHWAY DISTRICT(ACHD) TIS: https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=290366&dbid=0&repo=MeridianCiU https://weblink.meridianciU.org/WebLink/DocView.gyp x?id=290371&dbid=0&repo=MeridianCiU X. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Director finds the Applicant's request to annex the subject property with R-8 zoning and develop single-family detached dwellings on the site at a gross density of 1.9 units per acren is generally consistent with the Comprehensive Plan per the analysis in Section V. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Director finds the proposed map amendment to R-8 and development generally complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The Director finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent single-family residential homes/uses also zoned R-8 in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Director finds City services are available to be provided to this development. Comments were not received from WASD on this application but due to the small number of lots proposed, the impact should be minimal. Page 21 5. The annexation(as applicable)is in the best interest of city. The Director finds the proposed annexation is in the best interest of the city. B. Combined Preliminary/Final Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) The Director finds the proposed plat is in conformance with the UDC and generally conforms with the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Director finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Director finds the proposed right-of-way dedication for the expansion of N. Meridian Rd. is in conformance with the IFYWP to widen Meridian Rd. to 3-lanes from McMillan Rd. to SH-20126 (Chinden Blvd.). 4. There is public financial capability of supporting services for the proposed development; The Director finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Director finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Director is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 22 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Linder Storage Condos (H-2022-0091) by EVstudio, located at 300 N. Linder Rd. Application Materials: https:Hbit.ly/H-2022-0091 A. Request: Annexation of 0.98 acre of land with an I-L (Light Industrial) zoning district.B. Request: Vacation of the 30-foot wide easement along the east boundary of the property. PUBLIC HEARING SIGN IN SHEET DATE: May 4, 2023 ITEM #ON AGENDA: 5 PROJECT NAME: Linder Storage Condos (14-2022-0091) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING May 4,2023 Legend DATE: Project Lorca tear TO: Planning&Zoning Commission lei FROM: Sonya Allen,Associate Planner - 208-884-5533 ------ - ---� SUBJECT: H-2022-0091 ' Linder Storage Condos—AZ,VAC LOCATION: 300 N. Linder Rd. in the SW 1/4 of Section 12,T.3N.,R.1 W. V' FRANKLJW _ I. PROJECT DESCRIPTION Annexation of 0.98-acre of land with an I-L(Light Industrial)zoning district; and vacation of the 30-foot wide easement along the east boundary of the property. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 0.98-acre Future Land Use Designation General Industrial Existing Land Use Rural residential property Proposed Land Use(s) Self-service storage facility Current Zoning R1 in Ada County Proposed Zoning I-L(Light Industrial) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 1/16/23 History(previous approvals) Lot 4,Heppers Acre Subdivision Page 1 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no • Existing Conditions Linder Rd.is fully improved with 5-travel lanes,vertical curb, gutter&7'attached sidewalk.No additional improvements or right-of-way dedication is required with this application. • CIP/IFYWP NA(no further improvements required) Access(Arterial/Collectors/State Access is proposed via Linder Rd. H /Local)(Existin and Proposed) Proposed Road Improvements None Fire Service No comment. Police Service No comment. C. Project Maps Future Land Use Map Aerial Map Legend 0 Legend ,�H _ Project Lucatvn }IGI CE: •�'r�Y '''Ch1=' '� �;•r Wxed E-mPI , t r f{t, Y'f FRANI{LJN-RD Page 2 Zoning Map Planned Development Map Legend Legend Project Lneafion L- PPrcjent Lucoffor +_ City Limit (IR — se Flk3n d Flam er, - ----- - T o I 7 ------ ----- VT i ---- I-L �z ;« R1 -L -- Y'f FRAFl4LOW = W.: RANK UHF C- - RJR= III. APPLICANT INFORMATION A. Applicant: Julie Miller,EVStudio—725 E. 2nd St., Meridian, ID 83642 B. Owner: Greg Herman—300 N. Linder Rd.,Meridian,ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 4/19/2023 Radius notification mailed to property owners within 300 feet 4/14/2023 Public hearing notice sign posted 4/17/2023 on site Nextdoor posting 4/14/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is currently designated as General Industrial on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex,and incidental retail and offices uses. In some cases,uses may include processing, Page 3 manufacturing,warehouses, storage units, and industrial support activities. Sample zoning include: I-L and I- H. TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this property. PROPOSED USE:The Applicant proposes to annex the subject property with an I-L zoning district and develop the site with two(2) structures containing a total of eight(8) self-service storage units consistent with the General Industrial FLUM designation. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer of the property proposed to be annexed with development in accord with UDC 11-3A-21. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) With development, a landscaped street buffer will be required along N. Linder Rd. and buffering and screening will be required to the residential property to the north in accord with UDC standards. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The operation of the proposed storage facility should be fairly low-impact due to the number of units and should be generally compatible with the birthing center to the south, residential use to the north and industrial uses to the east and west. The required buffer to the residential land use to the north should minimize conflicts between land uses. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will be required to connect to City water and sewer systems with development;services are required to be provided to and though this development in accord with current City plans. • "Require appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.)."(3.07.01C) A 25 foot wide street buffer is required to be provided with development along N.Linder Rd., an arterial street,per UDC Table 11-2C-3, landscaped per the standards in UDC 11-3B-7C. • "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity."(6.01.02B) The Director recommends a cross-access/ingress-egress easement is granted to the property to the north for future access via Linder Rd. through the subject property to reduce access points on the arterial street(i.e. Linder Rd.). Page 4 • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Curb, gutter and sidewalk was recently constructed with the road widening project along Linder Rd. Hook-up to City water and sewer service is required with development. VI. STAFF ANALYSIS A. ANNEXATION(AZ) The Applicant proposes to annex 0.98-acre of land with an I-L(Light Industrial)zoning district consistent with the FLUM designation of General Industrial. A legal description and exhibit map for the annexation area is included in Section VIII.A. The subject property is one of a few lots in a larger enclave surrounded by City annexed property. Annexation of this land will provide more efficient provision of City services. Industrial uses zoned I-L exist to the west across N.Linder Rd. and to the east; a single-family residence exists to the north zoned R1 in Ada County; and a commercial birthing center exists to the south in the C-C zoning district. There is an existing home and accessory buildings on the site that are proposed to be removed with redevelopment of the site. There is also a 30-foot wide easement depicted on the Heppers Acre Subdivision plat along the east boundary of the site that is proposed to be vacated with this application (see Section VIII.D, E and analysis below in Section B). The type of easement is not defined on the plat. Conceptual Development Plan: The conceptual development plan shown in Section VIII.B depicts the proposed structures, associated parking, driveway access, drive-aisles and green space for landscaping. The Applicant plans to develop the property with two(2)buildings for self-service storage containing a total of eight(8)units. These units will be designed to accommodate RV's,boats, cars, etc. with large overhead doors and separate man doors to each unit. Compliance with the dimensional standards listed in UDC Table I I-2C-3 for the I-L district is required. Changes are necessary to the concept plan as detailed below under the Access section. Specific Use Standards: A self-service storage facility is listed as a principal permitted use in the I-L district per UDC Table 11-2C-2, subject to the specific use standards listed in UDC 11-4-3-34,as follows: (Staff's analysis in italics) A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this Title. C. The distance between structures shall be a minimum of twenty-five(25) feet. 30 feet is provided between the two structures. D. The storage facility shall be completely fenced,walled, or enclosed and screened from public view. Where abutting a residential district or public road, chain-link shall not be allowed as fencing material. The proposed storage units will be enclosed. E. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m.A residential district abuts the property on the north. F. A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall Page 5 be provided as set forth in subsection 11-3B-9.0 of this Title. The facility abuts a residential use to the north; the Applicant request City Council approval of a buffer reduction to 5-feet. G. If the use is unattended,the standards in accord with Section 11-3A-16, "self-service uses",of this Title shall also apply. The use will be unattended. H. The facility shall have a second means of access for emergency purposes as determined by the Fire Marshal. The Fire Marshal has determined one access is sufficient with the proposed turnaround. I. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. J. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. K. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000)feet from a hospital. There are no hospitals within 1,000 feet. Access: One(1) full driveway access exists to this site via Linder Rd.that is proposed to be reconstructed and narrowed to 30-feet in width. The intent of the UDC(11-3A-3)is to improve safety by combining and/or limiting access points to arterial streets to ensure motorists can safely enter all streets. Where local street access is not available, the property owner is required to grant cross-access/ingress-egress easements to adjoining non- residential properties.Although the use to the north is currently residential,it's anticipated to change to a non-residential use at some point in the future. The use to the south is commercial; as a provision of the development agreement, a cross-access/ingress-egress easement was required to be provided to the subject property at the time of future construction on the site and/or expansion of the existing parking lot,which has not occurred(AZ-09-004). In accord with UDC 11-3A-3, Staff recommends as a provision of the development agreement, driveway stubs are constructed to the north and south property lines and a cross-access/ingress- egress easement granted to the properties to the north(Parcel#R3579000015) and south(Parcel #R3579000025)in an effort to combine and limit access points to the arterial street(i.e.Linder Rd.). Copies of the recorded easements should be submitted with the Certificate of Zoning Compliance application for the proposed use.With a future development application,ACHD recommends the existing driveway is closed and a new driveway is constructed in alignment with the driveway on the west side of Linder Rd.A revised concept plan should be submitted prior to the Commission hearing consistent with ACHD's and Staffs recommendations. A fire truck turnaround is proposed on the site as shown on the conceptual development plan. Sidewalk/Pathway: An attached 7-foot wide sidewalk was recently constructed along N. Linder Rd. along the frontage of this site. The Pathways Plan designates a 10-foot wide detached multi-use pathway in this area. Because the sidewalk was recently constructed,the Park's Dept. does not recommend it's removed and a new pathway constructed in its place at this time. If a new pathway is constructed in the future,there should be adequate room within the existing right-of-way(11'+/-) for the pathway without dedication of a public use easement. Parking: Self-service storage facilities do not require parking unless there is an office associated with the use,which there is not. The concept plan depicts nine(9) off-street parallel parking spaces. Based on the number of proposed parking spaces, a bicycle rack capable of holding a minimum of one(1)bicycle is required per UDC 11-3C-6G that complies with the design standards listed in UDC 11-3C-5C. Landscaping: A 25-foot wide street buffer is required to be constructed along N. Linder Rd., an arterial street,measured from back of sidewalk, landscaped per the standards listed in UDC 11-3B-7C. Page 6 Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. A minimum 5-foot wide buffer should be provided along the east property boundary unless the requirement is reduced or waived by the Director for truck maneuvering areas as set forth in UDC 11-3B-8C.1a. A 25-foot wide buffer is required to the residential land use to the north as set forth in UDC Table 11- 2C-3 and 11-4-3-34F,landscaped per the standards listed in UDC 11-3B-9C. The Applicant requests City Council approval of a reduced buffer width from 25-to 5-feet adjacent to the residential use to the north as allowed by UDC 11-3B-9C.2 with notice to surrounding property owners.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the I-L district(i.e.25-feet). Landscaping is required along the multi-use pathway adjacent to N.Linder Rd.per the standards listed in UDC 11-3B-12C. There are existing trees on this site that may require mitigation if removed per the standards listed in UDC 11-3B-10C.5. Waterways: The conceptual development plan depicts an existing irrigation ditch on the eastern portion of the site. All ditches not being used as a water amenity or linear open space must be piped as set forth in UDC 11-3A-6. Floodplain: A portion of this project is within the Meridian Floodplain Overlay District. A floodplain development permit with base flood elevations and flood protection elevations will be required. Fencing: The conceptual development plan depicts existing vinyl fence around the perimeter of the site. Elevations: Conceptual building elevations were submitted for the proposed structures as shown in Section VIII.C. The structures are proposed to be pre-engineered metal frame buildings,which will be designed with large overhead doors and man doors for each unit. Building materials are proposed to consist of stucco in two(2)different colors with reveals, fenestration and stone veneer wainscot. The design of the structures is required to comply with the design standards in the Architectural Standards Manual(ASM). Staff recommends the design is required to comply with the design standards for commercial buildings rather than industrial buildings because the property fronts on an arterial street(i.e.Linder Rd.) and will be highly visible.Detailed review of the elevations for compliance with these standards will take place with the Certificate of Zoning Compliance and Design Review application prior to submittal of an application for a building permit. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops as proposed and recommended with this application, Staff recommends a DA is required with the provisions discussed above and included in Section IX.A. B. VACATION(VAC) The Applicant proposes to vacate the 30-foot wide easement along the east boundary of the property depicted on the Heppers Acre subdivision plat in Section VIII.D. The easement is not defined on the plat and it seems utilities may not have been installed within the easement area. The Applicant proposes to vacate this easement so that the east building can be constructed closer to the eastern boundary of the site within the existing easement area. A legal description and exhibit map of the easement proposed to be vacated is included in Section VIII.E below. Relinquishment letters need to be submitted from all potential easement holders in order for City Council to approve the proposed easement vacation.If relinquishment letters aren't received prior to the Council hearing,the Applicant should request continuance to a later hearing date. Page 7 VII. DECISION A. Staff: Staff recommends approval of the proposed Annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X; and approval of the vacation request if relinquishment letters are received from all potential easement holders prior to the City Council hearing. Page 8 VIII. EXHIBITS A. Annexation Legal Description and Exhibit Map do ACC URATE $�lYI?I�� i MJ�I'llElk • M.22-171 Alkdrrealiiaa Land Dmcripiion A parcet of land being Lot 4 of Happen Acre Si bdivi,%ian.Book 19 of Plum Pates 1299 and 1294. Records al'Ada[:nuney,and a pion of North Lindcr kmda lying within the&awhwest Quaker of the Scathw t Q mtuw of swe n 12.Town!hip 3 North.RKWC 1 Nest,Boise Mcridim City of McTidiam Ada County,lanha,being neon Ise-ticulnrly dosM'hed as fspllows: Commeareir lim the fmmd 4 ittt:h atturli.otrtn tiOp ant nurnw#inWhalt,la►wlecl PLS 1029L ut the 5.rna4lrwrst cormv of Sectifn 12.T.3N..R.LW.. R.M.t-inm v%hich the round 3 ireh brass cap in mph4 labeled PLS 50V-al dw Quarur evEtw convnwn to T,3N,R.I W..BLM"bears N W 31'39"E a dtstaacc of 2645.87 feel,thcacx N 00131'3r E s]oug the swtkm line a-Llista 3cc of 922.75(cc w"REAL P(MM OF BEG)N NING, Theme X 00'3 t'19"E along said wtiun liar and t1m coataellnc oCNorth Linder R&W for a diMmrc of 120,M, Thume S W 13'S2"t for a dituk a of 35W litx#to Lhe Nona ras!comer Df surd in4 4,used by s Ct..M,iron pin with a 2 imh mrJ main=cap 10)ele d PLS 11463,w1ua brM 5 00'39'53"W a diywwc of 1 DO fret; 1-hence S W 38'53"W aSong the Fast line of said lot.4 for a disuuwe of 12,100 foci rah a fob 5110' Eftch heat Isar with n plastic carp labeled P[S 12035 of the sautheasl a}nw of said lot ; Z'h"jae N 88" 13'4$"w a1mg the souffi line of said k4 4 Fsra di_sLanac of 356-37 fi�ct to a found LA inch iron lea with pLic cap labeled PU,9 11463 to Ilm REAL POINT OIL KG 1N3VINQ Staid pane!contains p_982 acm or 47,770 tq u=foc4 mare-Df loss. $r 162D .iNwh�i�Ep�+SL.9oee,IV 83702•Rhona ZO9.4N6,�7- www.w.wammmry x ra f:tvn Page 9 AJV1V_XA T101V MAR LOT 4, 9LOCR 1, HEPPERS ACRE SU601115YON, L HOOK 79 OF +ALA TS PAGES 12.48-1299. ADA COUNTY RECORDS � Q AND A PORT N OF NORTH LINDER ROAD.L?7NG WHIN 7?4E SW 114 OF THE SW 114 SECTION T2, T.3N., R-?W, 8.Ud ifq I � ��� � COUNTY OF ADA—STATE OF IDAHO ,r 2-1T•2 SCALE: ?"=e0' 11 12 W PINE AVE. 4., °F 0 fl- --— G4N J.D� ' CORNER �FLS 5002 LEM0 eau�vaAer aa+rs �,� LJ PAR[ Lim ,S 88'1.352" E 356.62' forma .3"a+�.�ss CAP .waut.hwr�xr, qy DY ASnWALT. PLS SM2 ic..,. a FOUND 4"AtfAIAMW CHIP � av A&RHALT. PLE t029 _ FOUAV 51,6`ADD AM �, � HEYPER'S ACRE SUBDlAWON WTH PLASric G{P, P1.S' 1=45 • FQt M 112"1i7M PK NO CAP SE'F PLAST+C CAA. PLS 17493 py ❑ INdUUW R R�. ❑ to p SE F 5/w$UK Pm W FN 12,770E SF OD 2"A(,I WW M! CAP, PLS 0146i }' 0_982f AC d eucuLATED PGwF GPLATFrO LOF MVV6ER � D ) $ Aas. FMT AF R crr"uaG W.a as F 55 CMAER a IV 88"1,349 W .3,56.37' � p 11 12 ` � ` r � � ACCURATE 14 13 W FRANCLiN RD_ w r iUt�VEYIHB � MAPPINS CORNER d 1526 W.Washington St. pi r029 ti 9ois2 Idaho 42 7 ;208}aag 4227 Ott VIt% wrnu.a c�u ra t e s u ruAyc k 3.Ce]f f Y DATE:FEBRUARY.2023 10B 22-171 Page 10 B. Conceptual Development Plan—NOT APPROVED 1 ffi._.. VICINITY MAP Wstudio �o FRANKLIN RD Z REDUCED LS BUFFER APPROVED } Q w�BY ADJACENT PROPERTY OWNER $ () 4 EXISTING RESIDENCE(R-1) 4[red 23'= 92'-0" LLJ J o Q a EXISTING VINYL FENCE Q 4 e 35'-0 � - - EXISTING 4 PROPOSED LIGHT HEPPER'3 ACRE FIRE TRUCK r' IRRIGATION DITCH W 1.': N INDUSTRIAL �' SLIB0I VISION URN AROUND M �' (� a EXISTING LIGHT ❑ ma LIN9 INDUSTRIAL(I-Li p- 25-0 ,ms �_ ?A W LS BUFFER J Z w Q NEN STORAG CONDOS •NEW STO GE CON S CREAMLINE PARK z SUBDIVISION m (4}-30' fif)' (4J dsa'x 60' BLOCK 1 35'-0' 30'-0" 30'-0" 3d-0" 30'-0" I 30'-0^ 27'-0 '� 2 - _ EXISTING NON-DEDICATED EXISTING 35'-0" 12$•_0 A� EASEMENT TO BE VACATED 1 VINYL FENCE 117-0" SETBACK EXISTING COMMUNITY BUSINESS(C-0) RECORD OF SURVEY No.BEOV 6 PRELIMINARY f�l PRE SITE PLAN Ala0 Page 11 J FLOOR PLAN NOTES EVStudio RATED WALL LEGEN6 of , i ei of 0 A — VNJ LLI OLi _6 J 0 0 Z U 223061 4� AL e _ FIRST PLODR PLAN 9UILDING 1 1 �_w Q A101 FEMA Overlay: EVstudio FEMAZONEA V91A z EXISTING RESIDENCE(R-1) Q EXISTING Q —_ VINYL FENC 0 Lu PROPOSED LIGHT - Lu INDUSTRIAL-L - HEPPE ACRE Q SUBDIVISION EXISTING LIGHT .LINGER INCU�TRL4_.I-Li O (/) CNEAMLINE PARK Q 1E'—T'�RFGECONDJS NEW STORAGE GONDOC gDBOIVI4ION LLJ z E!J ILDING i BUILOING2 BLOCKI Q Z o J Z gE E2BV61 I'IJI,ITI EUSIN—[CL� na nv.asoo �" -F "L i � A100.1 Page 12 C. Conceptual Building Elevations Q Q Q Q Wstudio sue, o 0 z r� O n .e W 7 Q Q Q 7 O Q I I � O - CO Ctf Q rc n - —� Z ILL s J z� 226(161 =Q:o �91 8 BUILD 8 - A2301 Q Q Wstudio ` o a w 0 Q O0 U) - � w p ao Z_ z� 2213061 J z� _ i�rv9 A202 Page 13 EVstudio D,-.C* E—e 00, wff=,L 303b77.72/.2 I�ath�r�iawn nr�ma4tlh¢m ALE h ALE hE2.ER - Ii/em11e®ermtlamn �naee�zavrio�e W CD " 3i�PERSPECTNE VIEW coF 11 L4 LU w� �w 22BOGI �TTs�w 4 FR4NT PERSPECTNE V-'- Page 14 D. Heppers Acre Plat Depicting Easement Proposed to be Vacated ro f'' V Rai I rood Right_ 8{_ Way 88.5VE-31a27'--- --- r I ap �. 