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HomeMy WebLinkAbout2023-05-09 Regular City Council Regular Meeting City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, May 09, 2023 at 6:00 PM Minutes ROLL CALL ATTENDANCE PRESENT Councilman Joe Borton Councilwoman Liz Strader Councilman Brad Hoaglun Councilman John Overton Councilwoman Jessica Perreault Mayor Robert E. Simison ABSENT Councilman Luke Cavener PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted PUBLIC FORUM – Future Meeting Topics ACTION ITEMS 1. Public Hearing for King's Congregation Church (H-2023-0013) by Glancey Rockwell & Associates, located at 1150 E. Pienza St. Approved A. Request: Development Agreement Modification to the existing Development Agreement (AZ-08-014 - Inst.#109088809) to update the conceptual development plan and building elevations. Motion to approve made by Councilwoman Strader, Seconded by Councilwoman Perreault Voting Yea: Councilman Borton, Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault 2. Public Hearing for Modern Craftsman Franklin (H-2022-0079) by Horrocks Engineers, Inc., located at 4540, 4490 & 4420 W. Franklin Rd., approximately 1/4 mile east of the northeast corner of W. Franklin Rd. and N. Black Cat Rd. Approved A. Request: Development Agreement Modification to the existing Development Agreement (Inst.#2020-117678) to remove the property at 4540 W. Franklin Rd. from the agreement for the purpose of including it in the proposed multi- family development. B. Request: Annexation of 10.29 acres of land with an R-15 (medium high density residential) zoning district. C. Request: Preliminary Plat consisting of one (1) building lot and (1) one other lot on 11.47 acres of land in the R-15 zoning district. D. Request: Conditional Use Permit for a multi-family development consisting of 122 dwelling units on 11.47 acres of land in the R-15 zoning district. Motion to approve made by Councilwoman Strader, Seconded by Councilman Borton Voting Yea: Councilman Borton, Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault 3. Public Hearing for Artisan Victory Market (H-2022-0066) by Kindi Moosman, Horrocks Engineers, Inc., located at 2820, 2910, 2960, 2990 and 3020 S. Eagle Rd. Continued to June 6, 2023 A. Request: Annexation and Zoning of 14.47 acres of land with the R-15 (12.45 acres) and C-C (2.03 acres) zoning districts. B. Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested zoning district. C. Request: Conditional Use Permit for a multi-family development consisting of 132 units on approximately 12.45 acres in the R-15 zoning district. Motion to continue to June 20, 2023 made by Councilman Hoaglun, Seconded by Councilman Overton Voting Yea: Councilman Borton, Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault FUTURE MEETING TOPICS ADJOURNMENT 9:44 p.m. Meridian City Council May 9, 2023. A Meeting of the Meridian City Council was called to order at 6.02 p.m. Tuesday, May 9, 2023, by Mayor Robert Simison. Members Present: Robert Simison, Joe Borton, Brad Hoaglun, Jessica Perreault, Liz Strader and John Overton. Members Absent: Luke Cavener. Also present: Joy Hall, Bill Nary, Bill Parsons, Sonya Allen, Scott Colaianni, Kris Blume and Dean Willis. ROLL-CALL ATTENDANCE Liz Strader _X_ Joe Borton _X_ Brad Hoaglun _X_ John Overton X Jessica Perreault Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call the meeting to order. For the record it is May 9th, 2023. It's 6.02 p.m. We will begin tonight's City Council meeting with roll call attendants. PLEDGE OF ALLEGIANCE Simison: Next up is the Pledge of Allegiance. If you would all, please, rise and join us in the pledge. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Simison: Next up is our community invocation, which tonight will be delivered by Pastor Ben Blakey. If you would all, please, join us in the community invocation or take this as a moment of silence and reflection. Good evening. Blakey: Our Father in Heaven, hallowed be your name. Your Kingdom come, your will be done on earth as it is in heaven. Give us this day our daily bread and forgive us our debts as we also have forgiven our debtors and lead us not into temptation, but deliver us from evil. Father, I lift these requests up to you on behalf of this city that your name would be hallowed and honored, that people would be free to gather and worship, that your will would be done, that this would be a place that is characterized by righteousness and justice, that you would provide for the needs of this city and its citizens, that this would be a place characterized by forgiveness where each one of us is humble and realizes the forgiveness that we need and is eager to extend that forgiveness to others and, God, we pray that you would protect this community and Meridian City Council Work Session May 2,2023 Page 2 of 59 deliver it from evil, God, that you would just work through even just our law enforcement, our fire department, that you would keep this city safe and protected and, God, we lift these things up to you, we pray for wisdom for these men and women who lead our city and we ask your blessing upon this meeting tonight in Jesus' name, amen. ADOPTION OF AGENDA Simison: Thank you. First item up is adoption of the agenda. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move that we adopt the agenda as published. Overton: Second. Simison: I have a motion and a second to adopt agenda as published. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda is adopted. MOTION CARRIED: FIVE AYES. ONE ABSENT. PUBLIC FORUM — Future Meeting Topics Simison: Mr. Clerk, do we have anyone signed up under public forum? Johnson: Mr. Mayor, we did not. ACTION ITEMS 1. Public Hearing for King's Congregation Church (H-2023-0013) by Glancey Rockwell &Associates, located at 1150 E. Pienza St. A. Request: Development Agreement Modification to the existing Development Agreement (AZ-08-014 - Inst.#109088809) to update the conceptual development plan and building elevations. Simison: Okay. Then with that we will move on to our Action Items this evening. Our first item up is a public hearing for King's Congregation Church, H-2023-0013. We will open this public hearing with staff comments from Sonya. Allen: Thank you, Mr. Mayor, Members of the Council. The first item before you is a request for a development agreement modification. This site consists of 2.33 acres of land. It's zoned L-O, limited office, and it's located at 1150 East Pienza Street at the southeast corner of East Victory Road and South Mesa Way. This property was Meridian City Council Work Session May 2,2023 Page 3 of 59 annexed back in 2008 with the requirement of a development agreement. The Comprehensive Plan future land use map designation is civic. The applicant is proposing to modify the existing development agreement to update the conceptual development plan and building elevations for the site and modify DA Provision No. 5.1.6. The existing development agreement includes a plan for the first and second phases of the development. The first phase has been completed and included improvements to the existing church building, removal of the access point via Victory Road, a paved 41 space parking lot with an emergency turnaround for the fire department off of Pienza Street. The installation of a landscape street buffer along East Victory Road and a pressurized irrigation system. The second phase included a new 42,500 square foot church building, with an additional 52 parking spaces and associated landscaping. The original plan there is on the left. The existing church is nearest to Victory Road and the phase two church building is on the southern end of the property. The plan on the right is the proposed master plan. The proposed concept plan reduces the size of the new building from 42,000 to 500 square feet -- to 7,400 square feet and includes a reconfiguration of the site. The existing building will remain, along with some of the existing parking. Parking is proposed where the new building was previously proposed on the southern end of the site. The design and building materials of the new building is proposed to change from a two story to a single story and will include a dark grey asphalt shingled roof, instead of a blue metal roof. White horizontal siding instead of stucco. Stone veneer wainscot is still proposed to coincide with the existing structure and a white steeple is proposed. Although the proposed roofing material and color and siding materials differ from the existing structure, the main color stone wainscot and roof pitch of the buildings are generally compatible and should be compatible with adjacent residential structures. Final design is required to comply with the design standards in the Architectural Standards Manual. The previous development plan did not have an access via South Mesa Way along the west boundary of the site, as the street had not yet been constructed at that time. The proposed access via Mesa Way will provide better connectivity and access with adjacent developments and streets. The jog in the access points from Raceway and Pienza Street -- you can see here Pienza Street comes in here at the east boundary and -- excuse me. The east boundary and, then, here at the west boundary it connects to Mesa Way. And the jog in it should assist in slowing traffic and reducing cut-through traffic through the site. In accord with this change a modification is proposed to Development Agreement Provision No. 5.1.6 as follows: Direct access to Victory Road is prohibited. Access to this site shall be provided from East Pienza Street and South Mesa Way -- is the portion that was added. All other access points to and from the site are prohibited unless approved by ACHD and the City of Meridian. The off-street parking proposed for the development exceeds the minimum UDC standards by 74 spaces. Based on the overall square footage of the building, which is 14,329 square feet, a minimum of 28 spaces are required. A total of 103 spaces are proposed. Written testimony was received from Ryan McColly, the applicant's representative. He is in agreement with the staff report and staff is recommending approval for the staff report. Staff will stand for any questions. Simison: Thank you, Sonya. Council, any questions for staff? Meridian City Council Work Session May 2,2023 Page 4 of 59 Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Sonya, it looks like the existing building has directly west existing parking lot and the new plan shows it -- it looks like green space. Are they -- they are tearing out that parking lot and greening it up? Is that the plan? Allen: Mr. Mayor, Councilman Borton, yes, that is correct. Borton: Okay. Just checking. Thanks. Council, any additional questions for staff? All right. Is the applicant here? Like to come forward? State your name and address for the record and be recognized for 15 minutes. McColly: Ryan McColly. 4868 Riverfront Place, Garden City. Simison: Do you have any -- any comments you would like to add? McColly: We agree with the staff report. Simison: Okay. Council, any questions for the applicant? Okay. Thank you very much. Mr. Clerk, do we have anybody signed up on this item? Johnson: Mr. Mayor, there was not last I checked. I have not been to the back of the room though. Simison: Okay. Is there anybody who would like to provide testimony on this item? Come on up and state your name and address for the record, be recognized for up to three minutes. And just have to choose one of the mics. Bierman: Thank you. My name is Mike Bierman. 1204 East Pienza Street in Meridian. Just down from the church. I don't have a testimony, I just have some questions and I'm sorry if they have already been answered, but, Pienza Street, is that going to be a through street? It didn't look like it, but a through street to the street just to the west of the church? Or is that just a parking lot? Allen: Mr. Mayor, Councilmen, I can respond to that. Pienza Street is not being continued as a public street through this site. It does kind of stub into this site and there is a turnaround and, then, it's just a private parking lot through this site and, then, it goes out to Mesa further to the south -- to the west. Bierman: So, anyone that came through the parking lot would be doing so basically illegally, because they are using the parking lot to come over to Pienza? Is that -- Allen: Well, it's not public right of way or it is a -- a private property, so they -- they shouldn't be, but -- Meridian City Council Work Session May 2,2023 Page 5 of 59 Bierman: Yeah. Okay. That's my only concern. We live on Pienza and we kind of like that dead end street, but I was just curious about that. Allen: Yeah. As I mentioned, there is a -- there is a bit of a jog in it, so hopefully that will kind of -- Bierman: Yeah. Allen: Keep people from using it as a cut through. Bierman: Yeah. And, then, how tall is the building? Is the -- phase two the one that's going to have the taller building or is it going to be -- phase one going to be a two story building? Allen: Mr. Mayor, would you like me to respond? Simison: If you -- if you can, yes. Allen: Thank you. Simison: If not we can save it for the applicant, whichever you prefer. Allen: The -- I don't have the exact height of the structure, but it is a single story structure, whereas the previous concept plan was for a two story structure. Bierman: So, which one's a two story? Allen: So, if you look at the overhead here, the one on the right is the proposed concept plan and the one on the left was the original two story. So, the size is reduced significantly from 42,000 to basically 7,400 square feet overall. Bierman: Thank you very much. Simison: Council, any questions or -- okay. Mr. Clerk, was there anybody that did sign up? Johnson: Mr. Mayor, no. Simison: Okay. Is there anybody else that would like to provide testimony on this item? Okay. Then would the applicant like to make any final comments? Applicant is waiving final comments. So, Council, what's your preference, desires? No questions? Strader: Mr. Mayor? Simison: Council Woman Strader. Meridian City Council Work Session May 2,2023 Page 6 of 59 Strader: I move that we close the public hearing. Perreault: Second. Simison: Have a motion and a second to close the public hearing. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public hearing is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: So, all appears to be in order. I don't see that the changes are detrimental in any way and seems additive to the community. With that in mind I move that we approve -- after considering all staff, applicant, and public testimony, I move to approve File No. H-2023-0013 as presented in the staff report for today's hearing date. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Just to second the motion, but also make a quick comment. I just want to say I think -- Simison: Have a motion and a second. Any discussion? Yes, Council Woman Perreault. Perreault: My apologies. I just want to say it looks like it's going to be a beautiful building and we are big supporters of our faith community here at the city, so I'm excited to see how this benefits your neighbors and I love it when we see places of faith that are new to the -- you know, that -- that's not -- you are not new, but it's going to be somewhere you are going to be able to -- to benefit your congregation. So, congratulations on that. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Yeah. Just to note for -- for the gentleman who was up here, Pienza -- I like the layout, because if you are looking up that street you are just going to see a church building and nothing else. It doesn't look like, oh, I can make it to that street -- other street if you drive through the parking lot and make that wind around. So, I think that's a -- that's a good design that should be very helpful. Council, any additional comments? Then, if not, Clerk will call the roll. Meridian City Council Work Session May 2,2023 Page 7 of 59 Roll Call: Hoaglun, yea; Borton, yea; Cavener, absent; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. Thank you very much. MOTION CARRIED: FIVE AYES. ONE ABSENT. 2. Public Hearing for Modern Craftsman Franklin (H-2022-0079) by Horrocks Engineers, Inc., located at 4540, 4490 & 4420 W. Franklin Rd., approximately 1/4 mile east of the northeast corner of W. Franklin Rd. and N. Black Cat Rd. A. Request: Development Agreement Modification to the existing Development Agreement (Inst.#2020-117678) to remove the property at 4540 W. Franklin Rd. from the agreement for the purpose of including it in the proposed multifamily development. B. Request: Annexation of 10.29 acres of land with an R-15 (medium high density residential) zoning district. C. Request: Preliminary Plat consisting of one (1) building lot and (1) one other lot on 11.47 acres of land in the R-15 zoning district. D. Request: Conditional Use Permit for a multi-family development consisting of 122 dwelling units on 11.47 acres of land in the R-15 zoning district. Simison: So, next item up is Item 2, public hearing for Modern Craftsman Franklin, H- 2022-0079. We will open this public hearing with staff comments. Allen: Thank you, Mr. Mayor, Members of the Council. The next applications before you -- there is several. Request for a development agreement modification, annexation and zoning, conditional use permit and a preliminary plat. This site consists of 11.47 acres of land. It's zoned RUT in Ada county and R-15 in the city and is located at 4540, 4490 and 4420 West Franklin Road. The western portion of this site at 4540 West Franklin Road was previously annexed in this city with the Compass Charter School East expansion project and that is this little -- little piece right here where my pointer's at. The future land use map designation for this property is medium high density residential, which calls for densities ranging from eight to 15 units per acre, with a target density of 12 units per acre in the Ten Mile Interchange Specific Area Plan. The applicant is requesting a modification to the existing development agreement to remove the property at 4540 West Franklin Road. Again, that west small parcel from the agreement for the purpose of including it in the proposed multi-family residential development and the new development agreement associated with the proposed annexation. The applicant proposes to annex the eastern two parcels consisting of 10.29 acres of land with an R-15 medium high density residential zoning district. A Meridian City Council Work Session May 2,2023 Page 8 of 59 multi-family residential development with a mix of housing types is proposed at a gross density of 10.6 units per acre consistent with the medium high density residential future land use designation in the Comprehensive Plan. A development agreement is recommended as a provision of annexation that includes the west parcel proposed to be removed from the existing development agreement. That area was planned to develop with a parking lot and a sports field for the adjacent charter school. A preliminary plat is proposed consisting of one building lot and one other lot on 11.47 acres of land in the R- 15 zoning district. Right of way is proposed to be dedicated with the plat for the extension of West Aviator Street, a collector street, across the northwest corner of the site in accord with the master street map. Access is proposed via the collector street, Aviator, with the driveway access via West Franklin Road, an Arterial Street, at the southwest corner of the site. The driveway is required to be located along the west property line for shared access with the property to the west. Private streets were approved by the director for internal access and for addressing purposes. Street buffer landscaping is required along the collector and arterial streets in accord with UDC standards. The Purdam Gulch Drain lies off site along the east boundary of the property within a one hundred foot wide easement on land owned by Nampa-Meridian Irrigation District. The easement encroaches on this property at the northeast corner of the site. A conditional use permit is proposed for a multi-family residential development consisting of 122 dwelling units in the R-15 zoning district. A mix of housing types with one, two and three bedroom units is proposed consisting of single family residential detached, attached, duplex and townhomes. Because all units will be on a single lot, rather than individual lots, it's considered a multi-family residential development. All units will be for rent, rather than individually owned. A minimum of 1.9 acres of qualified open space and five site amenities are required to meet the minimum standards. An updated common open space exhibit was submitted as shown since the Commission hearing that depicts a total of 2.15 acres of common open space that complies with and exceeds the minimum standards. Site amenities are proposed as follows from each of the required categories. Quality of life. A clubhouse and a dog park and a way station is required with that. An open space. A community garden is proposed. From the recreation category of swimming pool, internal walking trails, children's play structure. And from the multi-modal category, charging stations for electric vehicles, which meet and exceed the UDC standards. Off-street parking is proposed for the development that exceeds and meets the UDC standards. A minimum of 248 parking spaces are required. A total of 260 are proposed. Conceptual building elevations were submitted for the proposed structures within the development as shown. Building materials appear to consist of a stucco like material, with wood look lap siding and stone accents, with asphalt shingle roofs. Final design should comply with the multi-family design standards listed in the Architectural Standards Manual and the Traditional Neighborhood Design Guidelines in the Ten Mile Plan for the medium high density residential future land use designation. The proposed conceptual elevations are not approved and require additional revisions prior to final approval. The Commission did recommend approval of the proposed applications with conditions. I will just go through a summary of the Commission hearing. Elizabeth Koeckeritz from Givens Pursley testified in favor, along with David Bailey from Bailey Engineering. No one testified in opposition or commented on the application. Written testimony was received from Shannon Ely, Meridian City Council Work Session May 2,2023 Page 9 of 59 Baron Properties, and that is the applicant. The applicant requested a few changes to the staff report, which have been addressed by staff and the Commission as noted in the Commission recommendation in the staff report. The key issues of discussion by the Commission -- again these issues have been discussed. The issues, excuse me, that were discussed have been resolved. Commission changes to the staff recommendation are as follows: At staffs request a condition was added for a sidewalk to be provided along the south side of West Fresh Powder Lane on the north side of the common area where the community center is located for pedestrian connectivity and safety. Second. At the applicant's request the street names were updated per the updated plans. Third. At the applicant's request modification to Condition B.2.9 per the language proposed by the applicant and agreed upon by staff. The only -- the only outstanding issue before Council tonight -- and it's not so much an outstanding issue, but staff did request that the applicant share details on what type of public art is proposed and the location for such. Written testimony has been received since the Commission hearing from the applicant's representative Elizabeth Koeckeritz in agreement with the Commission recommendation. No other letters of testimony have been provided from adjacent residents or neighbors. Staff will stand for any questions. Simison: Thank you. Council, any questions for staff? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I have two questions. My first question -- in the staff report there was a comment that 65 percent of the application does not follow street oriented design, which is called for the Ten Mile Specific Plan. So, I just wanted to talk about that a little bit. What kind of changes would be needed to bring this into more compliance with the Ten Mile Specific Area Plan? I know porches are a big part of it. You guys talked about that pretty specifically. But is there anything else that we would expect to see? Allen: Mr. Mayor, Council Woman Strader, Council, you nailed it pretty much. The -- the porches are really something that's desired for traditional neighborhood design in the Ten Mile area and there -- there isn't much to speak of on the -- except for the townhome units. So, that is something that we will be looking for. Strader: Mr. Mayor, if I can -- Simison: Council Woman Strader. Strader: Thank you. So, is this something that you would work with the applicant later on? Because I know you mentioned like the conceptual design, you would expect to see revisions. I mean is that something that we would normally work with the applicant on later or is this something we expect up front? Like we -- we have seen projects before where they don't meet the Ten Mile Specific Plan and they don't get approval. So, I just wanted to sort of understand. But you just made a comment about conceptual Meridian City Council Work Session May 2,2023 Page 10 of 59 design revisions. How does that fit together and how -- you know, how far is it off of meeting our standards for the Ten Mile Area Plan? Allen: Yes, Mr. Mayor, Council Woman Strader, the -- the details of the design are typically handled with the design review staff -- application at staff level. It -- it is more ideal to have these elevations revised prior to Council approval. I have not received revised updated plans from the applicant. I did not ask for any to specify that, but, yeah, it is more ideal for you guys to see what's being approved out there. But it is -- it is something that we typically handle with design review. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. I'm not sure I'm totally comfortable just because like we have had several applications that we have denied because they didn't meet the Ten Mile Specific Area Plan. So, the applicant heard that. So, hopefully, they will address that in their presentation. My second question is there is a Condition B.2.9 which I had reviewed, but I didn't fully understand the rationale for this change, besides that there was a precedent for other projects in which we have done this. If the applicant could specifically address that and I don't know, Sonya, if you have any comment on it. Basically is this typical for other projects -- not their projects, but other projects to request this sort of a change in the language? Allen: Mr. Mayor, Council Woman Strader, it's -- it's a Public Works condition. I think the applicant can better address the -- the response to that. Thank you. Strader: Fair enough. Simison: Council, any other questions for staff? Okay. Then would the applicant like to come forward? Good evening. Koeckeritz: Good evening, Mayor and City Council Members. My name is Elizabeth Koeckeritz: I'm with Givens Pursley at 601 Bannock. With me tonight is Matt Riggs, Greg Hector of Baron Properties, as well as other members of our local development team. We really want to thank Sonya and Bill on this project and the entire development staff for their assistance. It's been a really collaborative process and, actually, Council Member Strader -- I will get into it. We really worked -- we worked really hard with staff in order to create more of a boulevard like feel on this really uniquely shaped property that is kind of awkward to get in and through. We have gone through multiple iterations of this and we actually -- we are really proud of where we have landed on this. Just a brief -- whoa. Going way too fast. Just a brief Baron Properties overview. It's been a little while since they have been here. They were originally founded in 1983 by Jeff Riggs and they have developed and operated over 125 residential communities throughout the Mountain West. The residential developments provide high end amenities in a community that's operated and Meridian City Council Work Session May 2,2023 Page 11 of 59 maintained by Baron from the get go, from the beginning to the end they own the property, they build the buildings, and, then, they manage the property going forward, so that residents can enjoy these communities without any maintenance or upkeep that's associated with home ownership, but they can live in a community that lives and feels and works much like a single family residential home owned community. Most recently they have done two projects here in Meridian. The first was Black Cat, which was the first of its kind of Treasure Valley. I know it certainly was one of the first -- or the first one that our office worked on that really brought in this sort of concept. Baron believes that this high end unique product type with the mix of detached and attached rental units, with all of the high end amenities, was something that was missing here and it's really played out. This -- the Black Cat has -- phase one is done. It's started leasing up and it has been receiving rave reviews from the tenants saying this has been a great place to live. Phase two is just starting to lease up and they expect phases three and four to be done by the end of the summer, beginning of the fall. The other similar development is Ten Mile, which is 135 units. That's also -- phase one is finishing up and at least they have signed at least a dozen leases for this development. They expect to have complete build out by the end of the summer. One thing that's really nice about working with Baron is that they have been really active in the community and with the local chapter of the National Apartment Association. They recently had their annual event and Baron Properties brought home four awards. These awards are voted on by the membership, which includes most of the -- are recognizable -- many of our recognizable prominent multi-family owners and developers in the valley. The Black Cat Project received the Property of Excellence in Meridian Award. So, moving on to the development that's before you. To help orient you, as Sonya mentioned, we are located directly north of Franklin, very close to Black Cat Road and southeast or directly east of the Compass Charter School. We are located really close to the northern edge of the Ten Mile Interchange Specific Area and there have recently been several developments approved in the direct vicinity, including Alamar directly to the east, Aviator to the north, and Newkirk to the northeast. This will be another really high end Baron property. It -- I believe it will be going by the name Colorado Ridge, which is going to bring another one of these high end communities to Meridian. Tonight, as Sonya mentioned, we are requesting annexation, zoning, CUP, and a DA amendment. It has 122 units on approximately 11.5 acres and we really have worked hard to collaboratively design this with input from staff and to try to meet the Ten Mile Interchange Special Area Plan. You can see -- you come in off the south -- our primary entrance -- one of our two entrances is coming in off the south off of Franklin Road, where, then, you will take a direct right to go in through the development and, then, you head north and I will show you in the pictures here in the minute of the boulevard lined street that was designed to match with the standards in the Ten Mile plan. Ultimately you pop out on that -- onto Aviator Street, which is in the process of being extended right now. There is the R-15. It offers a wide variety of housing styles and types. We have our one, two and three bedroom offerings. They are in detached homes and duplexes and six-plexes. You can see here the lime green, which is a little hard with my eyes to see -- it -- are the townhome units. There is also -- the purple dots are the one bedroom, one bath, duplexes. There are 18 two bedroom, two bath bungalows, which are standalone and six three bedroom, two bath, bungalows in red, which are also standalone. And those two bedroom, two bath, Meridian City Council Work Session May 2,2023 Page 12 of 59 bungalows are in bright green. So, talking about the TMISAP, it focuses really on three elements. Land use, transportation and design. And I will talk about each of these briefly in turn. This land is designated medium high density residential and most of it is already appropriately -- or part of it is already appropriately zoned R-15. It's generally located in and around more intensely developed areas. Directly to the west across Black Cat is designated low density employment and mixed employment, which provides community -- access to future employment centers for the maximum number of residents. Within one mile of the site, as you know, it's really busy and bustling. There is property designated mixed employment, high density employment, industrial and commercial, making this site ideally situated for the unique housing type where residents can truly live and work where they live. Within this the R-15 zoning and the medium high density residential single family detached townhomes and two family duplexes, are -- are all recommended housing types here. Although they may be rental units they still live and work like those types of units. The target density is 12 units per acre. We are at 10.6 units per acre here. One thing that -- that TMI -- this is really -- discusses is there is a focus on the transportation. We worked with the property owner to the north to provide Aviator Drive, which comes through and it will cut through the upper top corner of the property and extend onto their property. It's primarily going to be on the subdivision to the north, but we have been working with them to be able to get that complete here. The owner to the north owns the lion's share of the property and so we are just entering into some agreements for them to construct that across the Baron property here. We also recognize that ACHD wanted to limit the access points onto Franklin Road, which is one of the reasons why we have that shared access. That will provide access to the -- as the properties to the west redevelop there is a -- oh, what is it? Sunset -- is it a gardening store? Right there. And that will be -- they will be able to have a shared access and also close down some of their access points once they have redeveloped. Additionally the TMISAP originally showed a connector sort of tracking the Purdam Drain. How the properties have actually worked out is there really is now this -- going from -- going from Black Cat to Franklin, that's C to B on this map. There is really -- that's where that connection has ultimately sort of ended up as these properties have developed. So, that is still in there. Street design and product orientation. The TMISAP focuses on complete streets that work for motorists, bus riders, bicyclists and pedestrians. This is a really long narrow property and so a lot of things that might work in other places aren't going to work here and so what the -- what Baron did is they worked with -- closely with staff in designing this long boulevard that goes throughout the property. As you can see all of the townhomes along here and the properties, they front onto the street. All of the parking is tucked in behind and there is also some on- street parking. These are relatively narrower boulevard design. The drive lane is 24 feet, with nine feet of parallel parking on each side, followed by the eight foot carriage strip with trees, a five foot sidewalk, and, then, it's five feet to the homes along this street front and they do all have their front entrances on here and that street design was taken from the TMISAP. I think it exactly matches or it almost exactly matches the street designs in the TMISAP. All the garages were moved to the rear to get off of this main boulevard street running through there. There are still garages located in other places throughout the property, but as a multi-family residential development it's hard to -- really without having the formal streets that would exist in like a single family Meridian City Council Work Session May 2,2023 Page 13 of 59 residential -- to meet all of those requirements and so we feel that this does a really good job of providing that boulevard, that central people are onto fronting onto this main street throughout. This also incorporates by having crosswalks and the landscaped roundabouts or the crosswalks or the -- I guess they are not roundabouts if you are not turning off of them. It also does really help with the traffic calming through here. The property is also conveniently located on VRT Routes 40 and 42. Okay. The building details -- there -- although there -- we had --just had a few very brief conversations, but we are absolutely willing to continue to work with staff and -- and define these and work through these to make sure that what we are coming forward with ultimately does match what is the -- what is being requested and looked at here. It was our understanding that these were really close to being what -- after working with staff on this for I believe almost over a year, that these were really close to what was being looked at. It's really high quality construction. All the units are one and two stories. There is a variety of roof lines. There is porches and frontages and fronts -- like as you can see on these, these townhome units, they all have sort of a front grassy area fronting onto the street. One of the things that we have not included is that -- is their private open space, but it really works and acts like sort of their own private open space really fronting right onto this boulevard street. All of -- as requested by the plan all mechanical units are screened with fences. In addition, we have usable front porches. Every unit adjacent has a porch or a front entryway. The garages are all loaded from the rear alleyway. They are not visible from the primary street. This is a traditional neighborhood design standard with the landscape parkway with trees. There is a diversity of residential styles and types. It appeals to a wide range of people with a variety of price points. There is also this compact walkable nature. There is a lot of pathways throughout that make it easy to get to and from the various buildings on the site. We will go through the design review process, of course, and we will continue to fine tune these buildings with staff. Here you can see one of the one bedroom, one bath, duplexes. These have an open floor plan with an emphasis on natural light. They each have a small private fenced backyard and only one shared wall. They are highly desirable. Wow, this goes fast. The two and three bedroom townhomes, we do believe these really do meet the design elements of the TMISAP. There is the roof parapets with the unique toppings. There is elements on the facade of these flat roofed buildings and attention has been paid to the use of articulation, the signs, details, and inlays on these units. Again they are made with high quality materials. Screened mechanical units. Those have -- the three bedroom units are on the end. The two bedroom units are in between. Upper balconies and lower porches, plus that private little small green space. I'm all over the place. I apologize. There we go. The interior amenities. As I mentioned these are really nice. They are highly desirable. There is private patios. Tuck under and attached garages. Ten to 12 foot ceilings. Spacious open living floor plans. Just really all of your high end amenities that you would be looking for and in-unit washers and dryers. The community is where these properties really shine. It provides many amenities, including the pool. This attached grill. The playground attached to the pool area. The dog park. The EV charging station. All of those things. There are detached garages with storage that are available for rent, so you can also have -- if you don't have parking with your unit, tuck under parking you can find parking. There is also storage available and the one thing I guess I will just finish with is the amount of open space. One of the things that Baron Meridian City Council Work Session May 2,2023 Page 14 of 59 prides itself on is all of the open space, that there is the community open space and, then, there is also -- they do the private residential space. So, each unit has its own private residential space that -- on the townhome units is a little bit smaller, but on the other units -- the duplexes have 138 square feet of patio and 126 feet of yard, up to the two bedroom units have 153 square foot patios, plus 425 square feet of private yards. In addition, we have confirmed that all services are available and we meet all of the annexation and zoning standards. With that I will stand for any questions. Simison: Thank you. Council, any questions for the applicant? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. Thank you, Elizabeth. First of all, shout out for the matrix. It's the first time I have seen a matrix like that for zoning. That was really interesting. So, I appreciated you providing that. A lot of things I like about it. The one piece I'm not totally following is the porches and the street oriented design. I get it that the boulevard meets that. Can you go through the product that doesn't meet the standard, like that doesn't really have a porch or what I guess our internal staff considers to be the appropriate type of porch. Koeckeritz: I think -- so, let's go to -- we have -- this is the front to the one bedroom, one bath, duplexes, which front along the street and these I believe -- and we have not had any recent conversations. We actually thought that these generally complied and that we were in pretty good shape and we would say that this generally complies with the street oriented design. I think that Sonya may have a different view on it, but it does have the front entryway, walking in there fronting up to the street. There is the parallel parking in front of it. I also think, Council Member Strader, that some of it is -- we focused on the boulevard versus some of the other areas maybe don't. We really have focused on trying to meet the Ten Mile Plan through this area, but given the constraints of the lot we couldn't do two boulevards or other things of that nature that might be called for in the TMISAP. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I mean just to play Devil's advocate. So, it looks denser to me along the boulevard; right? And, you know, this is probably one area where I would advocate for a little bit more density, because to your point this touches our two bus lines. This is in a transportation corridor. This is an area that we have planned to have more density. You know, would you -- you know, I guess just curious. So, how many single family homes, you know, sort of don't meet that standard? And, then, Mr. Mayor, at some point if you permit staff to, you know, kind of comment a little bit back on -- on the single family Meridian City Council Work Session May 2,2023 Page 15 of 59 product and what changes could be made to better meet the Ten Mile Specific recommendations. Koeckeritz: Mayor, Council Woman Strader, so we have a row of -- we -- this was found to be from Baron, really, the best planning mix, but we have a row of town -- ah. We have -- this one works best. We have our row of townhomes all the way down that eastern boundary, which is a little more dense and there is 42 townhome units in total. Then there are 56 one bedroom, one bath, duplexes, 18 of the two bedroom, two bath, bungalows and six three bedroom, two bath, bungalows. Remembering that this is the sort of community where Baron has tried to focus on being able to -- it's sort of the next step up from your first rental community that you live in maybe when you get out of college or a lot of the people that live here are baby boomers, who are retiring, who don't want home ownership, but they want to be able to live that way and so that's how this unit mix was ultimately settled on is that it seemed to make the most sense to appeal to the widest variety of people. But -- and that's where we ended up with this. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: One more question for the applicant and, then, if it's possible, if staff has any further comment about the design guideline. Simison: Staff is welcome to weigh in at any point in time. Strader: Perfect. I guess what -- hold on. I'm just trying to find where I wrote it down. Oh. You mentioned a variety of price points. Can you elaborate about that? What is the -- you don't have to tell us the exact prices. I wouldn't expect you to share that type of information. But what's the sort of differential between the different products expected to be -- understanding it's a projection and not something that we would hold you to, but we are very interested in increasing the range of housing options in Meridian and we are focusing on affordability and that middle housing is a gap for us. So, if you could comment on that. Koeckeritz: Mayor Simison, Commissioner -- Council Member Strader, I will actually let -- Greg Hector is going to be speaking later and I will let him address that. Strader: Fair enough. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Looking at me, so you always know I will have a question. Simison: I know where I'm going first on almost every applicant, so -- Meridian City Council Work Session May 2,2023 Page 16 of 59 Perreault: Thank you, Council Woman Strader. You did get several of my questions answered through -- through the ones that you had. So, I wanted to talk a little bit about the ratio of one bedroom to the two and three bedrooms and kind of how you came to the determination of what was -- what would work in this area. Obviously, this area of the valley tends to have more families that move into it in general. Just curious if you can comment on the ratio and -- and whether the statistics that were used -- because there -- they are a large corporation that does this in a variety of locations -- if the statistics that were used for determining those were based on our local market or not and/or if it was just a matter of limited geography that really led towards that ratio. And, then, also, second question along with that, is very familiar with build to rent projects and no matter whether it's individual units, multi-family apartments, whatever it is, there is a higher number of -- of -- of vehicles, because, you know, folks tend to co-lease together, even if -- even if a property management company doesn't allow for subleasing, you -- you do tend to see more vehicles per unit. So, if you can address that with there only being 12 additional spaces. Koeckeritz: Mayor, Council Member Perreault, I will start with your second question first. As far as parking goes, there are the additional 12 spaces. One thing that is not included and cannot be included is the -- every one of the townhomes, in addition to the internal parking, they do have an apron that would allow two additional parking spaces. Those don't count under the city code. But those -- there are additional parking spaces in that way and so when you take that 48 times two, that actually would come to 96 additional -- potentially additional spaces on this, which really does help alleviate some of the parking concerns and issues there. As far as the ratio of units, I -- there -- I think that several things went into deciding on this particular unit mix. One is that those are very popular with the -- the younger individuals who are looking to move into this area with all of the new development going on along the interstate, Paylocity and some of those other tech companies that are coming in, those are people who are making -- who are -- tend to be tech workers, a little bit younger, oftentimes I'm taking these first jobs. They are single. They want sort of -- more of a free standing place, but they aren't ready for -- and this way they can really be on their own for singles and just couples. And, then, the bigger ones do tend to have more families in them. But across the board in all of Baron's developments they have found that there really are fewer families and young kids in these developments than what -- than what would exist in other types of similar developments. But also I know that we have both Greg Hector and, then, Matt Riggs, one of the owners, is here and they can both speak to you on that as well. Simison: Council Woman Perreault. Perreault: A question, please. Thank you. Yeah. That -- that being said, tell us, then, about the -- the playground as an amenity versus maybe having a different amenity that would gear more towards who you believe will rent the units. Koeckeritz: Mayor, Council Member Perreault, although that is true that we think that it will be -- there will be fewer, I think it's -- they believe it's important to have amenities that speak to everyone and this is one that -- whether there is five kids or 15 kids that Meridian City Council Work Session May 2,2023 Page 17 of 59 it's a great amenity to have and that also there are amenities -- there is things like the community gardens and the pool with the lounge area and the hot tub that speak more to the higher end also. And to kids. But also the picture of the pool and the hot tub it looks more grown up than in some other places. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Questions, Elizabeth. For the -- the street on the east side, that is the backloaded garages; is that correct? Did I get that right? Koeckeritz: It is. Yes. Hoaglun: And what -- do we -- do we have adequate distance from the garage door to the street to park a vehicle or is that a different arrangement there? Koeckeritz: There -- Mayor, Commission -- Council Member Hoaglun, there is adequate space to park there. Hoaglun: And follow up, Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: And for the -- the easement that you are getting -- or however you are dealing with the property to connect to Aviator and -- and in that area, are you working with the developer timingwise? How will this development phase and be created and, you know, we know what we have approved over there to the north and also to the east, but timing of that's kind of critical for everything to work together. Are you guys talking about that or where -- where -- what's the plan for that? Koeckeritz: Mayor, Council Member Hoaglun, we are. We have been exchanging drafts of contracts all week and all last week with the developer to the north who is ready to start moving as soon as they possibly can, because they are really the key for getting Aviator Street extended to their property and, then, crossing the drain so it continues on. But those have been ongoing discussions and our office has been working on contracts for it. Simison: Council, any additional questions for the applicant? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. Can you just address the language that you all requested within the Public Works section that -- I don't remember now. 2.8.13 1 believe. Meridian City Council Work Session May 2,2023 Page 18 of 59 Koeckeritz: Mayor, Council Member Strader, absolutely. So, that was at a request, because that is how we have been able to -- in the past we have had this condition amended in slightly different ways that have been approved, but this is how it's actually worked, at least with Baron and with the Public Works Department, is this -- that's the point at which they are approving the developments before that -- that you cannot receive your C of O until the final plat is filed and this just sort of clarifies some of what has actually been going on in practice with them. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thanks. That's helpful. So, it sounds like maybe the standard language doesn't really reflect the facts on the ground is kind of what you are saying. Koeckeritz: I -- at least as far as the Baron ones go I would agree with that. Strader: Thank you. Simison: Any additional questions? All right. Thank you very much. Mr. Clerk, do we have anyone signed up to provide testimony on this item? Johnson: Mr. Mayor, we did not. Simison: Okay. Is there anybody present that would like to provide testimony on this item. If you would like to come forward. And if there is anybody online that would like to provide testimony, please, use the raise your hand feature. If you would state your name and address for the record. Luke: Thank you. My name is Susan Luke and I am one of the founders and administrators for Compass Public Charter School. So, I just have a couple of questions maybe to -- that we have thought about. We are very excited to have neighbors and to have such a beautiful neighbor. We are excited about that. As you know, Aviator Street is a congestion issue and so our thought would be -- we didn't know if the city would put up no parking signs on the side of that road to help with the traffic flow while the construction is going on, but particularly when we get to our arrival and our dismissal, I'm a little bit nervous for my elementary kids walking down that sidewalk while we have construction going on. And, then, the other thought -- I'm not sure how this -- and maybe this is something that I'm not aware of that I need to go through a different outlet, but the -- the little road that connects to what we already use as our bus lane, is long -- just wondering if that would have a stop sign for sure, so that we have our buses that go from Franklin into our loop, if they would have the right of way, instead of the traffic coming out of the -- the new development. So, those are my only thoughts. Meridian City Council Work Session May 2,2023 Page 19 of 59 Simison: We do have Kristy Inselman from ACHD on. I don't know if she can speak directly to those, if those would be comments afterwards. Inselman: Mr. -- Mr. -- sorry. I have a delay. Mr. Mayor, this is Kristy from ACHD. Can she re-specify what her requests are? I couldn't hear very well. Luke: So, our -- our concern is just about the -- the traffic -- the allowable parking on the sides of Aviator Street. So, right now there is a partial bike lane, but there is no part -- there is no signs that indicate no parking. So, we get a lot of vehicles from the apartments and construction vehicles that park along that road and as we increase construction, our concern is that we won't have the ability to use that road for the traffic that we need for dismissal, for parent pick-up, and for our students who use the back parking lot to park at the school. Then my second concern is the -- the little road that connects the development to the road that we use for our buses that come off of Franklin, if the buses would have the right of way and the people coming out -- the vehicles coming out of the subdivision, if they would have the stop sign. Inselman: Okay. Sorry. Now I think I have got my audio under control. It was being kind of a pain. So, I can -- I need to take a look at Aviator to see if no parking is allowed there, if that is the setup. I can have our traffic look at that. If -- if no parking is supposed to be on the street due to on-street signed bike lanes, then, we should have it signed that way. So, I can have our traffic division take a look at that. And as far as a stop sign from this development -- because it looks like it -- it stubs to property adjacent to them and not through to where the school is going, if I'm looking at this correctly, when that extension goes through we would work with the adjacent development on their design and likely have some type of stop control, depending on what -- what's being proposed there. It's hard for me to comment on a future connection to the driveway without that develop -- that -- that property being redeveloped. Luke: Thank you. That addresses my issues. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Just -- Susan, if you don't mind, I want to make sure we are talking about the same things -- Luke: Okay. Hoaglun: -- and we are not in different places. So, in that lower left of the map that we see up on the screen, which comes off of Franklin and you got the two trees kind of in the middle of that street, so it's the far western edge of that lower flag of the long sided L -- so you are talking about if someone comes off of Franklin and is going to the school making that turn, you want that street coming out of the development to have some sort of stop? Meridian City Council Work Session May 2,2023 Page 20 of 59 Luke: Yes. That's what I was thinking. Because our buses come off of Franklin, because it's a right -- that right turn only and it would be really challenging for us to have to have the buses stop, instead of having them have the right of way. Hoaglun: Right. And that's something we can ask the applicant, because I think those are -- that's a private street. So, we can -- we can talk to the applicant about that, get their input, so -- Luke: Thank you. Simison: Thank you. Luke: Thank you. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Ma'am, would you mind coming back up. Ma'am? Sorry. Luke: I have first grade voices in my brain, so -- Perreault: Thank you very much for being here. Luke: You are welcome. Perreault: We have had a lot of development along this corridor as you know and I have lived in this area just behind Compass for 12 years. Very familiar with the traffic flows through here. Just curious if you could share with us -- if there is anything else that you are having concerns with -- with, of course, this application, which is going to directly connect to the school, which is kind of unique. It's very rare to have schools that have two roads that come off of major arterials go into the -- essentially school property. Oftentimes they go around, but this -- this -- this, you know, really coming into the school property in a sense. Can you talk to us about concerns that you have with additional traffic for your school and your students or anything -- is there anything else that you want to share with us in this regard? Because we do have two other developments that are going to be using Aviator beside this that are being built. Luke: So, my two other thoughts would be the railroad that is just north of Aviator Street on Black Cat, having that every person stop is problematic. An arm would be a whole lot better, so that the traffic is -- it flows a little bit easier. And, then, we have worked really really hard with our stakeholders at the school to ask them to turn right onto Black Cat from Aviator, so that they are not turning left to go south and we don't have control like we wish we did, but we are going to have even less control and so if that really is an issue, then, I would propose some kind of ACHD cone or barrier or something, so it's not available for people to turn left, because that's the part that's going to get pretty Meridian City Council Work Session May 2,2023 Page 21 of 59 tricky pretty fast is if we have the railroad where everybody's stopping and, then, we have current cars turning left, right -- left and right, that's going to be pretty crazy. Perreault: Thank you very much. Luke: You are welcome. Thank you. Simison: Thank you. Is there anybody else that would like to provide testimony on this item? Okay. Then -- are you testifying? Are you the applicant to close? I'm inviting the applicant up to close, then, if we have no one further to testify. Be the applicant with their ten minutes for closure. It's a part of the applicant team. So, I'm inviting the applicant to come up to close and use your ten minutes for those purposes. Riggs: Okay. Yeah. Thanks, everyone. My name is Matthew Riggs. 529 West Fordham in Eagle. A couple of things I wanted to cover. Thank you, Elizabeth, and -- and staff for doing so much work on this so far. Some questions were brought up that I think, you know, I could speak to pretty well. Before I get there, you know, Elizabeth spent some time on our other two projects here that we have delivered the first phases on and she emphasized those awards, because they are pretty meaningful. You know, that was really recognized -- the Black Cat and Chinden site was recognized, you know, by our peers as really the premier rental community in the state of Idaho and we are really proud of it being the first one we have done and the first of hopefully, you know, multiple, multiple that we will do in the city of Meridian. So, just want to say, you know, and highlight that. It was similar to these projects, this one and, then, the next one we are talking about tonight, it was a lot of planning and a lot of -- a lot of man hours that went into these projects and I think what's coming out the other end relative to Bill and Sonya and their team is -- is really quality elevated stuff. So, that's what we have tried to produce here in this Modern Craftsman brand. It is, you know, a wide range of rental options. You know, it's probably pushing 500 dollars from the entry level rental unit up to the premier largest units, so things have gotten more expensive here. You know, we have owned and operated the Red Tail apartments in Meridian for the last -- you know, push in five years now and really proud of that project and -- and thought that there was a way to complement the existing housing stock here with this Modern Craftsman stuff. So, on Black Cat and Chinden and on Ten Mile and Pine, our other two sites, they really opened up and live on the ground quite nicely. You know, each building on this it's -- it's pretty subtle on -- on this site plan, but each building is oriented and jogs in a way that even between buildings it feels like you have, you know, boutique pocket parks and -- and really it's just a nice experience getting from your car to the -- to the front of the door. You know, add our other two sites and this probably speaks to the front porch question, you know, and I think our intent there is absolutely to -- to provide a livable, usable, you know, in code and within standard size of porch and, you know, to the -- to the end that we are -- we are actually putting spigots on the front of these homes and on the first 70 leases that we have signed across our two communities so far got about 50 people living on those other two sites, they are using the front porches a lot. There is -- there is chairs, there is, you know, all sorts of plants and other stuff on -- on those and that is absolutely -- absolutely the intent here as well, you know, as it relates to the Meridian City Council Work Session May 2,2023 Page 22 of 59 specific plan area, you know, I don't know the detail like our team and I think that was what we were alluding to with staff, that if anything is -- you know, needs to be enhanced relative to what we have already put on the ground and tweaks need to be made, we would -- we would be standing by to make those. On the unit mix side -- that was another good question. You know, we are seeing, like Elizabeth has said, a pretty broad range of -- of consumers and residents, if you will. You have a lot of medical profession people moving in, you know, a lot of nurses at that side of things. We have seen quite a few graduate students lease up at Ten Mile and Pine, in our other project so far. You know, a lot of transitioning people that are new to town have town -- have homes under construction and, then, a lot of -- a lot of the baby boomer that move down that has family in the area, that's here maybe part time around the year maybe has an RV and, you know, gets away during the summer, what have you. That -- that's a pretty common profile and that is where a lot of the amenity stuff and -- and our focus there has integrated, okay, you know, what does the young family and, you know, young woman who works, you know, with us watching our three kids on the weekends and -- and -- and every evening, right, so she -- she is a consumer of this product along with her grandparents. So, the -- the tot lot, the playgrounds I -- I think are something that are integral that -- that we would want on all of our sites. You know, the grandparent side of this is -- is -- is pretty key and I think that they like the ability to -- you know, to have -- to have their grandchildren over. Same goes for the -- you know, the newly forming households or growing households that are living in this type of community, you know, that maybe don't want, you know, a second or third story apartment, but aren't quite ready for home ownership. This is perfect for them. You know, the dog owners, it's perfect for them. All these -- all these units have dog doors and they are being used on all of our projects so far. You know, the pool even has a zero entry. So, our -- our operations and product team has gotten into the demographics of who is using it, what do they like about it and there our Red Tail apartments project has zero entry pool and it is a major hit and so that leads to, hey, the community, the market is saying these type of things, albeit, you know, additive in cost, these type of things are what the consumer wants. So, you know, we are adding these. We are really not, you know, cutting corners on what's being delivered here. You know, I -- I -- I would say and I would stress that it -- it -- it's a walkable pedestrian friendly community that -- that -- that opens up, you know, quite a bit for internal -- you don't need to leave the site living and, then, you have a mile down the road all sorts of services and growth. So, you know, this is a good option in our mind for the -- the people that are moving into town and that are, you know, going to work every day, you know, several miles either to the east or to the west. I mean we have seen over the last year what's -- what's been approved in this area in this corridor, you know, from the employment side, you know, to the south side of Franklin and we just think this is going to be, you know, one of those projects big employers, you know, drive through when they are thinking about Meridian as a place to call home. So, we are proud of it. You know, we do think it -- it lives well. You know, I guess traffic was another -- another point. You know, I -- I would say on -- on the -- the Franklin access, you know, that -- that small parcel on the -- on the southwest side of the site, you know, we are fortunate enough to -- to buy that from the school, you know, knowing that long term the best route for them we believed would be to have, you know, their bus route go through that area. There is another site that is, you know, owned and Meridian City Council Work Session May 2,2023 Page 23 of 59 -- and is an operating business right now. So, I think that's down the road. But, you know, I -- I would absolutely be on board with, you know, traffic -- traffic calming stopping and -- and definitely giving right of way to, you know, school buses over residents getting out of the community that way. Up on Aviator, you know, like it's been noted, that the -- the area is changing. We are -- we are watching closely what our neighbors are doing and planning. We think this, you know, is a good compliment to that and -- you know, and we will -- we will be standing by. You know, I -- I would -- I would be fully in agreement about, you know, no parking along Aviator, but that's, obviously, not my department. So, appreciate the monologue and enduring it here and I guess I will -- I will stand for any questions or, Elizabeth, you want to jump up here? Simison: You have two minutes left. Riggs: Thanks. Simison: You want to -- Koeckeritz: Mayor, Council Members, I actually just wanted to answer really one, maybe two questions that were raised. Council Member Perreault, one of the questions that was raised was about the school. If you look here -- I don't know that I have a great picture of it, but there is a full -- the sunset, sunset, sunset, sunrise landscaping is adjacent to our parcel -- adjacent to the Baron parcel and, then, next to that is the school parcel where there is the school bus turnaround and so while, of course, Baron would be willing and able to put in any sort of traffic calming or stop sign that they could, the real parcel is the one next to us at the time that that goes to develop, because right now we don't have the ability to go in there, obviously, and make them put a stop sign on there. Also there is -- just the one last thing is that I know that Aviator Street gets really busy, but when you really dig into the traffic impact study it really shows that the only -- the only time that there is real problems with it are at the morning drop off and towards the afternoon drop off and other than that all of the intersections are operating appropriately. There is a plan to eventually widen and do work on Black Cat in front of the school and all along this area. Right now it's difficult -- it's not something where you go in and do an easy restriping, because there are really big -- the great big huge transmission power poles are right there on Black Cat, which makes it really difficult to do any sort of quick fixes. But, really, the only time that there is issues with these intersections is at -- really it's the morning drop off hour when people turn into the school and, then, they try to leave and make a left turn onto Black Cat out. And with that I would stand for any final questions. Simison: Thank you. Council, additional questions for the applicant? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Meridian City Council Work Session May 2,2023 Page 24 of 59 Perreault: Could you bring up the -- the maps again? In the two that I have seen the -- the sunrise landscape parcel is -- is -- that there is a Compass piece that sits in between yours and the Sunrise -- Sunrise landscaping. Is that not what I'm seeing on here? Plus the other -- I believe it also was on a couple of other -- maybe not in your presentation, but in the -- in the file there is a map that shows its location. Koeckeritz: Mayor, Council Member Perreault -- do you have a good picture of that, Sonya, more zoomed out? I don't know that we do. I know that in coming in from the corner I may be mixing up a couple parcels. On the corner I believe there is a highway -- an Idaho Power substation and, then, there is one or two -- it may be the Compass parcel. It may be -- I think maybe there is the -- you know, I can't speak directly to it. I feel like there is three parcels along there. One of them is the school's, one of them is a landscaping and the other one I didn't -- I was not aware of what it was, but it sounds like it's the Compass one. Whatever it is is the school -- that school right of way is not directly adjacent to this property. That school bus driveway. There is something between the school bus driveway and the Baron property. There you go. Parsons: Mayor, Council, there is actually three parcels between this property and the Compass Charter School. Bus access. So, I have looked at our -- that already for you. Simison: Council, any additional questions for the applicant? Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Just a short one. Elizabeth, is the -- the earlier comment about the private streets being in a common lot per the UDC, is -- is that matter resolved in how you are going to proceed or is the reference to an easement the plan? Koeckeritz: Mayor, Council Member Borton, we are going to put them in a common lot. Borton: Okay. Okay. Good. The last one is an easy one, too. There is reference -- the condition of approval and Sonya referenced it was incorporation of public art. I was curious if you had preliminary ideas with your team as to what you might want to provide and where. Koeckeritz: Mayor, Council Member Borton, yes, there have been preliminary discussions and it's anticipated that -- and they are just still -- they are very preliminary at this point in time, but there has been talk about things like small fountains near the entranceway, maybe getting together with the Compass School, having some sort of children sort of decorated tiles. Like there is just sort of -- there is a lot of things out there right now, but there definitely is the plan for public art on this and it likely will be something as you come in off of Aviator. There may also be something coming in off of Franklin. But it will make a lot of sense and there is a little bit more space in there. Meridian City Council Work Session May 2,2023 Page 25 of 59 Borton: Okay. And, Mr. Mayor, I understand there is work to be done on it. That Condition 1.1.D, as in dog, references that. I think it has some good language which provides some pretty firm sideboards on what's to be provided, at least some of the intent behind it. So, that satisfies my concern for sure. Thank you. Simison: Thank you. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: So, when I -- I have asked this question of -- of every application that's come in that has homes that are attached, duplexes, multi-family, pretty much any development that doesn't have a significant amount of space between the units with -- and with private streets, which are much more narrow. On a daily basis in any small community like this we have got moving trucks, trash trucks, HVAC vehicles, landscape companies -- I mean there is -- I live in a small patio home community and we have large trucks or vehicles from businesses like that multiple times a day. Norco, you know, delivering the -- the filters. How do you propose to handle that when -- like do you have spaces for those vehicles to come in and park, access, turn around, and and -- and I want to hopefully hear more from our fire department, too, on that. But but that is a regular part of daily life and -- and there are vans and buses that come in from those sort of vendors constantly. So, I'm curious how that will be handled and how they will have locations to stop and park that won't block the -- the parking spaces for the residents. Koeckeritz: Mayor, Council Member Perreault, thank you. Good -- really good question. There -- actually, the way this is developed is there is that you -- there is sort of -- you can drive around or near to each of these areas. Like it's almost like a block at the top, then, you can get to everything off the middle and, then, again, at the bottom with all the different accesses and private drives and, then, the experience that they have had with people leaving during the day, people -- less people being there at different times that that has been something that they have been able to work through, that it has not created any sort of huge problems in their experience. These roads have also all been -- they were all initially approved or talked to the fire department about it. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Would -- would it be okay if -- if I asked Chief Blume to share some comments with us? So, the -- the note that the Fire Department put into the file says that they can't address -- let's see. It says they are unable to maintain acceptable response times in this neighborhood because of locations of the fire stations. Could you share with us your thoughts on servicing this community, including if there are any Meridian City Council Work Session May 2,2023 Page 26 of 59 potential concerns with vehicles being parked in the wrong location and/or the street with us, please? Blume: Council Woman Perreault, yes, as far as the response times are concerned, the City of Meridian will be able to respond to this location. However, in consideration of understanding what our total response times are, they are extended. That -- that does not mean that a fire department will not -- our fire department will not respond to this should it have an emergency that needs fire response, it's just an extended response. That's what that means and this project has gone through the plans review, as long as everything is within code -- Uniform Fire Code as it -- as it was approved through plans review, it's -- it's acceptable for apparatus to service the location. So, as long as they are compliant with those -- those requests there should be no problem with emergency response vehicles responding to parking and navigating through this location. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Specifically this -- the -- it's a street, but it -- I think it's kind of acting like an alleyway there on the very east side. There is mention of there possibly being an issue to access that. Is that -- is that going to be a concern? I can't remember if the issue was the width or what the primary issue was, but I believe that was mentioned specifically. Blume: Council Woman Perreault, as I understand I'm not aware of any -- any limitation or restriction at this time with the access -- the width on that east -- east side. Perreault: Okay. Thank you. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Elizabeth, I can't -- I can't help but look at this and think there is going to be parking issues. I know you have told me that you think you are going to have enough spots. Where you will own and maintain this, do you also enforce parking violations as the owners on these private streets? Koeckeritz: Mayor, Council Members -- Simison: Elizabeth, can you get to the mic. Koeckeritz: Mayor, Council Member Overton, yes, there is an on-site -- one of the things that Baron really does pride itself in is maintaining a high class, high end community throughout and there is always an on-site -- well, there is -- during all business hours and regular sort of hours that there would be leasing people there. Meridian City Council Work Session May 2,2023 Page 27 of 59 There will be someone on site and there is always a 24 hour number where you can get vehicles moved if they do take their jobs of making this a very nice community, they really take a lot of pride in that and they do take enforcement actions against people. Allen: Mr. Mayor? Simison: Yes, Sonya. Allen: If I can speak to the design requirements in the Ten Mile plan. Simison: Yep. Allen: So, I -- I just wanted to reiterate in response to Council Woman Strader's comments earlier and concern that the proposed elevations are -- are currently not consistent with the neighborhood -- traditional neighborhood design guidelines in the plan. I did not hear anything from the applicant stating how they intended to comply with those front porch requirements, so I am a little concerned that that -- that is on their radar. So, I wanted to chat a little bit about that. So, the -- the -- the townhomes along the eastern boundary of the site staff does feel that they are consistent with the traditional neighborhood design guidelines. They have the front porches, the balconies, the street oriented design. They are accessed from the rear from an alley. That's -- that's primarily the things we want to see in the Ten Mile area for traditional neighborhood design. The unit -- most of the units have good pedestrian access to the internal units. They have a good network of streets that are connected, alleys and sidewalks. They have good building form and character. The primary facades relate to the public spaces and pedestrian areas. They have a good mix of housing stock for diversity in housing choices, architecture and design. They have nice streetscapes, especially along the -- the main boulevard there. But staff is concerned about the design of the -- specifically the units that front on the internal streets. Those do need to have front porches at at least 30 percent of their -- their frontage. So, I just want to make sure that we are on the same page with that and I -- I would specifically, just to ensure that request that that language is added in DA Provision 1.11, to specifically include front porches for the street facing units, not necessarily the internal ones, those do have good pedestrian access. They don't necessarily need to have the street oriented design. I mean preferably, you know, most of the units would have in -- in the Ten Mile area. Staff isn't as concerned about those as long as the street facing units do incorporate more street oriented design and the purpose for that is -- is getting -- getting neighborhood -- neighbor, you know, more -- more -- what's the word I'm searching for? Getting neighbors to be out and -- and be more connected with each other and -- and that's kind of the intent of the -- the front porches. These -- these units have more backyard areas and that's not really meeting the intent of the traditional neighborhood design. So, that's all staff has. Thank you. Unless Bill has anything he would like to add on that. Parsons: Mayor, Members of the Council, you continue to get applications in this area and as we -- I remember a -- a recent project where we had the same discussion and at Meridian City Council Work Session May 2,2023 Page 28 of 59 that -- at that particular hearing we did discuss that, you know, you have the code requirements versus the comp plan. One is kind of the vision for the property, the other are the -- the rules that you play by and the rules you follow and I don't want to diminish anything that Sonya said, because she's correct. We want to get as close to consistency with the comp plan as we can, but that may not always be the case and so there are trade-offs. Just like the previous project that I brought before you, you look at -- we have got to balance what the comp plan says, the density that we want and certain design criteria that we want here and so the applicant's right, we have worked on -- over a year on this particular project and if you would have seen what it was when we first started you probably wouldn't be supporting the project. They have gone the extra mile to try to incorporate as many elements as they possibly could. Now, to that point -- and the applicant's testimony tonight, their primary focus on this particular project is that boulevard through the development and so in all fairness, the -- the comp plan wants the front porches to build that neighborhood community identity to what Sonya was speaking to, but also the UDC for multi-family developments wants private common open space and that can be in the form of front porches or enclosed backyards. So, as you take this under consideration tonight you have the ability, just like the previous project, if you feel strongly that these -- this -- these elevations should incorporate front porches and as Sonya mentioned to you you have the ability to include that in the DA provision and move forward with that and we will make sure that that happens. If you feel that there is a compromise here, you can certainly say the units along the boulevard incorporate more front porches and less enclosed yards and, then, we can work with the applicant on some of those units along the boulevard. It's -- it's striking that balance of meeting the vision, but also meeting code. So, at least I wanted to put that -- that thought into -- into all of your minds as you deliberate on this particular application. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Elizabeth, would you comment on that. It sounded like the developer was open to working with staff to add some front porches and are you amenable to that on the street fronting units? Could you caucus and let us know? Koeckeritz: Yes. One minute I believe. Mayor, may I have one minute? Simison: Yes. Koeckeritz: Mayor Simison, Council Member Strader, absolutely. That's what they want is to have that community feel and so especially along the boulevard to make some sort of front porch -- a bigger front stoop, something along there where people really have a place to set their chairs out to watch the world go by along that front boulevard especially and we could certainly consider it and work with staff on that. Or not consider. We can do that and work with staff to make sure they approve it. Strader: Mr. Mayor? Meridian City Council Work Session May 2,2023 Page 29 of 59 Simison: Council Woman Strader. Strader: That's great. So, it sounds like you are okay with making sure that all of the housing that faces the boulevard will at least have a front porch. If you could work with staff as well and some of the other street facing units, not necessarily on the boulevard, but to the extent that you can work with them to try to incorporate that I think that would be great. Thank you. Koeckeritz: Thank you. Simison: Council, additional questions for the applicant? Borton: Mr. Mayor? Simison: Councilman Borton. Borton: To that point if that's -- if that principle is incorporated into this -- these conditions of approval -- this is a question for Sonya. I'm looking at 1.11, as in Frank, that talks about the design review. Do you need a specific reference in that condition that addresses what was just represented? Add a sentence to that or -- Allen: Mr. Mayor, Councilman Borton, yes, that's what I referenced, F there, including and front porches for street facing units or if -- if you are just wanting the boulevard facing units, then, clarify what you -- you know, what you would like to see there. Borton: Okay. Allen: Thank you. Borton: Mr. Mayor, I don't have a clarification, I just wanted to make sure if that's one of the elements that's going to be included, that -- whether it's Council Woman Strader or somebody else wants to identify any other specifics so it can be included in that condition. Simison: Okay. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I just think maybe during the discussion portion tonight we should discuss if-- yeah, I personally would like to see it on all of the street fronting units ideally or the vast majority of them, as opposed to just the boulevard, but I'm open -- I feel like either way it's a movement in the right direction toward meeting the Ten Mile Specific Plan. If any other Council Member has a strong opinion either way about, you know, Meridian City Council Work Session May 2,2023 Page 30 of 59 whether to just require it on the boulevard or if they want to see it on all of the street fronting units. Simison: And I would say we are in the discussion portion of -- of the conversation at this point in time. So, there is no questions currently being directed towards the applicant, so, Council, it's your -- your discussion or your motions. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I'm happy to kick off a discussion for sure. I really like this project. It hits a lot of the things that we would look for generally. I love that it is near our bus lines. I love that it's near transportation, even multiple forms of transportation. It is near an employment center with some higher paying jobs I think that would support, you know, this kind of middle housing. We are definitely missing a lot of our middle income housing, so this is a -- a good thing from that perspective. It sounds like it will come very close to meeting the Ten Mile specific area plan. The schools have capacity. They have come back with updated open space that now meets our standards and it sounds like they are going to work with staff on the conceptual design. So, you know, I feel really great about it. The one thing I -- I think we maybe should add would be to ask for a front -- you know, front porches on the street facing units. I think that makes sense. If I'm the only person that -- that cares really strongly about that I'm fine with just the ones on the boulevard as well and I guess those are my comments to kick off discussion. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I echo most of Council Member Strader's comments. I'm good either way on the front porches on the non-boulevard facing units. It -- it looks like, really, you got one or the other. You got a -- you got a front porch with a balcony or you got a backyard. But you don't have both and you don't have none. So, each unit has one of those amenities, but not both, if I'm not mistaken. So, I'm good with it the way it's laid out if that's the way the Council decides to go. I think they have done a good job of spreading one of those with each one of these units and based on how it's designed and how tight that is in the boulevard compared to the others. I know it doesn't meet the specifics of the Ten Mile plan, but I think it's about the best way that it fits into here, at least the way I view it. So, I would support it the way it goes right now. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Meridian City Council Work Session May 2,2023 Page 31 of 59 Hoaglun: I do have a question for staff real quick. If we push those and say porches everywhere on front -- fronting road -- road access, are those backyards counted in any of the open space calculations for our Ten Mile plan? Allen: Mr. Mayor, Councilman Hoaglun, Council, no, they are not. That's private space, not public. Hoaglun: Okay. Just -- thank you, Sonya. Mr. Mayor, I just wanted to be sure about that. I didn't think it was, but when you move things around things change. So, yeah. Allen: Sorry. Hoaglun: Go -- go ahead, Sonya. Allen: Mr. Mayor, Councilman Hoaglun, I was just going to say the open space exhibit there on the left, all that kind of blue areas are private space and that is not included. All the green areas are included. Thank you. Hoaglun: And Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: When we talk about the streets, the boulevard definitely meets to me that definition of street and, then, having porches along that. The other sections, yes, they are -- they are -- they are drivable, there will be parking. How many are there? That would -- it's hard to tell from the layout. Does -- are they front porch worthy? If -- if -- if that makes sense, you know, and it's -- it's one of those things that you go, yeah, is that -- you want to have interaction and I think open space is important for that interaction when people are out and if they are -- if there is a dog park, at the pool, at some of the -- the playground, those are places also that -- that interaction takes place and I -- I do like the boulevard having that feel and look and I think that's a great amenity to have for -- for porches along that. The other -- I'm kind of like the others and I said, well, I -- I -- I don't have to have it, you know. It's -- it's not -- not critical. I think this -- this is a -- a great design. It's a great -- great amenities and it meets the -- the intent and the spirit of everything that we are trying to accomplish. So, I'm -- I'm happy if we just end up with on the boulevard, but it's not a -- not a drop dead if -- if somebody wants it everywhere, any -- on every street that's -- that -- that it's facing. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. Why don't we -- why don't we require it on the boulevard. We can -- you know, these other streets, to your point, I mean they are not -- they are not as prominent. If we require it on the boulevard it sort of meets the spirit and I could live with that. A compromise. Meridian City Council Work Session May 2,2023 Page 32 of 59 Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I agree. Most of the -- just looking in detail here at the open space exhibit and it looks to me like most of the front porches would be facing parking areas. Unlikely folks are going to use that as a porch in general. So, I'm agreeable to only requiring on the boulevard. I do have one quick question. I don't know who can answer it, if it's staff or the applicant. The walkways that run along the boulevard in front of the units don't look like they cross over -- and, again, this is just a -- this is a concept plan technically. Don't look like they cross over the green space from the parking spot on the street to the walkway in front of the units on either side and I'm wondering how that works with -- with seniors and ADA accessibility. So, I don't know if that's something that staff will follow up on and require and it's just not on the drawing, but are -- are individuals going to -- in the wintertime walk over from the parking spot -- the parallel parking spot, are they walking over that little bit of green space to get to the sidewalk to get to the unit? Parsons: Mayor, Council, if -- if I'm understanding you correctly, you want to make sure there is some -- you are trying to connect both sides of the road with one another with crossings, if I'm -- Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: No. I'm trying to make sure that someone can safely walk from a parking spot to a unit and not have to go across -- Parsons: Oh, the parkway? Perreault: -- the green space, not only does it affect the landscaping, but also if you are carrying three bags of groceries and it's icy you are not going to -- you know, you don't want to fall. I think it would be good to have sidewalk connections some -- more -- more frequently along -- from the parallel parking over to the units on both sides versus just -- it looks like there are connections, but they are all the way at the north end and all the way at the south end and none in between. Allen: Mr. Mayor, Council Woman Perreault, are you -- are you speaking about the parallel parking along the -- the boulevard and having some just little pedestrian sidewalks over to the main sidewalk? Okay. Thank you. I just want to make sure I understood that. If -- if you want that included, please, include that in your motion. Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Meridian City Council Work Session May 2,2023 Page 33 of 59 Strader: I -- I don't see where it's missing, but it's really a small picture. It's a very small picture, so it's hard to see where exactly we would need to put in those additional -- I guess small pathways. Council Woman Perreault could comment further. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: So, as you can see the little -- the circle in the middle, on the south you have five -- five parallel parking spots on either side of the boulevard and in that stretch to get from those five parallel spots to get over to the walkway there is -- there is no concrete at all. You are -- all of those five spots are going to walk over the green space to get to the sidewalk in front of the units. Do you see where it says parkway -- the word parkway? Are you looking -- I'm looking at the open space revised exhibit. Sorry. I have it up on my screen. I'm not looking at the presentation, so -- Allen: Mr. Mayor, if I may. That's not something that -- that our city code requires and we don't typically require. If you -- if you want to we can, but it -- it would probably require a lot of -- if you are wanting some for each vehicle space it would require quite a few connections across there, but just wanted to clarify. Thanks. Parsons: Mayor and Council, if I can just -- now that I understand what -- where you are getting that, Council Woman Perreault, I appreciate that. So, certainly Sonya and I -- the zoning code defers to the building code when it comes to ADA compliance. So, as the applicant designs their units, if some of those units are ADA units that front on the boulevard, they will have to design ADA parking stalls and ramps to provide that access to those units. So, that will be addressed as part of their plan review for the building department and that's when you will have that additional walkway, truncated domes and all of those things that come along with access into the units. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Perhaps I shouldn't have used the words ADA, because there is technical requirements on that. What I mean is just -- just an individual safely crossing over that -- the landscaping to get to the front of the unit. There is not a place -- and it's -- it's not -- it's not pulled up right now on the presentation screen. I was looking at the exhibit on my own screen, so if -- on the land -- on the revised open space exhibit, if it's possible to bring that up in the presentation screen that would be helpful. Like just -- it's by -- on its own. I just pulled it from laserfiche. Allen: Yeah. Hang on for a minute. Perreault: Mr. Mayor? Meridian City Council Work Session May 2,2023 Page 34 of 59 Simison: Council Woman Perreault. Perreault: Sonya, on this screen that you have here can you zoom into the boulevard? Allen: Mr. Mayor, Council Woman Perreault, give me just a moment here. Perreault: There is a MEW that runs on either side of the parallel parking. There is no pathway or -- or sidewalk connection from the parking spots to the units. Yes. So, maybe one on that side, two on the other side. Correct. Same in the south. You can have one in front -- so, you see on the duplexes where there is a sidewalk from the duplex out to the -- or, excuse me, a -- you know, a connection. Yes. Correct. Right. That's correct. Simison: The -- the only challenge is if cars are parked there you can't access it. Perreault: You can't what? Simison: If cars are parked in those places you can't really access them, because you are going to -- Perreault: Well, they are either going to walk across the landscaping or they are going to walk on a piece of concrete. One or the other they are -- they are not going to go all the way up to the -- somebody's not going to get out of their vehicle and walk all the way up to the existing connection and all the way south to the other connection. Simison: My point is if you have a car parked in front -- unless you are going to take out the parking space -- if you have a car parked in front of where that is, no one else can access it, so it may -- it may work for one car. If you connect -- if you are connecting it right out there to where the parking is -- Perreault: Uh-huh. Simison: -- but if someone parks there that is -- Perreault: We will let the applicant figure out how to design it, but there needs -- one way or the other there needs to be concrete over that green space to get from the parking spots to the sidewalk for safety purposes, in my opinion. However the applicant wants to put that in and they can figure that out. Parsons: Mayor and Council, if I -- if I may just help move the discussion along this evening. Now, certainly I -- I like where you are -- where you are going. I think it makes a lot of sense. That -- that may require loss of some of that parking to do that. I -- and there is -- again, they are over parked, so I think -- if you keep the condition flexible, allow the applicant to work with staff, I think we could probably come up with something and -- and enhance that connectivity trying to get to the spirit of what you want us to do, because right now looking at it to Mayor's point, it's -- it's difficult to pinpoint those exact Meridian City Council Work Session May 2,2023 Page 35 of 59 locations. But, again, I have had conversations with the applicant and they are open to having more conversations with us and -- and working through some of those comments. But I think we can achieve what you want. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I am happy to try to close the discussion and make a motion, unless there is any other concerns or -- okay. Mr. Mayor, I move that we close the public hearing. Perreault: Second. Simison: We have a motion and a second to close the public hearing. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public hearing is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: After considering all staff, applicant and public testimony, I move to approve File No. H-2022-0079 as presented in the staff report for today's hearing date with some modifications. So, under Condition 1.11, we will go ahead and modify that to require front porches for the housing units that face the boulevard and we will add another condition -- a new condition to -- for the applicant to work with staff on enhancing the pedestrian connectivity from units directly to the boulevard. Hopefully that covers Council Woman Perreault's point. And, then, the applicant will work with staff and Compass Charter School to enhance the -- the safety through traffic calming or other measures on the private streets that are within their control. If needed. Borton: Second. Perreault: Mr. Mayor? Simison: Do I have a second? Borton: Second. Simison: Have a motion and a second. Is there discussion? Council Woman Perreault. Perreault: I apologize. I didn't hear that second motion. Question about Condition B.2.9. Applicant's agreeing to put that in the common lot, so that condition stays in staff Meridian City Council Work Session May 2,2023 Page 36 of 59 report? Okay. Just wanted to double check that -- that that was getting specifically addressed. Thank you. Simison: Okay. Is there further discussion on the motion? If not, Clerk will call the roll. Roll Call: Hoaglun, yea; Borton, yea; Cavener, absent; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FIVE AYES. ONE ABSENT. 