591# 9 lk � seepo' l!I I 586.59'E I rn 2 ZE [ Q W ti Q a ' If"7 o m cn v 0 ? f 386•69' I n o m n ry n A j S flg•99 E — a � � Q a 4 z s = N BO-M'E mCDI 3 r r z i f e I m + _ ^ H - f 5750•E a I � �gwati� SB7'50'W35425• -�'� slltA N N � y � r 9 I m a •T Y 14 13 �•s• 1h 3❑ �, �.P•� I Page 15 E. Easement Proposed to be Vacated rEe � f �v ACCURATE SURVEYING & MAPPING "'r g y cE Job No.22-171 Utility Easement Vacation description An easement to be vacated over and across a portion of Lot 4 of Heppers Acre Subdivision as recorded in Book 19 of Plats at Pages 1298 and 1299, Records of Ada County, said parcel is located in the Southwest Quarter of the Southwest Quarter of Section 12,Township 3 North,Range 1 West of the Boise Meridian,Ada County, Idaho,being more particularly described as follows: Commencing at the found 4 inch aluminum cap monument at the corner common to Sections 11, 12, 13 and 14,T3N, R1W from which the found 3 inch brass cap monument in asphalt at the quarter corner common to Sections 11 and 12,T3N,R1W bears N 00'32'39" E a distance of 2645.87 feet; thence N 00'32'39" E along the section line for a distance of 922.75 feet;thence 5 88° 13' 49"W for a distance of 326.37 feet to the REAL POINT OF BEGINNING; Thence N 00'38'53" E for a distance of 120.00 feet; Thence 5 39' 13' 52" E along the line common to Lots 3 and 4 for a distance of 30.01 feet to the northeast corner of Lot 4 witnessed by a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463,which bears 5 00°38'53"W a distance of 1.00 feet; Thence S 00'38' 53"W for a distance of 120.00 feet to a found 5/8th inch iron pin with a cap plastic cap labeled PLS 12025 at the southeast corner of Lot 4; Thence N 88'13'49"W along the line common to Lots 4 and 5 for a distance of 30.01 feet to the REAL POINT OF BEGINNING. Vacated Easement contains 0.083 acres,or 3,601 square feet, more or less. 11463 zq•23 a OF lad AN J. ID Page 16 -EXHIBIT MAP 30' WIDE UTILITY EASEMENT VACATION ACROSS A PORTION OF LOT 4, BLOCK 1, HEPPFRS ACRE SUBDIVISION, BOOK 19 OF PLATS, PAGES 1298-1299, ADA COUNTY RECORDS N� LYING WITHIN THE SW 114 OF THE SW 114 SECTION 72. T.3N., R.7W., B.M. ° \S £� G COUNTY OF ADA--STATE OF IDAHO o 0 a 1146 3 11 12 W. PINE AVE. ul 3.24;z O SCALE: 1"—W �/9�OF 1 I PLD5 5 q 062 O AN L 1 I' W.C. 4) PLS h I N 483 LEGEND P TL" SECTION LINE HEPPER'S ACR€ SUBDlV151C4V ryPARCEL LINE DL7/Zj� w 30'UTI wrDE IG �.� EASEMENT � � � z 300 N. UNDER RD. UTILITY3 FOUND 3" BRASS CAP - EA51 rnEN r , MONUMENT IN ASPHALT o TO 8E VACATE O RECORD OF SURVEY No. 13460 !n JR FOUND 4" ALUMINUM CAP z I MONUMENT IN ASPHALT• FOUNO 5/B" IRON PIN, 49 £ 36.3T WITH PLASTIC CAP, AS NOTED -- P 0 A CALCULATED POINT I O 2Lo25 G) PLATTED LOT NUMBER P.O.B_ POINT OF BEGINNING 44 -3 2W.C. WITNESS CORNER _ _ _W. FRANKLIN RD, s S 10 LINE TABLE � r 1 f � ACCURATE CORNER \S 0,y AS1029 ® / LINE BEARING BISTAN L 1 CE ti � ... a SURVEYING & MAPPING S 88'13 52 E 30.01 1520 W.wa5Ki gton St. L2 N 88'13 49" W 30.01' �.-� Boise,Idaho 2zoz (208)488-4227 'left VIt', www.acc u rates u rveyors.co m ' DATE.MARCH,2023 J0622-171 Page 17 IX. CITY/AGENCY COMMENTS & CONDITIONS Relinquishment letters need to be submitted from all potential easement holders in order for City Council to approve the proposed easement vacation. The hearing may need to be continued to a later date if relinquishment letters aren't received prior to the hearing. The Applicant should submit a conceptual development plan for the site that complies with ACHD's and the City's comments pertaining to access and cross-access prior to the Commission hearing. A. PLANNING DIVISION I. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plans included in Section VIII,Unified Development Code standards, design standards in the Architectural Standards Manual and the provisions contained herein. b. Comply with the specific use standards for self-service storage facilities listed in UDC 11-4-3-34 and the standards for self-service uses in UDC 11-3A-16. c. The existing driveway via N. Linder Rd. shall be closed and a new driveway constructed in alignment with the driveway on the west side of N. Linder Rd.,unless otherwise approved by the City and ACHD. d. A driveway stub shall be constructed to the northern property line and a cross-access/ingress- egress easement granted to the property to the north(Parcel#R3579000015) in accord with UDC 11-3A-3A.2. A copy of the recorded easement should be submitted to the Planning Division with the Certificate of Zoning Compliance application for the proposed use. e. A driveway stub shall be constructed to the southern property line and a cross-access/ingress- egress easement granted to the property to the south(Parcel#R3579000025)in accord with UDC 11-3A-3A.2. A copy of the recorded easement should be submitted to the Planning Division with the Certificate of Zoning Compliance application for the proposed use. f. A 25-foot wide buffer shall be provided to the residential land use to the north(Parcel #R3579000015)as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B-9C,unless otherwise approved by City Council.Note: The Applicant requests City Council approve a reduced buffer width of S feet with this application. g. Mitigation is required for existing trees on this site that are removed as set forth in UDC 11-3B- IOC.S. h. The storage facility hours of public operation shall be limited to 6:00 a.m.to 11:00 p.m. as set forth in UDC 11-4-3-34E as long at the property abuts a residential district. i. Future structure(s)on the site shall comply with the non-residential design standards in the Architectural Standards Manual for commercial districts(i.e. CD). j. The existing irrigation ditch on the eastern portion of the site shall be piped or otherwise covered as set forth in UDC 11-3A-6. Page 18 k. A floodplain development permit with base flood elevations and flood protection elevations shall be required with a future development application. B. PUBLIC WORKS I. A streetlight plan will be required for the development of this property. 2. Additional 250 gpd committed to model. WRRF decline balance is 14.60 MGD 3. Pressure Zone—2 4. Estimated ERU- See Application 5. Water Quality Concerns—None 6. Project Consistent with Master Plan—Yes 7. Single structure,multi-tenant units that are for rental only should have a single City meter. Provide one meter for each building. 8. Only have one connection to the main in Linder rd. Bring an 8" stub and "dog leg" it on the property. Make water service connections to this stub. Max distance between the dead-end and the service connection should be 3'.No blow-off is needed. 9. The 8" dog leg will require a 20'easement with the water main centered in the easement. 10. Water services require a 20'easement up and 10'beyond the water meter. 11. If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. 12. Additional 250 gpd committed to model. WRRF decline balance is 14.60 MGD 13. Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls,fences, infiltration trenches, light poles,etc.) are built within the utility easement. 14. Property is in the Meridian Special Flood Hazard Area-A floodplain permit and elevation certificates will be required. Flood protection elevation is 2 feet above Base Flood Elevation. C. ADA COUNTY DEVELOPMENT SERVICES https:llweblink.meridiancity.orglWebLinklDocView.aspx?id=294157&dbid=O&repo=MeridianCiiy D. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancity.orglWebLinklDocView.aspx?id=294153&dbid=O&repo=MeridianCiiy E. NAMPA-MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancioy.orglWebLinklDocView.aspx?id=294320&dbid=0&repo=MeridianCity F. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.m eridia n c i ty.orglWebLinklDocView.aspx?id=2 9 4 3 5 2&db id=0&rep o=Meridia n City Page 19 I. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Director finds the Applicant's proposal to annex 0.98-acre of land with I-L zoning for the development of a self-service storage facility is consistent with the General Industrial FLUM designation for this property. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Director finds the proposed map amendment to I-L and conceptual development plan generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street(i.e. Linder Rd.). 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The Director finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Director finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Director finds the proposed annexation is in the best interest of the City. Page 20 V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Hickory Warehouse (MCU-2023-0003) by Cushing Terrell, located at 1135 N. Hickory Ave. Application Materials: https:Hbit.ly/MCU-2023-0003 A. Request: Modification to the previously approved CUP (H-2022-0040) to modify the requirements for an 8-foot fence along the west property line to an opaque 6-foot fence to be installed north of the pedestrian pathway with additional landscaping along the west side for screening; modification to the hours of operation to be from 6:00 am - 12:00 pm seven (7) days a week; and approval for Suite 110 to include an indoor recreation facility (indoor pickleball court) on 9.877 acres of land in the I-L zoning district. PUBLIC HEARING SIGN IN _S_HEET O _ DATE: May 4, 2023 ITEM(# N AGENDA: 6 K PROJECT NAME: Hickory WarehouseJ-M-C-U 2023-0003) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 4,2023 Legend ®® j DATE: Project Location �' TO: Planning&Zoning Commission - FROM: Stacy Hersh,Associate Planner on 'F 208-884-5533 11 a 89 SUBJECT: MCU-2023-0003 -Hickory Warehouse -- m ®_ MCU LOCATION: 1135 N. Hickory Ave., in the SW 1/4 of the NE 1/4 of Section 8,Township 3N., Range IE. (Parcel#R3073790250) I. PROJECT DESCRIPTION Modification to the existing Conditional Use Permit(H-2022-0040)to amend the fencing requirement, adjust the hours of operation for all uses within the building, and to operate a 51,750 square foot indoor recreation facility(indoor pickleball court facility) in suite 110 on 9.88 acres of land in the I-L zoning district. II. SUMMARY OF REPORT A. Project Summry Description Details Page Acreage 9.88-acre property(MCU Agreement) Future Land Use Designation Mixed Use—Non-Residential(MU-NR) Existing Land Use Existing 204,000 square foot flex building Proposed Land Use(s) Indoor Recreational Facility located in Suite 110(Pickle Ball Court) Current Zoning I-L Physical Features(waterways, The Jackson Drain waste ditch on the west side of the hazards,flood plain,hillside) property Neighborhood meeting date;#of February 8,2023;0 attendees attendees: History(previous approvals) A CUP was approved in 1991 for a PUD—General(Gemtone Inc.).Platted as Lots 1-4,Block 4,Gemtone Center No. 3;H- 2020-0094(Vacation);A-2020-0165 (Hickory Warehouse CZC).PBA A-2020-0155;CUP H-2021-0077;CUP H-2022- 0040 Page 1 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Two(2)accesses via E. State Avenue(local street)and two Hwy/Local)(Existing and Proposed) (2)accesses via N.Hickory Avenue(industrial collector). All-access points are existing and approved from previous approvals(A-2020-0165)for the overall warehouse building. Existing Road Network Yes C. Project Area Maps Future Land Use Map Aerial Map Legend ® 0 Legend ElProject Location Project Location rAIRVIEW �� ■■■� lip High Density Redentia or m MU-C PINE MU-RG Generalcc 5 IndustrialLLI Civic Page 2 Zoning Map Planned Development Map Legend - =10 Legend ®® Project Location IT Project Location K i C-G City Limits Planned Parcels C-C R-40 L-O I=L MR �®® RUT , L-O :JU N F—FT-F-1 L-O C—=G R1�-] C-G ---�_ CCU III. APPLICANT INFORMATION A. Applicant: Josh Shiverick, Cushing Terrell—800 W. Main Street, Suite 800,Boise,ID 83702 B. Owner: Sam Johnson HOT2 LLLP—2701 E. Pine Avenue,Meridian, ID 83642 C. Agent/Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 4/19/2023 Radius notification mailed to properties within 500 feet 4/14/2023 Public hearing notice sign posted 4/22/2023 on site Nextdoor posting 4/14/2023 Page 3 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): Land Use: This property is designated Mixed Use Non—Residential(MU-NR) on the Future Land Use Map (FLUM). The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. The Applicant proposes to develop the site with an indoor recreation facility(i.e. an indoor pickleball court facility)within a portion of an existing warehouse building. The warehouse was approved under an administrative application(A-2020-0165)due to the existing industrial zoning and planned unit development in 1991 (through Gemtone CUP). The planned unit development approved in 1991 allowed numerous uses beyond just those typically allowed in the I-L zoning district. In the surrounding area,there is a church,offices, flex space,other warehousing uses, employment, and other indoor recreation facilities in operation. With the addition of the proposed pickleball courts next to existing multi-family and single family developments to the west, Staff believes the proposed indoor recreation facility is a should complement other uses in the surrounding area and provide opportunities for resdients to recreate. . Therefore, Staff finds the proposed use should be an appropriate use in the MU-NR FLUM designation for the reasons noted above. In reviewing development applications,the following items will be considered in MU-NR areas: (Staffs analysis in italics) • No new residential uses will be permitted(existing residential may remain).No residential uses are proposed. • All developments should have a mix of at least two types of land uses. The overall MU-NR designated area does have a mix of uses; offices,flex space, and a church exist to east of this site within the MU-NR area. • Development is not required to comply with the minimum number of uses in the general mixed- use standards.Noted. • Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code.No new streets are proposed. • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, food service/restaurants,industry, or warehouse uses.Noted. • A transitional use is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development.As discussed above, Stafffinds an indoor recreation facility as a transitional use between the existing multi family to the west and the western boundary of the MU-NR area wAnd contributes to the mix of uses in the area for area residents. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /g compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) Page 4 The proposed use will contribute to the mix of uses in this area and should add to the livability and economic vitality of the community. • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City." (3.06.01B) The proposed use will contribute to the mix of uses in this area; however, the desire for professional employment opportunities is diminished. • `Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject mixed-use area currently contains office, church uses,flex space, warehousing, and an indoor recreation facility(KI Speed go-kart track)within the subject warehouse on this property. The proposed use will provide another recreational opportunity in close proximity to residential neighbors to the west thereby reducing vehicle trips and enhancing livability of the area. • "Preserve the industrial base within designated industrial land use areas by discouraging non- industrial uses and focusing on light manufacturing, distribution,flex-space, and base- employment." (3.07.01 D) The proposed use is a non-industrial use requesting a CUP to occupy an industrial land use area approved for warehousing. Staff has some concerns about approving another commercial use for an indoor recreation facility(pickleball court)within the same building purposedfor industrial uses. If approved, this would be the second such use in this building. • "Protect public health and safety by guiding growth and development away from hazardous areas that pose a threat to people and property." (4.10.00) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. • "Provide,partner, and preserve public and private indoor and outdoor recreation amenities for a diverse range of physical activities."(5.01.01 C) The proposed indoor recreation facility offers opportunities for recreation through pickleball courts to the public and will contribute to the range of physical activities offered in the City. VI. UNIFIED DEVELOPMENT CODE UD The proposed use,an indoor recreation facility, is listed as a conditional use in the I-L(Light Industrial) zoning district per UDC Table 11-2C-2. Compliance with the dimensional standards listed in UDC Table H- 2C-3 is required and are met because the proposed use is internal to an approved structure. VII. STAFF ANALYSIS As discussed above in Section V,the proposed indoor pickleball court facility is considered an appropriate use and meets the development guidelines listed for the MU-NR designation.The use is also consistent with the Planned Unit Development approved in 1991 for Gemtone Inc.,which approved a mix of commercial and light industrial uses in the I-L zoning district. The Applicant is requesting to modify the following conditions in Conditional Use Permit H-2022-0040 in Section VII.A(Planning) of the Staff Report: A.(2) "The applicant shall install a combination of 8 ft. high opaque fencing and additional evergreen landscaping including trees or shrubs in the vicinity of the pathway along the western building elevation and northwest property corner. Such screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. Fencing and landscaping may have Page 5 breaks and be clustered and grouped to maximize screening efficiency and produce a more natural appearance." The Applicant is requesting a modification to the CUP by proposing a 6-foot black polymer-coated chainlink fence and additional evergreen trees and bushes along the northwest property boundary only between the building and the multi-family residential. Therefore,not to obstruct access to the pathway for residents living in the multi-family residential development. Staff finds that the above-mentioned screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. A detail of the proposed fencing is included on the site plan submitted with this application that demonstrates compliance with the standards in UDC 11-3A-7. A.(4) "Hours of operation for industrial uses shall be limited to 7:00 AM to S:00 PM.Hours of operation for the indoor recreation facility shall be limited to 12:06pm—10:OOpm Monday-Thursday, 10:00am— 10:00pm on Sundays, and 10:00am—11:06pm Fridays and Saturdays." The Applicant's narrative states that they would like to modify the planned hours of operation permitted with CUP (H-2022-0040)for all the proposed uses within the warehouse building that vary throughout the week but do not exceed 6 am to 12 am seven days a week. Because of the nature of the proposed use and the existing multi family residential to the west,Staff is recommending a condition of approval consistent with these hours of operation. This use is proposed to be contained within an existing warehouse, as noted above. The tenant space for the pickleball court facility will be approximately 51,750 square feet within the warehouse with no exterior modifications proposed to the building. The Applicant submitted a site plan showing tenant spaces that includes additional parking stalls added on the west side of suites 100& 110. The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-2) -Arts,Entertainment or Recreation Facility, Indoors and Outdoors: (Staff analysis in italics) A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100') from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens,are an exception to this standard. (Ord. 07-1325, 7-10-2007).No outdoor recreation areas are proposed; all activities will take place within the building. 2. No outdoor event or activity center shall be located within fifty feet(50) of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00) P.M.No outdoor events or activities are proposed. 3. Accessory uses including,but not limited to,retail, equipment rental,restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only.Noted. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title.No outdoor speakers are proposed. B. Additional Standards for Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot(6)non-scalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code.Not applicable. C. Additional Standards for Outdoor Stage or Musical Venue: Any use with a capacity of one hundred (100)seats or more or within one thousand feet(1,000) of a residence or a residential district shall Page 6 be subject to approval of a conditional use permit. (Ord. 05-1170, 8-30-2005, off. 9-15-2005). No outdoor stage or musical venue is proposed. Access(UDC 11-3A-31: Four(4)driveway accesses are depicted and approved on the overall site plan—two(2)accesses via E. State Avenue(local street)to the south and two (2)accesses via N. Hickory Avenue (industrial collector)to the east.ACHD has approved the location of all access driveways with the administrative approvals for the overall warehouse (A-2020-0165). Parking(UDC 11-3C): Based on the proposed tenant space of approximately 51,750 square feet of gross floor area,a minimum of 104 off-street parking spaces are required. As noted throughout the staff report,the building and other site improvements are existing and include the off-street parking for the entire warehouse building. According to the submitted site plan showing the existing site conditions, a total of 235 parking spaces are provided, exceeding UDC standards. Based on 104 parking spaces provided for this use,a minimum of four(4)bicycle parking spaces are required to be provided. The Applicant is proposing an additional 29 parking spaces to be added to the site to accommodate the proposed pickleball court facility. Bicycle parking facilities were approved at the time of CZC submittal but the submitted plans do not appear to clearly depict where they are located.At the time of Certificate of Zoning Compliance(CZC) application submittal,the Applicant should provide plans that clarify the bicycle parking location(s)for this use. Because a vast majority of the area proposed for the pickleball courts has a limited capacity of courts in the facility, Staff does not have concerns on the number ofparking spaces available for the proposed use. Sidewalks(UDC 11-3A-1 : There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue that meet UDC standards. Any damaged curb,gutter or sidewalk is required to be replaced. Landscaping(UDC 11-3B): A 10-foot wide street buffer is required to be provided along E. State Avenue,a local street,and a 20-foot wide street buffer is required along N. Hickory Avenue, a collector street, landscaped per the standards listed in UDC 11-3B-7C. Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. A 25-foot landscape buffer to the existing multi-family residential to the east is also required. The Applicant is proposing additional evergreen trees and bushes to be added to the existing landscape buffer along the northwest property boundary to provide further screening due to the underground ACHD drainage facility under the pathway. All required landscaping has been proposed and approved with previous approvals.Staffs analysis of the approved landscape plan shows compliance with all applicable landscaping code sections. Staff anticipates theproposed use to be less noxious or detrimental to the existing residential so no additional landscaping is recommended by Staff at this time. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. All outdoor lighting was approved with the CZC approval in 2020. However, any future business signage must comply with all standards outlined in UDC 11-3D. Building Elevations: The approved building elevations and perspectives were submitted for the warehouse structure as shown in Section IX.D.As stated throughout this report, these elevations have already been approved through the Page 7 administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. Certificate of Zoning Compliance (UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use and provide staff with the revised plans prior to submittal of a building permit application to ensure compliance with UDC standards and the conditions listed in Section X. VIII. DECISION A. Staff: Staff recommends approval of the proposed modification to the existing Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 8 IX. EXHIBITS A. Approved Site Plan(dated: 9/25/2020) Gushing •erwss=aaxr�-- Terrell 1 •m�rs�n-ieYr IF 1 •x.ae�c.m�aw•-- I ••r_�exrsa-•••. I I " I I J � II II I war I I I I I I i I I I I 1 1 m 1 i III � jce�� i 2 ' , r a r ram W �a A002 Page 9 B. Proposed Site Plan/Landscape Plan(dated: 3/8/2023) j..a I jl 111 I II 344'W 80.00' vonrrw: mtr# N 7 O w w Fm -------------- 3 r as ••""'Y"�' �- -�'- pi1GINAL fJJP REWIREG PAPXNG _ NGUSTR USE=13PACEPER3.000SF FYJSTINGTG8AL5PACESREOIIIRE0 - IM FYJSTING STAHCW40&PACES PROVi9E➢ = 7 FYNG AOAALGE55i9�E�AGE6 - FYJ-STING TOTAL SPACES PRONOEO = 236 _ 1O SPACE SPERCWMGCIFIGTICNS ,i 1085008E E%ISiIMG INWSTRSLL TO REWUM ... ....".�" • 1�,650!].00N SF=513PACESRELhlIREO ' - _ 1083006E 109E NGNFlFL TG PEGREATILNAL USE • 1�,650l500 SF=�]SPAGES PEWIREO ' TOTALBPAGESREWIREO=l59 ]O A[1pTKYiAL SPACES REWIRED ^� �A[IpTKYiAL SPACE6 PROV19ED .m� • • • KiALSPAG[9�NM _ 4 PER I9C 1100.1 ��•� _ ___ _ _ .-f ]IM STALLB REOLIREG �I mA .. ]ST.LLL,4%tOVIGEG UP TOd CHAIN LINK FENCE �s .� r1PNOPO3Eo911E PLAN .� _ _ L001 Page 10 C. Approved Building Elevations(dated: 8/7/2020) HICKORY WAREHOUSE Sri. .y - .-_may.. - - _,.�---•_ - - - - - L V i Sit �mi wcaracrs�o� souru usr.�uu, 03 6 Page 11 X. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The applicant shall comply comply with the site plan,landscape plan,and building elevations approved with A-2020-0165 and the existing approved CUP H-2022-0070 includng the modifications listed below. Applicant shall develop the property consistent with the revised site and landscape plans in Section IX.B 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts, Entertainment or Recreation Facility,Indoors and Outdoors,including but not limited to the following: • Accessory uses including,but not limited to,retail,equipment rental,restaurant,and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. • All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100')from any abutting residential districts. The playing areas of golf courses,including golf tees,fairways,and greens,are an exception to this standard. (Ord.07-1325,7-10-2007). • No outdoor event or activity center shall be located within fifty feet(50') of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00)P.M. • Accessory uses including,but not limited to,retail,equipment rental,restaurant,and drinking establishments may be allowed if designed to serve patrons of the use only. • Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems",of this title. 3. Hours of operation for all uses(industrial and recreational)permitted on the property shall be limited to 6:00am— 12:00am seven days a week. 4. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance approval to establish the use and provide staff with the revised plans. 5. The site/landscape plans submitted with the Certificate of Zoning Compliance application shall depict the following: a. A detail of the location of the required bicycle parking. 5. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. Page 12 B. FIRE DEPARTMENT No comments were submitted. C. POLICE DEPARTMENT No comments were submitted. D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=292339&dbid=0&repo=MeridianCity E. ADA COUNTY HIGHWAY DISTRICT(ACHD) No comments were submitted. F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=294151&dbid=0&r0o=MeridianCitX XI. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds the proposed use will be harmonious with the Comprehensive Plan in that it will provide an indoor recreation use which will contribute to the mix of uses desired in the MU-NR Comprehensive designation and should act as a transitional use to the existing residential to the west as desired. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. Page 13 Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Staff ,finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, ef£ 9-15-2005). Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. Page 14 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Compass Pointe Subdivision (H-2023-0004) by A Team Land Consultants, located at 3245 and 3247 S. Locust Grove Rd. Application Materials: https:Hbit.ly/H-2023-0004 A. Request: Annexation of 7.69 acres of land with an R-8 zoning district.B. Request: Preliminary Plat consisting of 21 residential building lots and 6 common lots. PUBLIC HEARING SIG SHEET DATE: May 4, 2023/ ITEM # ON AGENDA: 7 PROJECT NAME: Compass Pointe Subdivision (H-2023-0004) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 3 4 i 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/4/2023 ' DATE: Legend Project Location �� TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 SUBJECT: H-2023-0004 _ Compass Pointe Subdivision LOCATION: The site is located at 3245 &3247 S. Locust Grove Road,in the NE '/4 of the ; NE 1/4 of Section 30,Township 3N., -- Range 1E. AN .s I. PROJECT DESCRIPTION Annexation and zoning of 7.69 acres of land with a request for the R-8 zoning district; • Preliminary Plat consisting of 21-residential building lots and 6 common lots on approximately 7.08 acres of land in the R-8 zoning district; • Private streets(PS)are proposed for internal access within the development; • Alternative Compliance is requested to UDC 11-3F-4,to allow the proposed private street to connect to Locust Grove, an arterial street;by A-Team Land Consultants. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 7.69 acres Future Land Use Designation Medium Density Residential Existing Land Use(s) County Residential(RUT) Proposed Land Use(s) detached single-family homes Lots(#and type;bldg./common) 27 total lots—21 single-family residential;and 6 common lots. Phasing Plan(#of phases) Proposed as one(1)phase. Number of Residential Units(type 21 total units single-family detached units of units) Density(gross&net) Gross—2.96 du/ac.;Net—3.37 du/ac. Open Space(acres,total 2.75 acres total—2.22 acres of qualifying open space(or [%]/buffer/qualified) approx. 31.4%qualified according to the submitted open Page 1 Description Details Page space exhibit)much of the qualified open space is the creek and landscape buffers. Amenities 3 amenities—Park#1 -a gazebo,picnic area,and sitting plaza;Park#2-sitting area and pickleball court;and dog park with a sitting area. Physical Features(waterways, Tenmile Creek runs along the western property boundary hazards,flood plain,hillside) with most of its easement on this property.A portion of the property within the easement shows area of flood hazard. Neighborhood meeting date;#of November 3,2022;2 attendees. attendees: History(previous approvals) City Council denied the previous proposed project(AZ, PP,ALT,PS H-2020-0100) B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) No • Requires ACHD No Commission Action es/no Access(Arterial/Collectors/State Proposed access is from S. Locust Grove,an arterial. The Hwy/Local)(Existing and Proposed) proposed access is via a new private street and all internal roadways are proposed as private streets. Stub Street/Interconnectivity/Cross No stub streets are proposed due to site constraints. Access Existing Road Network E.Victory Road and S.Locust Grove Road,arterial streets, are existing with 2 travel lanes. Existing Arterial Sidewalks/ No Buffers Proposed Road Improvements No road improvements are proposed by the Applicant due to all abutting right-of-way to the subject site being scheduled for widening by ACHD. The intersection of Locust Grove and Victory is to be a roundabout in 2022-23 with Locust Grove Rd.being widened to 5 lanes north of the intersection and Victory Road being widened to 3 lanes on either side of the intersection by 2025. Fire Service • Distance to Fire Station 1.5 miles from Fire Station#4 • Fire Response Time Proposed development falls within the 5-minute response time goal. • Resource Reliability 74%(below the target rating of 80%) • Risk Identification Risk Factor 2—Residential with hazards;current resources would not be adequate to supply service to this project due to nearby waterway if a water emergency were to occur. • Accessibility The proposed project meets all required access,road widths,and turnarounds. The electric gate at the entrance shall have an Opticom device and a knox switch for back-up in case the Opticom device fails.All roads are fire lanes and shall be signed:No Parking Fire Lane"per the 1018 IFC and installed per ACHD standards. Page 2 Description Details Page Police Service • Distance to Police Station No comments submitted. • Response Time • Accessibility • Additional Comments West Ada School District • Distance(elem,ins,hs) No comments submitted. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer N/A Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.98 • Project Consistent with YES WW Master Plan/Facility Plan • Additional Comments M Flow is committed ■ Ensure no sewer services pass through infiltration trenches. Water • Distance to Water Services 0' • Pressure Zone 4 - • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with YES Water Master Plan • Impacts/Concerns M Water and Sewer in parallel require a 30'easement. ■ The Water and Sewer need 10' separation and should be evenly spaced from the edge of the easement. ■ Water mains by themselves require a 20'easement with Water main centered in the easement. ■ Ensure no permanent structures(trees,bushes, buildings,carports,trash receptacle walls,fences infiltration trenches,light poles etc.)are built within the utility easement. ■ See mark-ups for additional comments. 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'� �1`�I •■!�1■ii■iiiai'iiiiiw�l .�. ■ I■■■ iMM �`�14�1 : iiiliiiiii'111 r --- I■■i•-1 ':n:n III n ■ na _ n:n na► 11'1 L. um unmmu \ Sao■ i 111 �. Gum unam 4_ nn,■■■m 1 Inm nnmm�lnn 1 nn■nm1 1 nm nnnnln - ■ u11 In OEM'0 �= 1111 In 4p -- f` - �=nn■ �� lnn■am a I iy�� �__ ��� - non ON 11 11 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 4/19/2023 Radius notification mailed to properties within 500 feet 4/14/2023 Site Posting 4/17/2023 Nextdoor posting 4/14/2023 V. COMPREHENSIVE PLAN ANALYSIS A. Future Land Use Map Designation(https://www.meridiancity.org/compplan) Medium Density Residential—This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The proposed annexation area is an undeveloped corner of land with existing medium-density development to its west, east across Locust Grove, and north across Victory Road. Specifically, this parcel of land is at the southwest corner of Victory Road and Locust Grove Road. There is existing City of Meridian zoning to the west, east, and north located within the northeast corner of the same intersection.All existing development directly adjacent to the subject site is zoned R- 8. The proposed land use of single family detached residential would be consistent with the existing surrounding dwelling units in the immediate area. Medium-Density Residential(MDR)allows gross densities of 3-8 units per acre; the Applicant is proposing a gross density of 2.96 du/ac. Staff finds that the proposed project meets the density requirements of the Comprehensive Plan. B. Comprehensive Plan Policies(https:llwww.meridianciny.or /g compplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City"(2.01.01 G). The proposed R-8 zoning and proposed land use of single family detached homes will contribute to the variety of housing options in this area and within the City as desired. Single-family detached homes currently surround the proposed development. "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities"(2.02.01 A). The