3. Public Hearing for Artisan Victory Market (H-2022-0066) by Kindi Moosman, Horrocks Engineers, Inc., located at 2820, 2910, 2960, 2990 and 3020 S. Eagle Rd. A. Request: Annexation and Zoning of 14.47 acres of land with the R- 15 (12.45 acres) and C-C (2.03 acres) zoning districts. B Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested zoning district. C. Request: Conditional Use Permit for a multi-family development consisting of 132 units on approximately 12.45 acres in the R-15 zoning district. Simison: With that we will move on to the next item this evening, which is a public hearing for Artisan Victory Market, H-2022-0066. We will open the public hearing with staff comments. Parsons: Thank you, Mayor. Yep. We can hold on. Simison: Yeah. We will wait just second. Parsons: All right. Thank you. Simison: I guess technically we lost quorum'ish. Mr. Borton, are you still there? Mr. Borton, are you still there? All right, Bill. You're up. Parsons: Thank you, Mayor, Members of the Council. The last item on the agenda tonight is the Artisan Victory Market application, which consists of annexation, a pre- plat, conditional use permit and also a private street. So, this particular project is the same applicant from the previous project. So, a lot of the same application materials and information that's going to be shared with you will be similar to what you just heard, minus the fact that this is not part of the TMISAP area. Yeah. So, we won't have to say Meridian City Council Work Session May 2,2023 Page 37 of 59 that over and over again for you in this presentation. So, you can see here that the -- the site consists of 14.47 acres of land. It's currently zoned RUT in Ada county and it's located -- the physical addresses for all the -- the properties here that you see in your screen is 2820, 2910, 2960 and 3020 South Eagle Road. Believe it or not, there is some actual history on this particular property, even though it was in the county. In 2005 the city did approve a Comprehensive Plan map amendment to change this area to mixed-use community and, then, in 2006 some of the property owners came forward with -- as part of an annexation and that particular application was denied at that time. So, comp plan amendment moved forward, annexation was denied by City Council, because they didn't feel it was consistent with the plan. So, the applicant here -- again is here tonight to discuss the development of this site. The current Comprehensive Plan, as I mentioned to you, is mixed-use community. You can see here on the Future Land Use Map to the left that the 14 acres is part of a larger mixed-use community area, approximately 50 acres to be exact -- to be precise for you this evening. And so when staff was analyzing this project for consistency with the Comprehensive Plan we did look at the mix of uses in this larger area, the 50 acre site. So, starting from the north and transitioning to the site, I thought it would be important for staff to share with the Council what's actually developing in the area, so you can get the flavor of the uses in the area. To the -- to the north there adjacent to the Ridenbauch Canal is a self storage facility. There is an office park. There is some single family detached homes. R-8. This particular project, which has the multi-family development and a small commercial node. And, then, on the hard corner you have a daycare, retail, and, then, a restaurant with a drive-through use and an assisted living facility and as you transition on to the south side of Victory Road there is the Rite-Aid, another daycare facility and another coffee shop with a drive through. So, overall when we annex -- analyze this project and found it -- we found it consistent because of the mix of uses that are currently occurring in the greater area. I would also mention to you that the desired density in a mixed-use community area is between six and 15 dwelling units to the acre and the project before you tonight is roughly 11 dwelling units to the acre, which is consistent with the comp plan designation for residential component of the project as well. Also let the Council know that I drove by the site here on the weekend and noticed that all the structure -- structures were removed from the property as well. So, now it's -- it's a clean slate. The applicant's gone in and cleaned up the property, so it is ripe for in-fill. So, again, the applicant is here to talk with you about annexing 14.47 acres. You can see they are requesting two zoning designations. One is the C-C zone, which is approximately two -- 2.1 acres and it's located in the southwest corner of the development and the remainder is -- the applicant's requesting the R-15 zone. Preliminary plat consists of five buildable lots and one common lot. So, again, there will be two commercial lots here in the southwest corner and the rest of the -- there is three multi-family lots, again, zoned R- 15. The purpose of this graphic in front of you this evening is I wanted to show you the connectivity that the applicant is proposing with this development. So, starting along Eagle Road and, then, transitioning to the east, the -- the applicant is proposing an access to Eagle Road and this is a shared driveway, essentially, which has been approved by ACHD and, then, they are also proposing cross access with the adjacent property to the south, which is the Inglewood Subdivision. This internal loop road here is the private street that has been approved by the director to not only provide access to Meridian City Council Work Session May 2,2023 Page 38 of 59 some of the multi-family units, but it also provides -- opportunities to provide addressing for those units, because of the number of units that they are proposing on the site and, then, the hatched areas, again, are -- are parking areas or shared driveways, not common -- not common driveways, just shared drives, like the Eagle Road access and, then, you can see here with the adjacent developments along the north east and south the city required stub streets to this road and so the applicant is proposing a segment of a local -- local street to punch through with this development and that's what I have highlighted here as well for you. And, then, as I mentioned to you, cross-access with this property was reciprocated to this development. So, we are getting that. The main reason why you see a small commercial node for this development is staff felt this -- this was the appropriate transition for that occur, because of what was happening on the property to the south with the daycare center. So, it made sense to create the commercial node here along that area and, then, transition more with the multi-family to the adjacent residential to the north and to the east. Here are the -- again, just like the previous plan, the applicant has a mix of product types. A conditional use for that multi- family development. And they show you -- highlight all the various different residential types that they are proposing. This -- the comp plan does not specify to residential types like the Ten Mile area does or other mixed-use -- traditional neighborhood residential zones do. But in this particular case the applicant likes to have a mix of residential types in their developments and staff is supportive of that and it is supported by the Comprehensive Plan. The other thing that I wanted to point out on this graphic is the commercial node here, you can see one of the tenants is -- is a retail use with a drive through use and because staff viewed this as more of a neighborhood serving commercial node, if you will, we wanted to limit the -- the amount of vehicular traffic in the neighborhood, so we felt it appropriate to restrict this property to no more than one drive through on the site to -- to limit that. We thought given the fact that this private street does provide access to a majority of the units we have tried to -- we want to try to minimize that Eagle Road access as much as possible and that's why it was so critical to have this residential local street network happening with ACHD and making sure that it doesn't allow too -- too much cut through traffic. I would also mention to the Council that as part of both ACHD and city staff's recommendation, the applicant is and has provided traffic calming in the north-south roadway that you see here running through the development and that was some of the discussion that we had with the Commission. So, that was very critical that that occurred. As I transition to the open space with the project you will see that the new open space exhibit does show that traffic calming as part of the -- the project. So, again, the applicant is -- this particular project has -- the applicant's proposing 131 residential units, which includes 24 two- story townhome units, 31 duplex units and 45 single family detached units and, then, of course, their -- their main amenity is a centrally located clubhouse here as you come off the Eagle Road entrance. Bedroom mix includes 62 one bedroom, 53 two bedroom and 16 three bedroom units. So, as I mentioned to you, just like any multi-family mixed-use project, the applicant is required to provide a certain amount of open space. In this particular case the code requires 1.93 acres of qualified open space. As we transition from Commission to Council this evening the applicant was required to provide a revised open space exhibit, which you see in the middle of the screen here and I'm happy to report that the applicant's providing 2.47 acres of open space, which does Meridian City Council Work Session May 2,2023 Page 39 of 59 exceed the minimum standards of the code for the multi-family standards. I also want to mention to you -- because this is a mixed-use development that the commercial portion also has to provide some form of plaza or usable open space. So, staff is -- has conditioned applicant to -- to provide that open space as part of their recommendation and that will occur somewhere in this area. Details to be figured out when commercial development is proposed for the site. Again, there are no tenants specified for the commercial -- commercial portion yet, but because there is a multi-tenant building here and that retail use there, we feel that there will be more than adequate commercial for this particular development. The code requires 191 parking -- or, excuse me, 281 total parking spaces for the site. The applicant and -- I'm sorry -- 191 for the multi-family and the applicant's providing 274 in excess of code requirements. I would also mention to the Council that this does not account for additional on-street parking that occur -- that can occur along East Titanium Avenue, which is the north-south roadway here and, then, the commercial component has in excess of 55 parking spaces. But keep in mind that could be diminished with the requirement for the plaza area and some of additional pedestrian connectivity through that area and the applicant's aware of that. So, I think, really, for tonight's discussion it's -- it's just important to note that they exceed the code by a great amount. And, then, also you can see the -- the open space graphic also depicts all the interconnected pathways throughout the development, just like envisioned and required for mixed-use developments and that represents some of the blue walking paths here and, then, the red areas as well. And, then, also in the lower right-hand corner you will have the fencing plan for the development. Just like the previous project, the applicant's proposing similar amenities. So, you are going to be looking at fitness facility, the clubhouse, swimming pool, children's play area, passive open space area, the interconnected walking paths, community garden and, then, also at the Planning and Zoning Commission hearing the applicant did commit to adding electrical vehicles charging stations as part of this development as well and it was conditioned by staff to do so. Here is the amenity plan. I won't spend a lot of time on the building elevations, as we did that on the previous hearing, but, again, similar architecture as to what you can expect on this site, as you can expect in the Ten Mile area and, then, also two other projects that the applicant presented to you. In this particular case the front porches aren't the main focal for -- as it's not required for a mixed-use development, so I won't go into too many of those details. But, again, overall staff believes that these elevations are consistent with the architectural standards manual and we will verify that when we actually do the design review. So, I would mention to the Council that the Commission did recommend approval at the April 6th hearing. Testifying in favor was, of course, the applicant team. And if you had a chance to look at the public record there was quite a bit of public testimony in opposition of this particular project and most of the primary concerns stemmed around cut-through traffic, the density, of course, just congestion in the area and the extension of South Titanium Avenue. And, then, commenting at the hearing we had Lorie Delaney, Dave Bailey, Matthew Riggs, Bev Montgomery, Jennifer Jenks, Ritis Skinner, Carl Koonz and Leann Richardson. Again, these were residents of the assisted living facility that would -- they were concerned with just public safety. So, I would also mention to you in looking at the previous approvals with the Englewood Subdivision, which is the property directly to the south, that developer was required to put in traffic calming as part of their project Meridian City Council Work Session May 2,2023 Page 40 of 59 through South Titanium Avenue and looking back at that public testimony on that project it was clear that both the Commission and Council wanted that as well and looking at the Google -- Google Maps this afternoon I can see where they have added an additional pedestrian connection across East Titanium and I think that was to suffice for their -- their traffic calming. But one thing that stood out for the Commission was that this applicant and that southern property owner was required to work together and come up with a strategy and I wanted to step back here. You can see in this open space exhibit you can see where they have a chicane here where they -- they choked the road down and, then, also at the intersection they have some bulb outs here to add that traffic calming component to slow down traffic through there, as discussed at the Planning and Zoning Commission. So, key changes -- or Commission changes, anyways, to staffs recommendation, again, DA provision C was modified to allow the applicant to get under construction prior to recording the plat. Again coordinate with the southern property owner on the traffic calming, which they have and I'm sure they will share that information with you tonight. And, then, just like the previous application, Public Works general condition of approval 2.9 was modified to mimic the same language as the previous project consistent with previous approvals. So, really, no outstanding issues for tonight. I had a chance to go back and look at the public record and we have not received any additional public comments on this application since the Planning and Zoning Commission. Again, both staff and the Commission recommended approval. I will conclude my presentation and stand for any additional comments or questions you may have. Simison: Thank you, Bill. I guess you get my questions and -- and these are directed now to you, since you have said that this was staff level recommendations. Can you go back to the site plan. That -- that one works right there. You know. You know, personally I have had issues with putting commercial into residential locations, but now we are putting commercial with drive-throughs into a residential location and, then, we are going to put them out on private streets. Speaking as someone that lives in this area, it depends upon what product goes in there. I'm not going back out on Eagle Road. It's out -- at the entrance-exit there. I'm going to either go up to Easy Jet and exit out on Easy Jet. I'm going to go south to Victory. Explain to me what the rationale for having private streets, which are going to have to carry drive-through commercial traffic, as compared to making that a public road until it connects out to the north-south connect -- connection. Parsons: Mayor, Council, I -- again, I appreciate the questions, because certainly when we look at mixed-use, the intent is to try to get that where we can. Simply put, it's like -- like the last project; right? We -- we work with applicants. We try to come with workable solutions -- or at least concepts that they -- they can bring forward. The questions you brought up tonight were the same things that we -- conversations we had with the applicant. When we originally started with this project our intent was to have commercial along the entire Eagle Road frontage, so you would not have that. You could actually bifurcate the two and have a logical extension of that. But in working with the applicant and hearing some of their rationale, in their mind -- at least in the discussions that we had and seeing whether it's sandwiched between two residential Meridian City Council Work Session May 2,2023 Page 41 of 59 portion to the north and a mixed-use development to the south, in their mind they felt it would be difficult to carry that much commercial as part of this project and that's why when I opened up my argument tonight -- or at least my opening remarks I wanted to at least share with the -- the Council that there is more to this mixed-use area than just this piece of property and that we should look at the entire context. Now, going back to your initial question is that some of the comments that I brought up in the staff report trying to mitigate for some of that. It's not always ideal that we do that and that's why I think the applicant has an idea who they want to go here, they just can't share that information with us. So, that's -- that's where staff has some of that comfort level where -- and that's why it was important that no more than one drive through went through there, but with some of the design concepts that I required the applicant to do as far as integrating the commercial with the residential there, I was trying to mitigate some of those concerns, because, you're right, typically it's hard to mesh and minimize the vehicular impact to the adjacent neighborhood when you have a private street network. But in this particular case, knowing what I know and -- and working with this applicant and they have agreed with the conditions of approval, I think we can minimize some of those -- those comfort -- some of those concerns that you raised and try and -- and in staff's opinion this is treated no differently than a commercial drive aisle. It's the same width. So, that's where staffs rationale came in. It's like it -- we want cross-access, we want these projects to integrate. This is all part of the same mixed-use development. So, we did concede a little bit and was supportive of what the applicant proposed, is because of the integration and some of the other design concepts that come along with this project and the adjacent project. Simison: And we -- you have answered my question. I -- I would say generally I would not be supportive of this concept of putting -- you know, making the transit -- you know, saying you need to put in commercial to make a transition when, frankly, you already could make a transition without the commercial and leave it all private road network, which, then, is going to eliminate noncommercial traffic into the area, which can also eliminate other types of cut through traffic that we know -- it's going to happen. I mean you have a commercial drive aisle, whatever you want to call it, but if you put a commercial space into that location you are inviting traffic off of Eagle Road in and it -- it will have to go through the development to exit in some other area and if you are going to do that -- you know, I don't know what's better, slowing people down through private street or putting an expectation that this is a car path to get out to where you want to go. But that's what's going to happen, because you are not going to be able to turn left onto Eagle Road out of this location generally and so you are going to have to go through it depending on the commercial use, so -- but right now there is five people, so I'm not voting, but if we lose one that -- this will become an issue, at least for me in the future, so -- Council, additional questions for staff? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Meridian City Council Work Session May 2,2023 Page 42 of 59 Perreault: Thank you, Bill. This may just be because this is a -- the landscape plan is just a rendering, it's not an engineered document, but the driveways on the attached units on the very south side, that -- they are -- they are different sizes in the -- in the photo, but just wanting to double check that all of those are, indeed, 20 feet long driveways or more. And that's not just -- that's just a -- an element of the drawing. Parsons: Mayor, Members of the Council, Council Woman Perreault, they are conditioned to provide 20 feet, because I called out the same thing and they are a little narrow and the applicant is aware of it. Perreault: Okay. Thank you. Simison: Councilman Overton. Overton: Bill, could you just walk me through Titanium as it goes south? It doesn't look on Google Maps -- unless it's been changed that it's at the same level of roadway as what's coming out of this development. Is that just me looking at Google Maps and trying to compare the two of them or -- I don't see curb, gutter, sidewalk. I guess there is on Titanium. Is Titanium completed? Is it finished? The south portion? Parsons: Mayor, Councilman Overton, yes, it's -- it's nearing completion or it is completed at this point and that's why they have to extend it and that's why during the Commission hearing there was -- and the public record had some -- so much public testimony on that issue, because they did not want the road extended through there. But to the Mayor's point, this is the most critical piece of the project, because if we didn't have this, then, everyone's driving -- you are -- you are creating more of a situation going on the private roads by not having this public street network going through here. It could exacerbate the problem on the private streets, which we are trying to -- to give people multiple ways out, so that we don't overload the private street system and that other people can get in and out of here and get people to the light, either at Victory or even Easy Jet out to the light on Eagle Road. Overton: Yeah. I have been staring at this roadway plan for two days trying to figure out which way I would go to get out of here or come in, because that's how I work. Obviously you are going to want the light on Easy Jet. If you are going to go out on Eagle Road you are going to go right out out of this development. But if you are going to hit Victory you are going to go right next to that retirement center right down South Titanium and that if you put on top of those apartments a drive through, your -- and not knowing what drive through we are talking about, we are talking about a lot more traffic adding on to what the apartments would bring. I mean -- yeah, sure, I mean Publisher is going to get a little bit of traffic, but it looks like it's going to go primarily through that section right now, which is just the retirement center. Am I looking at this correctly? Parsons: So, you can see -- and I pulled up our -- our zoning map so you can see that it is constructed. Yes, that was the concern and that's why we had the traffic calming. Meridian City Council Work Session May 2,2023 Page 43 of 59 Overton: Thank you. Simison: Council, any additional questions for staff? Okay. We need to break or are we good? Okay. Well, would the applicant like to come forward, please? Koeckeritz: Good evening. Elizabeth Koeckeritz with Givens Pursley. 