Applicant is proposing a 5-foot sidewalk along S. Locust Grove Road that connects to the 10 foot pathway proposed on the northeast of S. Locust Grove and Victory Road. The 5-foot sidewalkproposed along S. Locust Grove Road is required to be a 10 foot wide pathway connection to the newly proposed pathway to be built by ACHD. In addition, the Applicant is proposing 5-foot sidewalks adjacent to the internal private streets with connections to the path along S. Locust Grove and Victory Roads. These connections create a continuous walking path through the development creating easy pedestrian and bicycle access within and outside of the proposed development. Despite the Ten Mile Creek qualifying as open space per the UDC, it is the majority of the proposed open space and is not an active open space area. The Applicant has not been able to enter into a license agreement with the irrigation district to beauty the creek but the code notes Page 5 that this is one of the waterways encouraged to be left natural. There are other small pockets of open space within this development that the Applicant can accommodate active uses and the Applicant has chosen to place them throughout the project to encourage use by all future residents; three of these areas are-large enough to be qualified open space(meets the 50'x 100' requirement). Despite the inclusion of a large area of qualified open space in terms of the percentage of the site, Stafffinds the proposed open space is in alignment with this policy. "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity"(6.01.0213). Due to the triangle shape of this parcel and its location being constrained directly by the Ten Mile Creek and two arterial streets, strict compliance with this policy is not feasible. There are no streets (public or privates stubbed to this property and this parcel also cannot stub to any other parcel due to these constraints. The Applicant is only proposing one access for the development and is locating it as far away from the intersection as physically possible. Despite not being able to comply with this policy, Staff acknowledges that only one access to an arterial is proposed. The access to Victory Rd. is for emergency access only. "Require all new residential neighborhoods to provide complete streets,consistent with the Transportation and Land Use Integration Plan."(2.02.01 C). The Applicant is not proposing to construct complete streets with this development and therefore does not comply with this policy. Instead, the Applicant is proposing to construct private streets at their minimum standard width of 24 feet with a 5-foot attached sidewalk on both sides of the street along the main access road, shown as Compass Lane on the submitted plans. Both ACHD and the Applicant believe private streets are the preferred street type in this development because there is no opportunity for road connectivity to adjacent parcels due to the site constraints outlined above. The Applicant is not required to construct private streets and public streets would be accepted by the highway district if proposed as compliant with their standards. However,public streets require more right-of-way than private streets and if this were to be constructed with public roads instead, a redesign of the project would be required and would likely result in a large reduction in building lots and usable land. "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided."(3.03.03). The proposed development and use adhere to the vision established by the underlying future land use designation in that it should offer an additional housing option for the immediate area. Single-family detached homes are permitted in the R-8 zoning district.In addition, all infrastructure extensions will be paid for by the Applicant and not the taxpayers. "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00). The proposed site design provides maximum use of the land with the proposed residential dwelling types and should be compatible with the adjacent subject sites. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. VI. STAFF ANALYSIS A. ANNEXATION(AZ) The applicant proposes to annex 7.69 acres of land with an R-8 zoning district. A legal description and exhibit map for the annexation area is included in Section VIII.A. The property is contiguous to City annexed land and is within the City's Area of City Impact boundary. Page 6 A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 21 single-family residential detached dwelling units at a gross density of 2.96 units per acre(see Sections VIII.B,E). The proposed use and density of the development are consistent with the MDR FLUM designation. Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section IX.A. B. PRELIMINARY PLAT(PP): NOTE: Staff reached out to the Applicant last week to discuss recommended revisions to the plat and elevations prior to the Commission hearing. To date, Staff has not received a response back from the applicant.Based on the analysis below several of Staffs recommended revisions could significantly impact the layout of this development.If Commission wants to review the changes before making a recommendation to City Council, Staff recommends the Commission continue the application. The proposed preliminary plat consists of 21 building lots and 6 common lots on 7.08 acres of land in the proposed R-8 zoning district.Proposed lots range in size from 5,000 to 7,529 square feet(s.f.) (or 0.11 to 0.17 acres). The proposed gross density of the subdivision is 2.96 units per acre. The subdivision is proposed to develop in one phase as shown in Section VIII.B. Existing Structures/Site Improvements: An existing home and outbuilding on the subject property are proposed to be removed with the development of this property. Prior to the City Engineer's signature on the final plat,all existing structures are required to be removed. Dimensional Standards(UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed plat appears to comply with the dimensional standards of the district. Private Streets/Access: Access for this development is proposed via a gated private street connection to S. Locust Grove in the southeast corner of the site aligning with E. Coastline St. on the east side of Locust Grove(the access into Tradewinds Subdivision). All private streets appear to meet UDC dimensional standards for width,number of units, and turnarounds. However,the private street standards prohibit connections to arterial roadways unless approved through alternative compliance.Per UDC 11-3F-4.A.B.3, upon recommendation of the City Engineer and Fire Marshal, the Director may approve, or recommend approval of alternative design or construction standards when the applicant can demonstrate that the proposed overall design meets or exceeds the intent of the required standards of this Article and shall not be detrimental to the public health, safety, and welfare. Alternative Compliance(ALT) to the private street standards is requested due to the triangular shape bordered on two sides by arterial streets and on one side by the Ten Mile Creek. There is no opportunity for connectivity to any adjacent site lot and so ACHD prefers private streets within the development. Consequently, because private streets take less right-of-way than public streets and most notably because of the constraints just noted the Applicant agrees with this assessment and has proposed private streets throughout the development. Based on the Page 7 analysis, the Director is supportive of the request for ALT for the proposed private streets within this development taking access from an arterial street. City code requires that private streets are to be used in either a mew or gated development and so the Applicant has proposed to construct a gated entry into the development. The proposed gate looks to meet the setback standard of 50-feet back from the ultimate edge of right-of- way per UDC 11-3F-4; however, a turnaround should be depicted on the plat prior to the proposed gate to allow space for vehicles to turn-around without having to back out on to Locust Grove Road. The access point into the development does not meet ACHD district policy but they are modifying their policy to accommodate access into the development because it aligns with the access across Locust Grove Road. The Applicant is proposing to construct private streets that are 24'wide with 5'attached sidewalk along the perimeter lots within the development. The applicant is also providing a pedestrian connection to the 10 foot multi-use pathway along Locust Grove and connects with a bus stop location. Staff supports the proposed sidewalk layout to ensure adequate pedestrian access in the development except Staff believes an additional pedestrian connection to Locust Grove is necessary from near the center of development. At the north end of the main street within the development(labeled as Compass Lane on the plat) the Applicant is proposing an emergency-only access to Victory Road. This access is required if more than 30 homes are to be constructed. Staff is not aware of the kind of emergency access proposed but Meridian Fire prefers bollard-type accesses for added efficiency in emergency situations;Meridian Fire has approved the requested preliminary plat for fire access, turnarounds, and road widths. Additionally,the private street appears to encroach or prevent the Applicant from installing the 25-foot landscape buffer along Locust Grove Road which will require the Applicant to realign the private street outside of this area; this could result in the loss of a buildable lot and a decrease in the proposed open space. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. The proposed street sections(24 feet wide with attached sidewalk) of the private streets within the development,shown on the submitted preliminary plat, CANNOT accommodate parking on either side of the street. The entirety of the private streets will be required to be labeled as "No Parking,"per the Meridian Fire recommendations. Each unit will be required to meet the off- street parking standards and Staff encourages the developer of this site to include provisions within their HOA bylaws that prohibit garages being used as storage. This would help alleviate some of the parking issues seen throughout the City and especially in areas where no on-street parking is allowed. The Applicant is also showing guest parking along the Compass Lane totaling 13 additional parking spaces. Lot 6,Block 3 is proposing 6 guest spaces,Lot 2,Block 2 is proposing 7 guest spaces, both are within a common lot, however staff is not qualifying these areas as open space. Sidewalks(11-3A-17): Five-foot attached sidewalks are proposed along both sides of the main entrance and on one side of all internal private streets. Sidewalks are not required when constructing Private Streets. There is no existing sidewalk along Victory Road or Locust Grove; only a portion of a 5-foot sidewalk along the southeast of S. Locust Grove Road is proposed with Page 8 this project because both arterial streets are currently under construction to be widened as part of the roundabout project at this intersection by ACHD,as stated above. Detached sidewalks are required along arterial roadways per UDC 11-3A-17. The Applicant has already agreed to dedicate additional right of way to ACHD for the roundabout and future widening of Victory and Locust Grove. ACHD is requiring the Applicant to road trust for the sidewalk improvements as the roundabout and associated improvements will likely be constructed prior to construction of this site. In addition, this will ensure any improvements made by the Applicant will not have to be removed to make the planned roundabout improvements. The submitted plat does depict the intersection improvements currently under construction. However, the applicant is proposing to construct a 5- oot wide detached sidewalk along a portion of Locust Grove Road. Staff recommends the applicant construct a 10 foot wide sidewalk along their entire portion of Lost Grove Road consistent with the improvements ACHD is constructing. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to E. Victory and S. Locust Grove Roads,both are designated as arterial streets. This buffer should be landscaped per the standards listed in UDC 11-3B-7C and placed into a common lot that is at least 25 feet wide. In most cases this common lot should also contain the detached sidewalk required along all arterial roadways but in this case a portion of the sidewalk abutting this site will be built with the ACHD roundabout project. The Applicant is constructing the remaining portion of the sidewalk on the southeast property boundary adjacent to S. Locust Grove. The landscape plan depicts a 5- foot wide sidewalk connecting to the 10-foot wide sidewalk to be constructed by ACHD. Staff recommends that the Applicant revise the landscape plan to depict a 10 foot wide sidewalk connection along S.Locust Grove Road,the added width to the sidewalk looks to diminish the 25 foot landscape buffer. Staff suggests that the Applicant detach the 10 foot sidewalk meandering it between the required landscape buffer and modifying the private street layout to meet the landscape buffer requirement 15 days prior to the City Council Hearing. The submitted landscape plan and preliminary plat depict a landscaper buffer,the correct number of trees appear to be shown on the submitted landscape plans (see Section VIII.C). However, the width of the landscape buffers is not depicted on the landscape plan. The Applicant shall be required to submit revised plans that depict the width of the landscape buffers 15 days prior to the City Council Hearing. All required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition, balance, and focal elements. Staff recommends the Applicant revise the landscape plans to meet the standards in UDC 11-3B-7(Landscape buffers along streets)—See figures below. I� --_—. .. _ ... Page 9 A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-IOC.5. Common Open Space& Site Amenities(UDC 11-3G-3): A minimum of 15% (or 1.06 acres based on 7.08 acres) qualified open space is required to be provided in this development per the standards listed in UDC 11-3G-3. An open space exhibit was submitted that depicts 2.22 acres of common open space for the development with 1.06 acres of this area as qualified open space (see Section VIII.D). The minimum amount of qualified open space required is 1.06 acres, approximately 46,174 square feet. There are four(4) main open space areas proposed within Compass Pointe, the centralized common open space includes a sitting area and pickleball court; a pocket park near the entrance will have a gazebo with a picnic area,plaza, and sitting area; dog park with sitting area and wrought iron fencing; and linear open space along the northern boundary next to the Ten Mile Creek. The open space for this development is vastly made up of the Ten Mile Creek easement(2.12 acres) and the arterial street buffers (22,315 square feet of qualifying area).All of this area is qualifying but the Ten Mile Creek will be left natural(no improvements) and will be a buffer and more of a visual amenity rather than usable open space for the development. Due to the peculiar shape of this site,Staff finds the proposed open space meets the UDC code requirements;however,Staff recommends the Applicant submit a revised open space exhibit due to the modifications noted above—vehicle turnaround, and realigning the road to accommodate the 25 foot landscape buffer requirement 15 days prior to the City Council Hearing. Based on the area of the proposed plat, 7.08 acres, a minimum of one(1)qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed three (3)qualifying amenities in multiple locations: gazebos, a picnic area, seating around small plazas,pickleball court with a seating area, and dog park. The proposed amenities exceed the minimum UDC requirements and Staff finds them to be applicable for a community of this kind due to the variety of activity levels they can accommodate. Waterways: The Ten Mile Creek runs along the western boundary of the site. The irrigation easement is depicted on the plat and no encroachments are allowed within the easement area. The landscape plan depicts a landscape buffer that looks to be at 5-feet in width adjacent to the irrigation easement line on the landscape plan. The Applicant should depict the width of the landscape buffer on the landscape plan. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. The existing home proposed to remain on Lot 1,Block 2 is required to connect to City water and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Fencing(UDC 11-3A-6. I1-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans, the Applicant is proposing three Page 10 (3)types of fencing throughout the site, 6-foot vinyl solid fencing, 6-foot wrought iron fencing, and 4-foot wrought iron fencing. Fencing is shown on the landscape plan along the subdivision boundary, adjacent to the Ten Mile Creek, around the central open space lot along the northern portion of the site, and around the dog park. Fencing shown next to any open space shall be open-vision or semi private fencing per UDC requirements. The landscape plan appears to be in compliance with this requirement. Pressurized Irrigation System (UDC 11-3A-I5): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations: One(1)conceptual building elevation was submitted that demonstrate what future homes in this development will look like(see Section VIILF); a two-story home that includes a variation of materials with a two-car garage are proposed. The submitted elevations depict a number of different architectural and design styles with field materials of lap siding, shake, differing color accents, roof profiles, and distinct window styles. Staff recommends that the Applicant add additional stone or brick accents to the front of the homes to provide more of a variation in materials and provide additional elevations for two-story and single-story homes. Staff is recommending a condition of approval that the Applicant vary the build-to-lines along the northern boundary within the development to eliminate any monotonous wall plane;this should occur with every third structure showing a different wall plane. The Applicant shall be required to submit revised/additional elevations and an Exhibit demonstrating varying build-to-lines along the northern boundary that occur with every third structure within 15 days prior to the City Council Hearing. VII. DECISION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement, and preliminary plat per the provisions in Section X in accord with the Findings in Section XI. The Director approved the alternative compliance and private street applications for this development. B. Commission: Summary following Commission meeting. C. City Council: To be heard at future date. Page 11 VIIL EXHIBITS A. Annexation Legal Description and Exhibit Map a DAVID EVANS AND ASSOC I ATES INC DESCRIPTION FOR COMPASS POINTE SUBDIVSION REZONE&ANNEXATION The following describes a parcel of real property lying within the Northeast Quarter of the Northeast Quarter(NE1/4 NE1/4),Section 30,Township 3 North,Range 1 East,Boise Meridian,City of Meridian, Ada County,Idaho being more particularly described as follows: BEGINNING at the northeast corner of said NE1/4 NE1/4;Thence,along the east boundary line of said NE1/4 NE1/4,South 00'14'11"West,1070.48 feet; Thence,departing said east boundary line,North 30"12'47"West,1235.02 feet to the nortFi boundary line of said NE1/4 NE1/4; Thence,along said north boundary line,North 89'42'20"East,625.91 feet to the POINT OF BEGINNING, containing 7.69 acres more or less. l �w F 0 13 x sF r a 1oP e� P.SU1U�P Page 12 625.91 n89°4T20"e �a✓s� � Title: Date:05-19-2020 Scale: 1 inch=200 feet File:COMPASS POINTE SUB REZONE ANNEXATION.des 'tract 1: 7.690 Acres: 334998 Sq Feet:Closure—s72,0359w 0.00 Feet Precision>11999999: Perimeter—2931 Feet 001=00.1411w 1070.48 003=n89.4220e 625.91 002=00.1247w 1235.02 Page 13 EXHIBIT MAP OF COMPASS POINTE SUBDIVISION RE—ZONE & ANNEXATION A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 30, T. 3 N., R 1 E., S.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 2020 E VICTORY RD N $9'42'20" E 625.91'7h PLS 8444 NE COR, SEC. 30 FOUND 1/2 REBAR FOUND BRASS CAP 28.95' WC I \ I 00 p O � � 7 O u'p 7.69 ACRES* I O a o N. I FOUND 5/8 REBAR ILLEGIBLE 1"=200' DAVID EVANS o _ Q ANoASSOCIATES INC. a 1 4 6 0 ,u O 9179 W Black Eagle Dr 4p D Boise Idaho 7 ° Phone: 208-585-5858 s'tc9 F F►oP�e� qNP SU1L�`1P Page 14 B. Preliminary Plat(dated: 3/7/2023) (NOT APPROVED) � ��a� ��� ..Ga �:�: a �.p �= �3€E€a�s�l���!BisEe:ee��k e�::;#�■� �0=■0 � = �a@ •"'�'M EVICNRY FM �t�� fr tir igi 4 I I I 4 \k •,� � � Eg � a� 3S � if die t& E $ �F tt F�� �fp��'6o5��6+���•�: 4YElhi:EYE.; E!4 Page 15 C. Landscape Plan(dated: y01QO 3 (NOT APPROVED) 5 � �. � � � \ |! ■ H; y .�. © § " © E--lE — 21r - ;|| � \ � - , x«xo • %\_ © _3 � � � ,� � - �\: � ■ . � � \ - �� | � my \ | � - � ) � � Page 16 PLANT PALLETT-9HRU69 LANDSCAPE NOTES: ! .................. ... �R....�.,.e...,.,.,,.... �.a,�..m. ,....eme.m.,...e..,e...�....m Aa.'�o..e.�..�.. :Y o i m ieiea.w.ww�.euM.Lr C � ..,u..1�..m.,re.uv�rma.n.maae.,�.a�nnw.uwero..er ISOM.ETMC'AMU ' b. m LANDSCAPE CALCULATIONS; �....,�.�,...�.,...�.... PLANT PALLETT-TREES VINYL PRIVACY FEIJGM6 um... •••• r�••am1 1 r"i•.is.i.y r I � .o.��..das�m .. DEVELOPMENT DATA: SITE LEr.FND-�• 'IRa FENc[ P�ANTi rlR Ulr?[D lbw[ ...¢...�.®, ,"iRaN F@JG� Heel PLeW11NGIatAKING ������ gN�p�yytlN�r�•so•➢•••LL m.r •TFiI�M.-- Page 17 D. Open Space Exhibit(dated: 2/25/2023) (NOT APPROVED) l I I 4 I � I I 7 � I l Page 18 E. Conceptual Building Elevations U�3 o LU AA. °>m �Om mam WHO ■ _ -- zmZ a L ° IDS W e IL 0 Qm j f ��•�� A-201 s Page 19 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the approved Preliminary Plat,Landscape Plan,common open space/site amenity exhibit and conceptual building elevations for the development included in Section VIII and the provisions contained herein. b. The entire frontage improvements along E. Victory Road and S. Locust Grove Road shall be completed with the first phase of development, except for a portion of the required sidewalks,per the conditions of approval by ACHD. c. A final plat application shall not be submitted until the intersection improvements are substantially complete. 2. At least fifteen(15) days prior to the City Council hearing,the preliminary plat included in Section VIII.B,dated 3/7/2023, shall be revised as follows: a. Revise the plat to depict a vehicle turnaround prior to the proposed entry gate to allow space for vehicles to back-up. b. Revise the plat to show varying build-to-lines along the northern boundary within the development to eliminate any monotonous wall plane;this shall occur with every third structure showing a different wall plane. c. Revise the plat to show the addition of a sidwalk connection to E.Victory Road from Compass Lane. d. Revise the plat to replace the proposed 5-foot wide sidewalk with a I0-foot wide sidewalk along S. Locust Grove Road connecting to the I0-foot wide sidewalk to be constructed by ACHD. e. Revise the plat to show six(6) common lots instead of 7. 