601 Bannock. Representing the applicant developer in this case Baron Properties. With me tonight is Matt Riggs, Greg Hector and members of the development staff. I first also on this one -- this project has been going on for what appears to be years and so we really want to thank Bill for hanging in there with us. I think over the last couple of years we have worked with every single planner that the City of Meridian has. So, once again, there were a lot of iterations, there was a lot of collaboration, and we think that we did ultimately land on somewhere on a really good mix. To some of your points, Mayor, this has gone from all commercial along the frontage to a planner who said, that's fine, take out all the commercial. You don't need any commercial. To maybe do this little bit of commercial. And now we have ended up with these two commercial pads and we think that based on what's going on in the neighborhood, having the one larger pad and, then, having one that's going to be smaller and it's more divisible into five or six, maybe seven spaces, is a really good unit mix there and the -- especially the smaller one is really going to bring in just a lot more of the sort of local traffic. Like that's more of the accountant, bookkeepers, that sort of business and, then, the bigger one on the -- corner there is that cross-access, which was really important to provide, so that there is really more of a direct flow down through that subdivision to the south, which is by and large part commercial on the hard corner. It's a lot more commercial and, then, there is the senior living facility adjacent to that, more in off of the corner of Eagle. So, going through that, since we already have talked about all of this, I will skip through much of this. So, looking at the site plan here, one of the things -- and you will be able to see it maybe a little bit better when we get to the picture with the dots -- is the surrounding zoning is R-15 and C-C to the south, R-8 to the north and R-4 to the east and one of the things that we really looked at -- and the development team really looked at in this -- in developing this one was recognizing that this did abut up against residential neighborhoods and so all of the more intensive -- the two story buildings, the townhomes are all located along Eagle Road or on the south where they go into that more commercial, higher intensity uses and that's where the commercial is also located. The home out to the -- on the northern boundary and on the eastern boundary, those are all one story homes and that was very purposely done, so that they would absolutely minimize the impact on the surrounding community. In fact, the homes on the left -- on the east side, there is only one more residential lot, like single family lot than there -- this -- our east side only has one more home than there are what they are adding up to and so it really does go to minimize the impact on the neighbors, which many of those homes are one and two story homes. As Bill mentioned, this is a few -- this is a mixed-use community area and the future land use map shows that it's really been developed in large compliance with what you have suggested with a mixed-use community area. To the north is the storage, then, there is an office park with an accountant, a dentist, things of that nature. There is -- beneath that there is slightly higher family -- higher density single family residential, which is R-8 zoned. Then there Meridian City Council Work Session May 2,2023 Page 44 of 59 is the multi-family community that we are proposing right now, followed by the daycare and over 55 community, some other things going on on the hard corner and, then, Rite Aid across the street and so when you look at this as an integrated whole, the one thing that this development -- this community does not have is any sort of multi-family residential, which is what I think makes it really appealing for this to go into this location, because it really makes it all flow together. Okay. Once again, here is the dotted picture. There is, again, the large variety of residential home styles made with the same quality materials. There is the variety of roof lines and facades. The variation in products. Here we have 24 townhome units, which are the lime green on the southern and the western boundaries. We have 62 one bedroom, one bed, duplexes, which makes it 31 buildings, which are in the purple along the north and along Titanium primarily. We have -- there is 21 two bedroom, two bath, single units in red. There is 16 two bedroom, two bath, units with -- which also have a one car garage. Those are the aqua blue on the east and, Council Member Perreault, to your question, yes, we are making sure they are actually a little bit wider -- the drive aisles are a little bit wider. They will fit all the standards. They are definitely more than 20. Maybe 24. I'm not sure. But they will fit in there. And Fire has looked at it and has approved that. And, then, there are eight three bedroom, two bath, singles in the royal blue and those are located sort of south of the northern private street, which is Loon Lane. Here you can see -- this is one of the bigger units, the three bedroom, two bath. It does come -- there is eight of these. It's a full 1,300 square feet, which is quite large for this type of development. There is two different roof lines shown here and the three exterior color schemes. Again, these -- all the units come with the same high end amenities. Here, again, is one of the one bedroom, one bath, duplexes that we have discussed and almost half of the units are slated to be these one bedroom, one bath, duplex units. They are really popular. The clubhouse. Again, it's a clubhouse with all of the high end amenities that you would expect in a clubhouse of this nature. It has workspace, a coffee bar, indoor gathering space, a Zoom room for meetings. There is a fitness center. Heading outside there is a community pool with a hot tub, gazebos, and high end furniture -- pool furniture. One thing we didn't have really much time to talk about last time is the garages and carports and so there is -- we meet the code, obviously, and there is -- so, there is at least one covered parking per unit. But, then, they also provide detached garages and each garage has six garage bays and, then, at the end of each garage are additional storage lockers and so there is an additional 16 storage lockers. So, that's a place where people can store their Christmas -- you know, their Christmas ornaments, their various -- their overflow. Their skis. Or are things of that nature. Which makes -- which is just a really nice amenity that's being offered here. Again, the community amenities. We have the qualified amenities, including quality of life, open space, recreation and multi-modal. They do intend and have always intended on putting in EV charging stations. That just got missed on the application. However, in fact, what they do, knowing that EV is becoming more and more popular, is they start with just two or three spaces, but the entire development is -- the infrastructure is put in, so as the demand grows they are able to more easily just pop up those charging stations in the future. So, as you come -- there is a dog park on the northern boundary with the walking path. There is a tot lot adjacent to the swimming pool, which, again, these don't tend to have a lot of kids, but as Mr. Riggs -- as Matt Riggs discussed in the Meridian City Council Work Session May 2,2023 Page 45 of 59 last one, whether you are a grandparent or a young person, it's really nice just to be able to offer that sort of tot lot playground, especially in this location where you are not directly adjacent up to a school where the kids can just run over and go play on the equipment there. The green space located at the corner of Publisher and Titanium includes a community garden and there will be a plaza space. Absolutely. We agree with Bill that we need to get a plaza space between our commercial and our residential, but we are waiting somewhat to see who is the ultimate end user tenant there in order to best design that around everyone's respective needs. The interior amenities, again, are the same as before. They are all very high end. They are very nice. They are the things that you would want in your own home. Here is a parking exhibit. There is a total of 274 parking spaces and if you look here, the covered garages are located in red. The standalone parking garages. The open spaces are the aqua blue. The covered parking -- the carports that are more open are in green. And, then, the internal garages are royal blue. And so you can see there are quite a few homes with those internal garages, as well as the rest of that parking on the property. This does not count and cannot count any parking that's on Titanium Street where there will be the ability to have parallel parking along that street. There is an additional also 55 commercial spaces -- parking spaces, which, depending on how that develops, that's more than what's required by code currently, but we think it's important to have that extra parking and that extra space. Open space. Here is the open space. One thing that we have added since the last -- since we were in front of Planning and Zoning Commission is along the eastern boundary, that we have added a walking path along there to sort of continue to help with a lot of that connectivity. Also Bill had asked that we put in another -- another connection and move our trash receptacle. That, of course, we can do and you can see that there really are just a lot of walkways and pathways throughout here. With the open space, again, there -- we meet -- we exceed the requirements. And, again, each of these units has private open space that far exceeds what's required -- the 80 square feet that's required by city code, ranging from -- the townhomes, again, have the smallest, just with the 92 to 94 square feet, but the one bedrooms, their total patio yard comes to 509 square feet. Two bedrooms have 598 square feet. The two bedrooms with garage have 648 square feet and the three bedrooms have 681 square feet, which makes -- which is just a really nice amenity for the individuals living here. Okay. Again, we are three miles from this fire station. We have confirmed that all services and utilities are available to the property. Traffic calming. This was a big point of discussion, because many of the people at the senior center to the south and people to the north were concerned about the fact that Titanium is a long street. So, we actually have -- since the exhibit that has been submitted to the city, we have actually added -- in speaking with Bill over the last few days we have added additional traffic calming, including there will be some -- and these are all, of course, subject to ACHD's approval. But this is what we are now currently proposing is something really -- both at the northern entrance that there would be a chicane and, then, at the southern entrance that there would be that narrowing and it's really important -- we spoke with the property owner of the senior center, the development team did, and talked to them about what we could do to help slow down traffic going through there and I believe they are also going to be looking at things on their own property that they could also be doing to better mark the crosswalks for having a street go through the middle -- essentially the Meridian City Council Work Session May 2,2023 Page 46 of 59 middle of their project. So, there are now -- so, there is going to be at all -- each of the entrances, including coming in from the east on Publisher, there will be the traffic calming, the chicanes, the street narrowing and, then, there also will be bulb outs at the main intersection there on the south that you can see. We will use tie -- like painted crosswalks. If we could use raised sidewalks, raised crosswalks we would, but it's really just working with ACHD to get in as much traffic calming as possible, because no one wants this to become a really fast thoroughfare. So, roadway connectivity was part of that big discussion and that it is really important that this roadway connect through. Council Member Overton, to your question as to the percentages, like who is going to go where and how would you get out of here. Well, we have our traffic engineers and they tell us what they think people are -- how they are going to get out of there and generally speaking -- ultimately whether you come out -- in and out of the entrance on Eagle or you go up to Easy Jet and out, 65 percent of the traffic ends up going north, ten percent go south out of there and 25 percent will be using the southern entrance out onto Victory Road. And I think I got through a lot more of that. Simison: If you can wrap up, please. Koeckeritz: And that's it. The commercial we touched on and -- thank you. We will stand for any questions. We are in full agreement with the staff's conditions of approval and the Commission. Simison: Thank you. Council, questions for the applicant? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Elizabeth, I think you are pretty accurate on what I would expect to be on percentages going north, south, east, west. My question is actually to you or to staff. What type of drive through would be eligible to be in that location? For example, would a restaurant, a Jack-in-the-Box be eligible, that's open until 2.00 in the morning or 24 hours a day? Parsons: Mayor, Members of the Council, currently there is no prohibition on the type of drive through. The DA just says that you can have up to one. But, again, looking at the concept plan, looking at the -- the square footages on that building, we would anticipate changes if that were the case. And I would also mention to Mayor and Council that this drive through is not -- it's -- it's part of the concept plan, but they are still required to go back to Planning and Zoning and get that approved. So, that was not part of this -- this process at this time. And they are aware of that. Overton: Okay. Thank you. Perreault: Mr. Mayor? Meridian City Council Work Session May 2,2023 Page 47 of 59 Simison: Council Woman Perreault. Perreault: I don't have a question, but just an idea on the traffic calming. So, on the landscape plan it shows -- of course, applicants when they submit renderings they always show these big huge trees, like they are going to look like that right away and they don't look like that for 15 years. I would recommend, if you actually do put some of the larger trees, so we know that tree line streets significantly so slow traffic down. So, maybe just consider -- I noticed on your landscape plan that the red trees are intended to be kind of optimal size. They are larger. Maybe consider adding some of those through the main street area on there. They -- they will -- in addition to the other considerations you are making, I don't know if there is -- if there is physical space and on -- you know, in there, but I -- it would be great if that did have a boulevard feel. I don't know that there is space to do that, but the bulb outs I love. I think -- here in downtown Meridian on Main Street we have several of them with landscaping in them and I think they are not only beautiful to look at, but they also really do help with that 25 mile an hour speed limit. So, I thank you for adding that. I think that they -- they make a significant difference and they also just make it -- give it some interest -- some visual interest, too. Koeckeritz: Mayor, Council Member Perreault, we absolutely can look at what sort of -- getting larger trees in there. We will work with the city forester on talking to them about what we can get into those parkway strips. Simison: Council, any additional questions for the applicant? Thank you very much. All right. Mr. Clerk, do we have anyone signed up to provide testimony? Johnson: Mr. Mayor, nobody signed up in advance. Simison: Okay. Is there anybody here that would like to provide testimony on this item? Or anybody online that would like to provide testimony, you can use the raise your hand feature. No one online is raising their hand and no one in the audience is coming forward. Council, would you like to talk more before we ask the applicant to close? Would you like the applicant to come up and close? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I -- I have a few just concerns that I will state, so maybe you could address those when you close or whatever. So, I -- we really struggle with mixed-use it. It's a pain point for us. We are trying to work through that I think. But this is a really good example of how like that integration of uses is really tough. I almost wish it said like pedestrian integration of uses or something, because if it was something that was highly walkable commercial that connected with the residential, it would make more sense. Like where I'm struggling here with the drive through, I'm just having a really hard time seeing how a drive through is a compatible use with a residential neighborhood that's Meridian City Council Work Session May 2,2023 Page 48 of 59 closed without some more buffering or something. So, I'm not surprised to hear that you have been through so many iterations with planning, because it feels like the ways to tackle it are sticking with residential only or, you know, putting commercial all along Eagle Road and, then, that would give you the ability to have some sort of a different kind of buffer -- accounting, bookkeeping, I'm not as concerned, but I -- I don't know. So, I'm -- I'm struggling with that. I'm struggling with the drive through. I understand that you would come back for -- for permitting for that separately, but I still don't feel comfortable proceeding, because the -- the thresholds for that -- I feel like you are -- you are pretty far down the line once you get to that point. This is different than the other application for a few reasons; right? This is not near an employment center. This is not near transportation. It is near Eagle Road, but is not near any type of other transportation and we do have some overcrowded schools, especially in Mountain View. I would say to the neighbor, though, for those who are listening and those who watch later, in terms of what you could have ended up with in terms of multi-family, this is really nothing compared to the density that it could have been. It could have been a three story building that crammed a ton of apartments in. I mean at least these are townhomes, duplexes, mostly single story all along, you know, where the neighborhoods are, I -- I really do think this is -- if you are going to have multi-family this is the optimal type of multi-family. I agree with Council Woman Perreault's point about adding some more mature trees. I do -- it's -- you know, because we saw the -- the application before and it maybe would have been better to change the order strategically. I'm sure you couldn't control that. But now I'm like missing the boulevard. Like I wish this had the boulevard now and I'm kind of bummed that we don't have that same kind of a feel. I don't know. So, those are my thoughts. But just wanted to share those before you get up to speak. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Overall I think the development's fantastic. I really appreciate the fact that you have taken into account the one stories on the north and on the east side, to blend into the housing on each side. There -- there is -- the only thing I'm struggling with is in my life I never wanted to be put in a position to approve a drive through to a residential and I don't know that I could. So, I really like the residential piece. I'm okay with the commercial piece. I'm not okay with the drive through aspect of the commercial piece. Other than that I think you have done a fantastic job. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I agree with my fellow Council on concerns over the drive through. I don't think this is an ideal location and -- and just not a fan of folks driving on the private streets for a variety of reasons to get out either direction. But I do have a question for Bill. If I remember correctly, the applicant on the south had intended on putting a drive Meridian City Council Work Session May 2,2023 Page 49 of 59 through coffee spot right there on the hard corner and so I also am not a fan of considering for that reason. I don't know how far along -- they were going to do a daycare and a coffee drive through. I don't know how far along they are in that process, but if that was the intent of this applicant to have a -- a business like that, I think it's already going to be available to that neighborhood. Parsons: Yeah. Mayor, Members of the Council, Council Woman Perreault, yes, the Starbucks is on the hard corner and that CUP has been approved. But nothing has started -- they haven't started construction of that -- that store yet. Hoaglun: And Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Yeah. When you look at this, you know, you see things later, after development has occurred and you have got to the north the storage units and, then, you got Easy Jet and, then, we go R-8 and, you know, if it's like, boy, if we would have really known things, have this -- everything shoved north and have drive through there and, then, do the multi-family and -- and this -- I echo some of the comments. Yeah. This is well done. Good amenities. The pictures look very familiar. It is -- it -- it's trying to wrap my mind around a drive through on that and from what I understand, Elizabeth, you said those streets are the same width as a typical ACHD public street, so that does help. It's not a -- not a narrow street. Mayor said earlier -- I think, yeah, Easy Jet, people are going to use that for the -- for the entrance and exit, especially if you are living in that unit, unless you happen to be going out Victory or right turn on -- on Eagle Road. Definitely wouldn't want to try left. I do try to find -- okay, on that drive through and the way it's designed, it -- it -- it is a minimal impact to the -- to the neighborhood with -- with the design. So, that's a good thing. And I thought, well, what if there is something else there -- what if it's another daycare and, then, I thought, wait, traffic, I mean anything you -- you go with that, it just makes it -- makes it difficult and so overall good design, good amenities, all the things that you have done previously are -- are high quality and I think working with the -- the senior facility there to the south to mitigate the traffic speeds, things like that, is very helpful. Just -- yeah, that -- that -- that drive through just kind of makes you scratch your head a bit. Simison: Any other comments? All right. Then I will ask the applicant to come forward to close. Koeckeritz: Mayor, Council Members, Elizabeth Koeckeritz still with Givens. So, one of the things that we also struggled with, like many of you are, is the whole mixed-use integration, because it is harder to have someone -- you either have someone who is really good at commercial development and they do commercial development or you have people that are really good at residential development and they overlap to a point, but it's also -- it is, it's more difficult to really fuse the two together in these mixed-use sort of developments. However, in this case we do feel like we did hit a good balance for it. The one thing I'm hearing mostly are concerns about the drive through and that's Meridian City Council Work Session May 2,2023 Page 50 of 59 something where we would certainly be open to limiting in the DA the types of uses that could have the drive through. Like there is certainly -- there is no intention of having a fast food restaurant here. Also with the Starbucks going in on the corner and, then, another coffee shop also on the corner, it just wouldn't make any sense to have that sort of drive through and so that's something that we are certainly open to doing. If we had to we could get rid of the drive through completely. However, then, as plans develop for this site we very likely could be back here again asking for a DA amendment for -- to be able to add that drive through back in the future based on the sort of businesses that we could anticipate coming here. Further, to Council Member Strader's points, there is -- there is maybe not quite as big an employment center right at this location, but there is a lot of employment that's going in currently right on that corner by the Top Golf, by the -- there is -- there is just a lot of big buildings that are going in right there. There is -- I think there is a -- there is a couple different Tommy Ahlquist ones. There is the ICCU building and so there are -- there is becoming more and more employment in this area that will continue to appeal to the people who would be living in this development. The transportation -- it just hasn't been extended to this area yet. That's something that VRT is, you know, constantly working on, constantly struggling with. And the schools -- the schools -- the elementary and the middle school do currently have capacity. The high school is a tough nut to crack, like there is not a lot that we can do with this development to really help that, but we do know that there are fewer students in these developments than there are in a lot of other developments, just because of the type of people that it really appeals to and to the extent that there are facing single families -- younger families, they tend to also have the younger kids and it looks like there is a little bit of space available in the school for those. They tend to move out of these developments as the kids grow up and the kids get older. I mean these are pretty small and you start looking for the -- more space, the bigger space, the bigger units at that point. And so with that I would once again just say what the -- the Baron team does a really great job on their developments. They -- by owning the project from beginning to the end it really helps alleviate a lot of the other issues and problems that sometimes come with multi-family developments and we look forward to moving this project also forward in the City of Meridian. Hoaglun: Mr. Mayor? Koeckeritz: Oh, wait. Could we just take one final -- Simison: Yep. You still have five minutes and 44 seconds. Riggs: Hello again, Mayor, Council Members. Matt Riggs. 