3. At least ten(15) days prior to the City Council hearing,the landscape plan included in Section VIII.C, dated 3/l/2023 shall be revised as follows: a. Depict a turnaround prior to the proposed entry gate to allow space for vehicles to back- up. b. Depict the width of the 25-foot wide landscape buffers along S. Locust Grove Road and E. Victory Road as well as the buffer width adjacent to the Ten Mile Creek. c. Revise the landscape plan to show the addition of a sidewalk connection to E.Victory Road from Compass Lane. Page 20 d. Revise the landscape plan to replace the proposed 5-foot wide sidewalk with a 10-foot wide sidewalk along S. Locust Grove Road connecting to the 10-foot wide sidewalk to be constructed by ACHD. e. Revise the landscape plan to meet the landscape buffer requirements in UDC 11-3B-7C. f. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant shall coordinate with the City Arborist(Kyle Yorita kyorita&meridiancity.org)to determine mitigation requirements prior to removal of existing trees from the site. g. Revise the open space exhibit to reflect the required vehicle turnaround, and realignment of the road to accommodate the 25-foot landscape buffer requirement. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. The Director has approved the Alternative Compliance Requests to the private street requirements in UDC 11-3F-4A.2. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 7. The Applicant shall comply with all ACHD conditions of approval. 8. Prior to the City Engineer's signature on the final plat,all existing structures shall be removed. 9. Prior to the Commission hearing,provide an Exhibit demonstrating how future homes along the proposed"Compass Lane"will provide variation in building setbacks to contribute to an attractive streetscape(this shall occur with every third structure). 10. Submit revised elevations that include a mix of stone and/or brick and provide additional elevations for two-story and single-story homes prior to the Commission hearing. 11. The Ten Mile Creek that resides along the western boundary of the subject site shall be protected during construction. 12. The Applicant shall comply with and maintain all applicable standards for the proposed Private Streets as outlined in UDC 11-3F. 13. "No Parking"signs shall be erected on both sides of the private streets throughout the development; coordinate with Joe Bongiorno of the Fire Department if you have any questions regarding this condition. 14. All fencing is required to comply with the standards listed in UDC 11-3A-7. 15. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-313-5,UDC 11-313-13 and UDC 11-313-14. 16. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 20 obtain approval of a time extension as set forth in UDC 11-6B-7. Page 21 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Connect the Compass Lane water main north to the water main in Victory Road. 1.2 At the end of Navigation Road,provide a meter pit for a 1"service and a 4"sleeve to the northeast at the proposed edge of the future roundabout. This will be used for a future water service to the roundabout for landscaping. 1.3 Horizontal separation between water and sewer mains must be a minimum of 10 feet. 1.4 Water main must be a minimum of 4 feet from all curb/gutter. 1.5 Call out the removal of all water blow-offs. 1.6 Water and Sewer mains in parallel require a 30 feet easement. Water and sewer need 10 feet separation and should be evenly spaced from the edge of the easement.Water mains by themselves need a 20 feet easement with the water main centered in the easement. 1.7 Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls, fences, infiltration trenches, light poles, etc.)are built within the utility easements. 1.8 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A streetlight future installation agreement will be required for the streetlights on Locust Grove and Victory. Locust Grove and Victory are scheduled to be improved by ACHD and streetlights will be installed during the improvements. Contact the Transportation and Utility Coordinator for additional information. 1.9 The geotechnical investigative report prepared by SITE Consulting, LLC dated April 6,2020, indicates some specific construction considerations and recommendations. The applicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that groundwater does not become a problem with home construction. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances Page 22 (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. Page 23 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT(MFD) https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=2932 78&dbid=0&repo=MeridianC ity Page 24 D. POLICE DEPARTMENT(MPD) No comments received. E. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE No comments received. F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=293549&dbid=0&repo=MeridianC ity G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH) No comments received. H. ADA COUNTY DEVELOPMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=294149&dbid=0&repo=MeridianC ity&cr=1 I. ADA COUNTY HIGHWAY DISTRICT(ACHD) No comments received. X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-8 and proposed residential uses are consistent with the Comprehensive Plan, if all provisions of the Development Agreement and conditions of approval are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes which will contribute to the range of housing opportunities available within the City and especially in the area immediate to this site, consistent with the Comprehensive Plan, and the purpose statement of the residential district. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. Page 25 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section VI. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat,or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan analysis and other analysis in Section V and Section VI of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section IX of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Fire, DEQ, Ada County Development, etc.). (See Section Mfor more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and approves of the project with specific conditions of approval relating to the scheduled road improvements adjacent to the subject site. 6. The development preserves significant natural,scenic or historic features. The Applicant is preserving the Ten Mile Creek that resides on the subject property; therefore, Staff finds the Applicant meets this finding. C. Private Street Findings: In order to approve the application,the Director shall find the following: Page 26 1. The design of the private street meets the requirements of this Article; The design of the proposed private streets complies with the standards listed in UDC 11-3F- 4; except for the required turnaround prior to the entry gate. See analysis in Section VI for more information. 2. Granting approval of the private street would not cause damage hazard, or nuisance,or other detriment to persons,property,or uses in the vicinity; and Staff does not anticipate the proposed private streets would cause any hazard, nuisance or other detriment to persons,property or uses in the vicinity if they are designed as proposed and constructed in accord with the standards listed in UDC 11-3F-4B. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan despite needing Alternative Compliance for its connection directly to an arterial street. With the constraints detailed and analyzed for this development, Staff finds that local street access has been provided via a private street. 4. The proposed residential development(if applicable)is a mew or gated development. The Applicant is proposing to construct the residential development as a gated community and so, Stafffinds this development in compliance with this finding. D. Alternative Compliance: In order to grant approval for alternative compliance to allow Private Streets directly off an arterial,the director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible; OR Access to this development is provided by a private street and the UDC restricts access to both Victory Road and Locust Grove Road, arterial streets. There are no available local street connections to the subject property due to it being a triangle shape bordered on two sides by arterial streets and the other by the Ten Mile Creek. Because the property is not served by public local street streets and any public street would not be able to be extended to any adjacent property, the Director finds strict adherence to the UDC is not feasible and approves the request for the private streets to directly connect to S. Locust Grove Road, an arterial street. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the development proposed by the applicant as a whole provides an equal or superior means for meeting the requirements in that it contributes to the unique character of the area and provides diversity in housing types available within the City. 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 means will not be detrimental to the public welfare or impair the intended use%haracter of the surrounding properties and will contribute to the character and variety of housing types in this area of the City. Page 27 E IDIAN;--- Applicant Presentation Overview of Development buffer). We can comply with all agency comments and staff recommendations (i.e., turnaround, 10’ sidewalks, 25’ 15.We have worked with VRTR on the location of a bus stop on Locust Grove Road14.CC&R’s will be in place to manage the landscape maintenance and Building designs13.provided throughout.The road is private with curbs gutters, and sidewalks along most portions of the road, pedestrian connectivity is 12.PI will be provided to all lots11.Currently designing sewer and water to be extended into the site with the intersection improvements.10.for privacy reasons.Fencing: 6’ iron along Victory and Locust Grove, 4’ iron along the creek, and 6’ solid near dog park and parking 9.improvements.All Existing Trees and Buildings have been removed from the site in preparation for the intersection 8.foot sidewalk along Victory and Locust Grove.-We will extend the 107.Amenities include three pocket parks, with gazebos and sitting areas, dog park, and pickleball court. 6.percent-2.2 acres of qualifying open space or 315.8 zoning requirements-No setback reductions are being requested, we will comply with the R4.15.-8 instead of R-Asking for R3.2.Building Lots: we went from 48 lots to 37 lots, and now 21 building lots1. ORIGINAL SUBMITTAL CURRENT LAYOUT CONCEPTUAL BUILDING CONCEPTUAL BUILDING In conclusion We ask for your approval of the project.•immediate area.Annexing this property will financially help pay for existing City services in the •fill and currently utilizing City services.-The site is in•call home and harmonizes with the greater Meridian Community.Continued commitment to providing a quality neighborhood that people are proud to •it for the “long haul”Developer is the builder, therefore there will be a commitment to quality, they are in •This site exceeds the previous Planning and Zoning Commission’s Recommendation.•have made the changes to the maps accordingly.We have recognized all the Council Members concerns from our previous meeting and •it.We have taken in the neighborhood concerns about density and have greatly reduced •recommended changesThe project conforms with City Code, the COMP Plan, and we have made all the staff •