529 West Fordham. You know, we are -- we are really in agreement with I think the discussion around this drive through. You know, we don't want Jack-in-the-Box on the corner of a site where we have 130 homes there. What we showed here was -- in an effort to accommodate a user that needed more of a pharmacy drive through window and, to be honest, our team has -- has gone around and around, along with Bill and staff, about this commercial side of things and, you know, it feels like at times throughout the last year -- plus it's been the tail that's wagging the dog and so I think that, you know, in terms of the commentary Meridian City Council Work Session May 2,2023 Page 51 of 59 that -- that's been, you know, provided today, you know, we are hearing you loud and clear on that commercial pad, not wanting to, you know, put drive through traffic out onto these, you know, private streets. You know, our intention was, you know, to show a -- a concept in detail on here, knowing full well that a CUP would be required and that if we were to move forward with this user we would be right back in front of you in, you know, the weeks and months to come -- you know, months to come. So, long winded way of saying, you know, we -- we have attacked these mixed-use communities in Meridian. We have done two of them so far at Black Cat and Chinden and at Ten Mile and Pine. We have delivered commercial at both of those projects and it's gone pretty well and you may recall we were in here earlier this year refining a -- a similar oriented lot at Black Cat and Chinden where we were taking a -- what was designated to be a two-story building down to a single level building and enhancing the -- the -- the -- the property. So, I think what -- what Elizabeth was alluding to in terms of changing a DA was along the lines of -- our main focus is housing and operating it and making it the best product available for, you know, the people that we think it will serve. You know, St. Luke's and all the employment along 84 and Eagle, being, you know, the first -- the first look at that. But things evolve on the commercial side. You know, we wouldn't go out and speculatively build these pads today. We would engage local brokers to -- to find people that would want to -- you know, want to put their businesses there and, then, design a building, you know, under the parameters that we are putting forth here on the site. So, really, long winded way of saying, you know, we are still in the very early concepts on the commercial and, you know, we have heard you loud and clear. If -- if it -- if it's a -- you know, one of those non-starters, by all means, you know, it's something that we will take to heart and should thing -- somebody pop up in -- in the months to come wanting, you know, a different use that is commercially, you know, designated, we are going to be right back in front of you as per the process. So, I think that's -- that's really why, you know, I wanted to get up and say, you know, is -- is -- trying to figure it out. I think that Bill's orientation on the -- the plaza space has been great. You know, we have seen that in a couple of our other projects here and it's turned out really well and it does integrate -- you know, our -- our projects -- I think you fail to grasp how well the site walks and how nice of a dog walk it is around -- around these communities and, you know, I think that's the other side is -- is that this is -- it's not the Ten Mile plan, you know, parkway corridor, but, you know, dealing with an ACHD public right of way, you know, really dissecting our -- our site from north to south, I think we are setting up, you know, for a -- a really nicely integrated, you know, project within our own boundaries and, then, you know, to the neighborhoods around us. So, you know, appreciate, again, Bill and everybody at the city working on this one. It's been -- it's been a tricky one in large part because mixed-use community is -- you know, has a pretty broad, you know, range of things it could be and we really enjoyed working with Bill and everybody on trying to hone in and sand and refine, you know, what this project is and how it wants to integrate. I think that the phrase, you know, pedestrian integration is really a good one and one that we have taken to heart. So, that's all I have got. Appreciate, you know, everybody's time, unless I guess there is any other questions. Hoaglun: Mr. Mayor? Meridian City Council Work Session May 2,2023 Page 52 of 59 Simison: Councilman Hoaglun. Hoaglun: Matt, just a quick question. On -- on -- if the drive through concept remains -- I know we have done this in other areas of the city where it abuts residential areas, but there is time limits. So, it's 5.00 a.m. to 11.00 p.m. restriction. Any issues with something like that? Riggs: No. No. Absolutely not. I mean I think we are -- we are going to have, you know, orphans and children right, at -- at this site. We are trying to orient towards little kids going to -- get to the school bus in the morning and, then, what happens after dinner time in the summer at night. So, you know, if -- if our chief operating officer, who handles all things product and operations were speaking, she would -- she would be standing on the hood of the car saying that's absolutely okay, so -- Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Thank you. You had mentioned the drive through pharmacy concept. I don't know if that was just something you threw out as an example or you actually have gone down that road with -- with a possible buyer or tenant, but there is a pharmacy, a Rite Aid across the street and, then, there is one a mile south. So, is that -- was that -- Riggs: Yeah. No. Perreault: -- legitimately something that's being considered or was just an example? Riggs: No. Mayor, Council Woman, that -- that was -- we have had legitimate letters of intent from another national pharmacy group. You know, they study your city very closely and they circle corners where they want stores and so it's a group that's in town. It's nationally recognized. And when we got that call our eyebrows raised, too, saying, hey, their number one competitor is literally, you know, a pitching wedge away from -- from us here. So, you know, it's one of those -- it's by no means final and, honestly, I -- I don't hold my breath with, you know, some of these larger, you know, national companies on -- they just take a long time, you know, and have a lot of meetings to -- to plan meetings if you will. So, I -- I think it's something that we talked about with -- you know, with staff because we had real interest there, but it hasn't materialized beyond them inquiring and -- and running some demographic studies that they run internally. So, again, I think we are approaching this knowing full well that when we decide to build on the commercial, you know, we will be refining concepts and plans and answering a lot of the -- the questions that come up in any development. So, we are doing the same on -- on our other two projects right now, just a little further along on those. Simison: Okay. So, Council, we need to do a hard stop in the next few minutes and, then, we will come back after about a 20 minute recess. So, not knowing how much Meridian City Council Work Session May 2,2023 Page 53 of 59 more questions there are for the applicant -- I know -- I see Councilman Borton, you unmuted. If you wanted to --just since you are not here in the room. Borton: Sure. Just a quick comment. I think the -- the comments from my colleagues regarding the drive through I think are spot on. I think you are -- Elizabeth's acknowledgement and concession that a DA provision to prohibit drive-throughs I think is most appropriate. I think it sounds like that's acceptable and -- and if that necessitates a future DA modification request based upon a particular user, I would rather have Council address that based upon the merits at that time. But for the purpose of this application, to simply have DA condition that prohibits drive-through use, I think the reasoning is well laid out by the Council Members and -- and your presentation and I think it's truly supportive of the pedestrian purpose and -- and focus of this development. So, I wouldn't want to leave it to a future CUP. I -- I think it's best to prohibit it in the DA and allow that to be modified if necessary at some future date. Because I do like the application overall, but just wanted to put a comment in after the drive through. Simison: Right. Well, why don't we go ahead and take a break until 9.25 and we can continue at that point in time. So, we will stand in recess. (Recess: 9.07 p.m. to 9.25 p.m.) Simison: All right. So, we will come back from recess. The applicant was up there. I don't want to shortchange anybody if we have any additional questions or comments for the applicant or if the applicant has anything further they would like to say from where we were at the end of our last conversation. Koeckeritz: Elizabeth Koeckeritz. Givens Pursley. 601 Bannock with Baron Properties. One thing that I was just speaking with the applicant team about and had just also mentioned it to Bill, was one of the other options -- because this is a really sort of difficult -- well, it's just -- it -- it doesn't necessarily -- I feel like we have done a really good job of making this flow work, but that the other option would be to -- we would be comfortable also eliminating the commercial and just going with residential throughout this site. The overall mixed-use community FLUM has all of the different components that are really needed for an overall mixed-use community and that's something where if Council was amenable to that idea, which in a lot of ways would make a lot of sense, we would just ask to have about a month long continuance to three weeks. We would probably be done in about two to three weeks and come back and present something of that nature to City Council. That would be something else that we would certainly like to explore. Are there any questions? Simison: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Meridian City Council Work Session May 2,2023 Page 54 of 59 Hoaglun: Question for staff. On -- on something like that -- I mean it's mixed-use, we do have, you know, commercial to the south. Are we talking per site, you know, type of thing, per development application, or is it the area? I mean these are conversations I think we have had before and different things and what's our -- what's our latitude on something like that? Because that certainly is a possibility to -- to go with that, not have the drive through, not have the commercial and the varying amounts of traffic that occur with something like that. So, what's staffs perspective on that? Parsons: Mayor, Members of the Council, you know, my opening remarks and my presentation I -- I try to kind of set the table for you on that and looking at a -- a broader -- a bigger area to let you know that there are a mix of uses, because, quite frankly, we struggled a little bit with it as well trying to get it -- get them to fit in here and integrate well. As you know, we are trying to improve on that and make the changes to our comp plan in the near future, but, again, from my perspective as a staff member working on this, I'm -- I am open to that suggestion. I think looking at the 50 acres of mixed-use community, we do have a mix of uses, so we can make those findings to that effect and certainly that's within your purview as well, if you feel that there is a mix of uses in the area, because we do have a daycare just directly to the south of this project, along with that restaurant use, along with some other commercial that's going to happen -- another commercial site there. We have the assisted living facility. So, you can see just right there and, then, immediate vicinity we have three different land use types consistent to what the plan calls for. Again, it's nice to have some of those neighborhoods serving uses. To your point there is a lot of employment north of this, but at the same time if -- if Council believes that this should be developed as one single use, that's certainly within your purview and the comp plan does allow for you to look at that on a case-by-case basis and, again, staff is amenable, but we would need time to get all the necessary documents and continue this out and really analyze it for you. Nary: Mr. Mayor? Simison: Mr. Nary. Nary: Mr. Mayor, Members of the Council, I guess Bill -- right before we started up again Bill asked if we needed to remand this if that was the direction of the Council and I don't believe we need to remand it. But I don't know -- if we take out the commercial how much additional residential units are we talking about? Clearly nobody in the neighborhood -- I mean although there is a lot of letters, I -- no one in the neighborhood is here to testify and not that that means anything, because there is a lot of testimony in the record from neighbors. I don't know if adding more residential -- I don't know the amount, so I can't tell you if it's a fairly minor amount of change. We have allowed some increase in density in other ones, but it's usually been fairly small. So, I guess my suggestion if we are going to continue it and redesign at least that portion of the commercial that fronts Eagle Road from the small commercial and -- and a drive through, that we re-notice it at least. So, that way there is an opportunity for neighbors -- and, again, there is quite a few letters in there and talking about traffic and access and things like that. Again, I'm not sure how much acreage we are talking about, Meridian City Council Work Session May 2,2023 Page 55 of 59 because I don't know how many units it is, but I would at least like the opportunity to -- for us to re-notice it. So, at least we have made the public aware that there is a suggested change, because it is merely a recommendation from P&Z. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I -- I would prefer to keep the -- the commercial in, because in my opinion there is a shortage of neighborhood services on the south side altogether and I think that also helps to keep trips away from the Eagle and Overland intersection where we are really hitting capacity. So, I -- I don't know why it's named Artisan Victory Market. I kind of made the assumption that there was going to be a little grocery store or something there, which I was actually super in favor of. I was hoping that's what they were going to tell us, because I -- I really would like to see some neighborhood uses that will keep folks off of the already very -- very busy intersections to the north and also I have a question for Bill. Did I see that there is going to be multi-family applications just north of the storage units over kind of by where T-Mobile was and I think there is going to be -- I thought I saw two applications come through that are pretty significant amount of units. Am I -- I see a lot of them come through, so I don't know if I'm imagining it, but I thought for sure there was going to be some large multi-family that's being considered just north of the storage units. Parsons: Yeah. Mayor, Council Woman Perreault, there was an application that was withdrawn. Perreault: Okay. Parsons: I know the Citibank property, they have a remnant piece that they are trying to sell off and we have -- we have had pre-application meetings on that, but there is no active or pending application on that site at this moment. The other option, too -- and -- and -- and I -- I don't know what the rest of the Council's opinion is on keeping the commercial, but, again, if you don't like this building footprint and you really want to stick to that neighborhood flavor, the -- maybe the applicant would be amenable to doing another smaller, multi-tenant building like the northern building and remove it -- removing that drive through component and making it smaller serving commercial. So, you -- you do try to minimize some of those impacts. But just -- there is some other options there that you could take into consideration if -- if the Council is wanting to -- to keep that component. As I was mentioning, you know, even back to Mr. Nary's point, you know, currently we have this noticed as commercial and residential, not all residential. We have it noticed as a plat with commercial lots and not all residential lots. So, there is a lot of things that we have to take under consideration if -- if the commercial does get pulled out and want to make sure we do it right. But I do like the suggestion of re-noticing it, but make sure that we have -- we work with the applicant, give them adequate time frame, and, then, make sure we get the revised documents, so Meridian City Council Work Session May 2,2023 Page 56 of 59 that it can go along with that re-noticing. So, I'm not sure if that can all be accomplished in a month or not to keep with the noticing requirements. Borton: Mr. Mayor? Simison: Mr. Borton. Borton: Does this conversation presume that the applicant isn't accepting what we left off with? And if an application like this were to proceed that a DA condition removes drive through components? Is that -- are we being told that's not acceptable by the applicant and so there is two pivot options? Simison: Yeah. I think we are just exploring options if a drive through is not an option. Borton: Well, one of them, Mr. Mayor -- one is you could proceed with the application as presented and have it -- have that DA condition. But the question goes to the applicant that if that were to be the case, are they telling us now that that to them is not a viable option under any circumstance? So, if that's the case let's -- let's hear that and we can pivot to -- do we need to continue it to redesign this commercial component that we want to retain in some form or fashion or continue it to eliminate it and bring back residential with re-noticing? So, I think those two latter options presume that the applicant is telling us today they won't agree to a DA condition that removes that. I just haven't heard him say it, so give him a chance to comment on that. Koeckeritz: Mayor, Council Member Borton, the DA term is not ideal. It's not preferred. But it's -- it is viable. The project is still viable. It's just -- it would just -- it's just not nearly as preferred an option as either limiting the uses, limiting the hours, having conditions that limit the uses, limit the hours or pivoting completely to residential. Borton: Sure. Koeckeritz: However, to have this project approved it is something that it is viable and it is something that we could do. It's just the least preferred of the options that have been -- Borton- Got it. Koeckeritz: -- sort of discussed so far. Borton: Mr. Mayor, just a question on that point. Totally understandable. We have had difficulty in other scenarios where you try and condition drive-through requirements to such a degree that they basically don't really -- you know, so long as you don't drive through them they are great. Well, we don't want to condition them away. If the reality is this should be commercial without a drive through component, let's just say it and if you are -- and if your team says if that were the case and you still want commercial in the southwest corner, let us tweak it a little bit and we will have some neighborhood Meridian City Council Work Session May 2,2023 Page 57 of 59 commercial element there. It might not look exactly like what's here, but we can still have commercial, but do you think that's a preferred option that you think it could be best presented with some adjustments, knowing that there is no drive through? Koeckeritz: Mayor, Council Member Borton, I think that it would be preferred to keep the larger -- the one larger unit and, then, the smaller five or six complex versus doing more of the smaller neighborhood units -- Borton- Okay. Koeckeritz: -- just from the sort of tenants that are more likely to be interested and the one thing is that the tenant that they have had discussions with is really interested in having a drive-through option that can be limited on certain hours and times a day and lighting and all of those things. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I have a question about that. Are you saying that the potential tenant and set up with them would work to limit the hours of the drive through or the hours of the establishment itself? Because that's kind of a distinction. Koeckeritz: The -- certainly the hours of the drive through. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. Just like to reflect on that; right? So -- I mean if it's an establishment that's open 24 hours a day, the drive through is closed, I still -- I still don't -- I'm like struggling with how that fits into this neighborhood. If it was neighborhood serving uses I think that would make more sense; right? Like a bookkeeper is not going to be open 24 hours a day. Parsons: Mayor, Council, just to give you some code context on that. Strader: Yeah. That would be great. Parsons: So, the C-C zone hours of operations are limited between 6.00 a.m and 11.00 p.m. because of its adjacency to residential uses. So, it will be capped. It's -- I think to Councilman Borton's commentary is like do we want to restrict it even further than that and hold them to 6.00 a.m. to 10.00 p.m. or something to that effect. Or even 7.00 to 10.00 p.m. or something. That would be the -- I think that's where Councilman Borton was getting at. But right now they are going to be restricted regardless, unless they go through a CUP for extended hours is how the code reads. Meridian City Council Work Session May 2,2023 Page 58 of 59 Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you, Bill, for telling me that. I did not realize. I appreciate it. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Elizabeth, we could, you know, continue this to June 20th. If re-noticing is required that be the earliest we could -- we could do this and that would allow I think your team enough time to talk through this, decide what the best plan is for you. I -- I certainly understand some small commercial may not work. I mean it's just -- that's difficult and we know things are going the drive through route. That's what a lot of people want, so -- and maybe the option is, you know, the residential, but with the re- noticing that would allow the neighborhood to engage and understand what's happening and -- and why. So, we can continue to June 20th and I will let you guys talk it over and decide and work with staff and meet all the time frames and everything and -- and, then, we pick it up from there. Is that okay with -- with you folks? Koeckeritz: Yes. Hoaglun: Okay. Well, Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Unless there is further -- further discussion on the topic, I would move that we continue the public hearing for Artisan Victory Market, H-2022-0066, to June 20th and that this project would also be re-noticed for that -- for that date. Overton: Second. Simison: I have a motion and a second. Is there a discussion? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Just -- I don't know what -- what route you guys are going to go to present, but there were some aspects of the boulevard feel from the last application that were really nice I think you -- you have the opportunity to include here. I would just suggest that you think about that. I'm like -- it wasn't really like a roundabout, but like some of those elements would slow traffic quite a bit. So, just something to think about. Meridian City Council Work Session May 2,2023 Page 59 of 59 Simison: Okay. And if I'm -- I don't want to speak for everybody, but if the first option is preferred, no drive through and a return item -- I understand there was questions about hours, but is that the --just want to give the -- the applicant some guidance on this item. Is that correct? Is that the Council's hopes, that there is not a drive through in what they see back here? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I know it's not ideal for the applicant, but I agree with Councilman Borton that I would prefer that -- that it be removed and, then, there would be a DA modification required, so that it does come back in front of Council and not just to have a CUP. In this particular situation, because the drive through is so close to residential, I wouldn't always necessarily, you know, think -- think that we need to do that. But in this case that would be my preference. Simison: Okay. All right. Thank you. Hopefully that helps in your preparations. So, with that all those in favor signify by saying aye. Opposed nay? The ayes have it and the item is continued. Thank you. MOTION CARRIED: FIVE AYES. ONE ABSENT. Simison: Council, with that anything under future meeting topics or a motion to adjourn? Hoaglun: Mr. Mayor, I move we adjourn. Simison: Motion to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MEETING ADJOURNED AT 9.44 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN;--- AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Counicl may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: May 9, 2023 Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic. Please observe the following rules of the Public Forum: • DO NOT: o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals, business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic E IDIAN.;--- Planning and Zoning Presentations and outline Page 4 City Council Meeting May 9, 2023 Item #1: King’s Congregation Proposed Master PlanOriginal Master Plan Development Agreement Modification– Original Concept Elevations for Phase 2 Note: All other provisions remain the same; no other changes are proposed.Meridian.”. All other access points to/from the site are prohibited unless approved by ACHD and the City of Mesa Wayand S. “Direct access to Victory Road is prohibited. Access to this site shall be provided from E. Pienza StreetThe Applicant proposes the following change to Development Agreement provision #5.1.6:Proposed Concept Elevations for Phase 2 Item #2: Modern Craftsman Franklin AERIAL MAPZONING MAPFUTURE LAND USE MAPexisting Development Agreement is also requested but only requires action from City Council)(A modification to the 15 district. -family development consisting of 122 dwelling units on 11.47 acres of land in the R-multi15 district; and Conditional Use Permit for a -containing one (1) building lot and one (1) other lot on 11.47 acres in the R-Annexation of 10.29 acres of land with an R– Existing Concept Plan in Development Agreement Proposed Annexation Area Preliminary PlatLandscape PlanSite Plan Open Space ExhibitFencing Plan Conceptual Building Elevations Item #3: Artisan Victory Market AERIAL MAPZONING MAPFUTURE LAND USE MAP0066) -2022-Annexation, Preliminary Plat, Conditional Use Permit and Private Street (H– Proposed Annexation Area Preliminary Plat Site Plan Open Space Exhibit 6’ Wrought Iron–Green Vison4’ Solid Vinyl w/ 2’ Open –Blue 6’ Solid Vinyl–Red Fencing Plan Amenity Plan Conceptual Building Elevations Changes to Agenda: None Item #1: King’s Congregation Church (H-2023-0013) Application(s):  Development Agreement Modification Size of property, existing zoning, and location: This site consists of 2.33 acres of land, zoned L-O, located at 1150 E. Pienza St. at the SEC of E. Victory Rd. and S. Mesa Way. History: This property was annexed (AZ-08-014) in 2008 with the requirement of a DA. Comprehensive Plan FLUM Designation: Civic Summary of Request: The Applicant proposes a modification to the existing DA (Inst. #109088809) to update the conceptual development plan & building elevations for the site and a modification to DA provision #5.1.6. stnd The existing DA includes a plan for the 1 & 2 phases of development. The first phase has been completed and included improvements to the existing church building, removal of the access point via E. Victory Rd., a paved 41-space parking lot with an emergency turnaround for the Fire Dept. off of Pienza St., the installation of a landscaped street buffer along E. Victory Rd. and a pressurized irrigation system. The second phase included a new 42,500 s.f. church building with an additional 52 parking spaces and associated landscaping. The proposed concept plan reduces the size of the new building from 42,500 to 7,400 s.f. and includes a reconfiguration of the site. The existing building will remain along with some of the existing parking. Parking is proposed where the new building was previously proposed on the southern end of the site. The design and building materials of the new building is proposed to change from a 2-story to a single-story and will include a dark gray asphalt shingled roof instead of a blue metal roof, white horizontal siding instead of stucco - stone veneer wainscot is still proposed to coincide with the existing structure and a white steeple is proposed. Although the proposed roofing material/color and siding materials differ from the existing structure, the main color, stone wainscot and roof pitch of the buildings are generally compatible and should be compatible with adjacent residential structures. Final design is required to comply with the design standards in the ASM. The previous development plan did not have an access via S. Mesa Way as the street had not yet been constructed at that time. The proposed access via Mesa Way will provide better connectivity and access with adjacent developments and streets. The “jog” in the access points from Mesa Way and Pienza St. should assist in slowing traffic and reducing cut-through traffic through the site. In accord with this change, a modification is proposed to DA provision #5.1.6, as follows: “Direct access to Victory Road is prohibited. Access to this site shall be provided from E. Pienza Street and S. Mesa Way. All other access points to/from the site are prohibited unless approved by ACHD and the City of Meridian.” The off-street parking proposed for the development exceeds the minimum UDC standards by 74 spaces. Based on the overall square footage of the buildings (i.e. 14,329 s.f.), a minimum of 28 spaces are required; a total of 103 spaces are proposed. Written Testimony: Ryan McColly, Applicant’s Representative – in agreement w/staff report Staff Recommendation: Approval ___________________________________________________________________________________________________________ Item #2: Modern Craftsman Franklin (H-2022-0079) Application(s):  Development Agreement Modification  Annexation  Conditional Use Permit  Preliminary Plat  Private Street Size of property, existing zoning, and location: This site consists of 11.47 acres of land, zoned RUT in Ada County & R-15 in the City, located at 4540, 4490, & 4420 W. Franklin Road. History: The western portion of the site at 4540 W. Franklin Rd. was previously annexed into the City with the Compass Charter School East Expansion project. Summary of Request: The Applicant requests a modification to the existing DA to remove the property at 4540 W. Franklin Road from the agreement for the purpose of including it in the proposed MFR development and the new DA associated with the proposed annexation. The Applicant proposes to annex the eastern 2 parcels consisting of 10.29-acres of land with an R-15 (MHDR) zoning district. A MFR development with a mix of housing types is proposed at a gross density of 10.6 units per acre consistent with the MHDR FLUM designation in the Comp Plan. A DA is recommended as a provision of annexation that includes the west parcel proposed to be removed from the existing DA. A Preliminary Plat is proposed consisting of (1) building lot and (1) other lot on 11.47 acres of land in the R-15 zoning district. ROW is proposed to be dedicated with the plat for the extension of W. Aviator St., a collector street, across the NWC of the site in accord with the Master Street Map. Access is proposed via the collector street (Aviator) with a driveway access via W. Franklin Rd., an arterial street, at the SWC of the site. The driveway is required to be located along the west property line for shared access with the property to the west. Private streets were approved by the Director for internal access & for addressing purposes. Street buffer landscaping is required along the collector & arterial streets in accord with UDC standards. The Purdam Gulch Drain lies off-site along the east boundary of the property within a 100’ wide easement on land owned by NMID. The easement encroaches on this property at the NEC of the site. A CUP is proposed for a MFR development consisting of 122 dwelling units in the R-15 zoning district; a mix of housing types with 1-, 2- and 3-bedroom units is proposed consisting of SFR detached, attached/duplex and townhomes. Because all units will be on a single-lot rather than individual lots, it’s considered a MFR development. All units will be for rent, rather than individually owned. A minimum of 1.9 acres of qualified common open space and (5) site amenities are required to meet the minimum standards. An updated common open space exhibit has been submitted since the Commission hearing that depicts a total of 2.15-acres of common open space that complies with and exceeds the minimum standards. Site amenities are proposed as follows from each of the required categories: 1) Quality of Life – clubhouse & a dog park (a waste station is required); Open Space – community garden; Recreation – swimming pool, internal walking trails, children’s play structure; and, Multi-Modal – charging stations for electric vehicle, which meet and exceed UDC standards. Off-street parking is proposed for the development that meets and exceeds UDC standards (a minimum of 248 parking spaces are required, a total of 260 are proposed). Conceptual building elevations were submitted for the proposed structures within the development as shown. Building materials appear to consist of a stucco-like material with wood look lap siding and stone accents with asphalt shingle roofs. Final design should comply with the multi-family design standards listed in the ASM & and the traditional neighborhood design guidelines in the TMISAP for the MHDR FLUM designation – the proposed conceptual elevations are not approved. th Commission Recommendation: Approval w/ conditions at the April 6 hearing Summary of Commission Public Hearing: i. In favor: Elizabeth Koeckeritz, Givens Pursley; David Bailey, Bailey Engineering (Engineer) ii. In opposition: None iii. Commenting: None iv. Written testimony: Shannon Ely, Baron Properties (Applicant) v. Key Issue(s): The Applicant requested a few changes to the staff report, which have been addressed by Staff & the Commission as noted in the Commission recommendation in the staff report. Key Issue(s) of Discussion by Commission: The issues discussed have been resolved. i. Discussion pertaining to the private street being in an easement as requested by the Applicant, rather than a common lot as preferred by the UDC & approved by the Director – they preferred to uphold the Director’s decision if a request for City Council review of the Director’s decision is submitted. ii. Not in favor of approving an alternative compliance request that would provide more private open space in lieu of the required common open space. Would prefer the Applicant make more of an effort to comply with the minimum UDC standards for common open space without degrading the quality of the development. Commission Change(s) to Staff Recommendation: i. At Staff’s request, a condition was added for a sidewalk to be provided along the south side of W. Fresh Powder Ln. on the north side of the common area where the community center is located for pedestrian connectivity and safety (A.3.6o). ii. At the Applicant’s request, update the street names referenced in condition #A.3.6m per the updated plans. iii. At the Applicant’s request, modify condition #B.2.9 per the language proposed by the Applicant and agreed upon by Staff. Outstanding Issue(s) for City Council: None Written Testimony since Commission Hearing: Elizabeth Koecheritz (Applicant’s Representative) – in agreement w/Commission recommendation Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2022-0079, as presented in the staff report for the hearing date of May 9, 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 H-2022-0079, as presented during the hearing on May 9, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0079 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #3: Artisan Victory Market (H-2022-0066) Application(s): Annexation; Preliminary Plat; Conditional Use Permit & Private Street Size of property, existing zoning, and location: This site consists of 14.47 acres of land, zoned RUT, located at 2820, 2910, 2960, and 3020 S. Eagle Road. History: CPA-05-001 Comprehensive Plan FLUM Designation: Mixed-use Community – two land uses are proposed & overall density is 11 d.u. per acre Summary of Request: Annexation of approximately 14.47 acres of land with the R-15 (12.38 acres) and C-C (2.09 acres) zoning districts; Preliminary Plat (PP) consisting of 5 building lots (3 multi-family and 2 commercial) and 1 common lot on approximately 13.6 acres of land in the requested R-15 and C-C zones; and a Conditional Use Permit (CUP) for a multi-family development consisting of 131 units on 11.94 acres in the R-15 zoning district. The site will develop in a single phase and the existing structures have been removed from the property. The C-C zoned property may develop with 18,100 square feet of commercial uses (tenants are unknown). Access: A private driveway is proposed via S. Eagle Rd., an arterial street. The site does have three (3) existing stub streets that are proposed to be extended with this development. This is critical because most of the residential units and the commercial uses will take access from the internal private street network. The extension of the local streets will allow traffic to flow better through this site to the signalized intersection at Easy Jet and not rely solely on the Eagle Rd. access. Traffic calming has been added to S. Titanium Ave. as required. Cross-access/ingress-egress is required between all C-C zoned commercial lots in the subdivision and the Inglewood commercial uses to south via a note on the final plat. Conditional Use Permit: A Conditional Use Permit is requested for the proposed multi-family development. The building mix includes (24) 2-story townhome units; (31) duplex units and (45) single detached units and a clubhouse centrally located within the complex. The mix of units consists of 1- (62), 2- (53) and 3- (16) bedroom units ranging from 692 to 1,352 square feet in size. Parking: The site is required to provide 191 total parking stalls with 90 of those being covered. Based on the parking calculations provided by the applicant, the residential portion of the development will have 236 spaces (in combination of carports, surface parking, driveways, and garages) which exceeds code requirements. Further, on-street parking (approximately 50 spaces) will be available along Publisher and Titanium. Landscaping/Open Space and Amenities: A total of 1.93 acres of qualified open space is required (2.47 acres is provided), which exceeds UDC standards. Proposed amenities include a clubhouse with a fitness facility, a swimming pool, an outdoor lounge area, dog park, internal walking trails, community garden, vehicle charging stations, and passive open space areas. Elevations: Conceptual building elevations were submitted for the proposed residential and commercial structures. The residential units are proposed to be 1- or 2-stories in height, and the clubhouse and commercial buildings are also proposed to be a single-story in height; building materials consist of stucco in various colors, culture stone accents in various colors, horizontal lap siding, and asphalt shingle roofing. Both the residential and commercial uses complement each other as desired in the MU-C designated area. Staff is supportive of the design for the development as proposed. Compliance with the ASM is required. th Commission Recommendation: Approval at the April 6 hearing Summary of Commission Public Hearing: i. In favor: Elizabeth Koeckeritz, Applicant’s Representative ii. In opposition: None iii. Commenting: Lorie Delaney, Dave Bailey, Matthew Riggs, Bev Montgomery, Jennifer Jenks, Ritis Skinner, Carl Koonz, and Leann Richardson iv. Written testimony: See the public record. The City has received numerous letters in opposition to this project. Areas of concern – density, traffic congestion, and extension of the adjacent stub streets. v. Key Issue(s): Public safety for residents in the assisted living facility; extension of S. Titanium Ave. and cut-through traffic; traffic congestion in the area Key Issue(s) of Discussion by Commission: i. Extension of S. Titanium Ave. ii. Traffic dispersion per the traffic study iii. Coordination with the adjacent property to the south on traffic calming measures in S. Titanium Ave. Commission Change(s) to Staff Recommendation: i. Modification to DA provision c. ii. Coordinate with the southern property owner on traffic calming in S. Titanium Ave. iii. Modification to PW general condition of approval 2.9 Outstanding Issue(s) for City Council: i. None Written Testimony since Commission Hearing: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2022-0066, as presented in the staff report for the hearing date of May 9, 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 H-2022-0066, as presented during the hearing on May 9, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0066 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for King's Congregation Church (H-2023-0013) by Glancey Rockwell &Associates, located at 1150 E. Pienza St. Application Materials: https://bit.ly/H-2023-0013 A. Request: Development Agreement Modification to the existing Development Agreement (AZ- 08-014 - Inst.#109088809) to update the conceptual development plan and building elevations. i PUBLIC HEARING SIGN IN SHEET DATE: May 9, 2023 ITEM # ON AGENDA: 1 PROJECT NAME: King's Congregation Church (H-2023-0013) Your Full Name Your Full Address Representing I wish to testify i (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 .►A H O HEARING 5/9/2023 Legend E LA. DATE: CREE. — 0 letPrnject Luco-+ter TO: Mayor&City Council 5 FROAM: Sonya Allen,Associate Planner � = 208-884-5533 SUBJECT: H-2023-0013 E Rti'-RD r King's Congregation Church LOCATION: 1150 E. Pienza St.,in the NE 1/4 of Section 30,T.3N.,RJE. (Parcel #S1130120725) I. PROJECT DESCRIPTION Modification to the existing Development Agreement(AZ-08-014 -Inst. #109088809)to update the conceptual development plan&building elevations for the site. II. SUMMARY OF REPORT A. Applicant: Ryan McColly,Glancey Rockwell and Assoc. — 1257 W. River St., Ste. 110,Boise, ID 83702 B. Owner: King's Congregation Church— 1150 E. Pienza St.,Meridian, ID 83642 C. Representative: Same as Applicant III. NOTICING City Council Posting Date Notification published in newspaper 4/23/2023 Notification mailed to property owners within 300 feet 4/21/2023 Applicant posted public hearing notice on site 3/4/2023 Page 1 Nextdoor posting 4/21/2023 IV. STAFF ANALYSIS The Applicant requests a modification to the existing DA(Inst. #109088809)to update the conceptual development plan&building elevations for the site and modify provision#5.1.6. The original DA was required with annexation(AZ-08-014) of the property and included a plan for the first and second phases of development. The first phase included improvements to the existing 7,000 square foot(s.f.)church building,removal of the access point via E.Victory Rd., a paved 41- space parking lot with an emergency turnaround for the Fire Dept. off of Pienza St.,the installation of a landscaped street buffer along E. Victory Rd. and a pressurized irrigation system. The second phase was for a new 42,500 s.f. church building on the site with an additional 52 parking spaces and associated landscaping. See Section VTA below. The Applicant proposes to reduce the size of the new building from 42,500 to 7,400 s.f. as it exceeds the current needs of the church and change its location on the site. The existing building will remain along with some of the existing parking. Parking is proposed where the new building was previously proposed to be located on the southern end of the site. The design and building materials of the new building is proposed to change from a 2-story to a single-story and will include a dark gray asphalt shingled roof instead of a blue metal roof,white horizontal siding instead of stucco and stone veneer wainscot with a white steeple. Although the proposed roofing material/color and siding materials differ from the existing structure,the main color, stone wainscot and roof pitch of the buildings are generally compatible and should be compatible with adjacent residential structures. Final design is required to comply with the design standards in the Architectural Standards Manual. See Section VT B below. A change is also proposed to DA provision#5.1.6, as follows: "Direct access to Victory Road is prohibited. Access to this site shall be provided from E. Pienza Street and S. Mesa Way. All other access points to/from the site are prohibited unless approved by ACHD and the City of Meridian." See Section VT B below. The previous development plan did not have an access via S. Mesa Way as the street had not been constructed at that time. The proposed access via Mesa Way will provide better connectivity and access with adjacent developments and streets. The"jog"in the access points from Mesa Way and Pienza St. should assist in slowing traffic and reducing cut-through traffic through the site. The off-street parking proposed for the development exceeds the standards in UDC 11-3C-6 by 74 spaces. Based on the overall square footage of the buildings (i.e. 14,329 s.f.),a minimum of 28 spaces are required; a total of 103 spaces are proposed. The site design is required to comply with all applicable UDC standards.A detailed review of the site plan, landscape plan and building elevations will take place with the Certificate of Zoning Compliance and Design Review applications prior to submittal of a building permit application. V. DECISION A. Staff: Staff recommends approval of the proposed modification to the DA with the changes noted in Section VI.B as discussed above in Section IV. Page 2 VI. EXHIBITS A. Existing Master Conceptual Development Plan,Building Elevations&Development Agreement Provisions KINGS CONGREGA'CPONoNER C- o1ASTER CONCEPT PLAN PRUMNARY 5JE PLAN APPLICATION ANNEXATION B CERT'.FICATE OF ZONING COMPLL4NCE NGVEEMBER 1J3.2MB LtlgCyd IfEPSi]L�1'4f➢NW R.r� _ - --� v :�� �iVluirne 271 NQMt EDA6Wx—w FI—A,ALVL?4J'"'"om1 cmr,E rcR>:eUw Raj 1 � + I �� wrn+orvso<'R.�wr.exrxar l T-- ®a nx fl RNl1[F[FRu1L1[NFu1OLfUULAEO I: -�, 6•n� 'eie .I,al��l I,.I ' CEQ1�7G}E dF 201�'T6 W WL:✓'1w'E�4*u li.YdFE hslE ll6'. mppolw.n �[wR9�RT. �n_on IYhSEONEI 'M!➢:>. - 2>< _— __—�av[Ln,de,n l.� EIQSTJAL FL4:J1FAn N&r J2 SR QVN LE71EI.5J :�a �LIAED IRAXRi4-J7 I+J X46.SFI R 79DE➢FARU2Z LI Y V p --i41IM E1¢5-i 46:RJL_mi :],J006S FwG LtYm) �."t'D.MRRLNI/M'h14AA9LEN{W II.LOINd:�900d`FIh.1 I �.. - - Wy,m, l EIE:¢i -- m[.rw.+cur To f1L WILDP'15'93.7A0 v5F AARC[Nb REglaRE4 5499 JD065F; rH+SE TB17 77+D➢'L AE4230 ADD.MU I`-II[' ?- AL RAM¢D:91 M2,19 MAX f n 'i y�YLi }\l poly I k- >v�:V^ Page 3 Phase 1: THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 11/18,108 THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 1118l08 or PHASE ONE-PROPOSED NEW COLOR SCHEME-BLUE METAL ROOF EXSISTING P I ONE-PROPOSED NEW COLOR SCHEME-BLUE METAL ROOF EXSISTING CBUILDING-NORTH ELEVATION ION One—fo Ei`ght Two of Eight THE KINGS CONGREGATION CREC-MASTER CONCEPT PLAN 11118 08 THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 111608 PSE ONE-PROPOSED NEW COLOR SCHEME-BLUE METAL ROOF EXSISTING PHASE ONE-PROPOSES)NEW COLOR SCHEME-BLUE METAL ROOF EXSISTING GRANGE BUILDING-EAST ELEVATION(CONCEPT ONLY-NOT FIELD VERIFIED) GRANGE BUILDING-WEST ELEVATION(CONCEPT ONLY-NOT FIELD VERIFIED) Three of Eight Four of Eight Pagc 4 Phase 2: THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 11/18/08 THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 111808 qr PHASE TWO-PROPOSED NEW BUILDING PHASE TWO-PROPOSED NEW BUILDING NEW SANCTUARY BUILDING-EAST ELEVATION(CONCEPT ONLY) NEW SANCTUARY BUILDING--WEST ELEVATION(CONCEPT ONLY) Five of Eight Six of Eight THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 11/18!08 THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 11.18;08 PHASE TWO-PROPOSED NEW BUILDING PHASE TWO-PROPOSED NEW BUILDING NEW SANCTUARY BUILDING-SOUTH ELEVATION(CONCEPT ONLY) NEW SANCTUARY BUILDING--NORTH ELEVATION(COMBINED) Seven of Eight Eight at Eight Page 5 Existing Development Agreement Provisions(Inst. #109088809) 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under Ci ty's Zoning Ordinance codified at Meridian Unified Development Code$ 11-213. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: 1. The applicant shall be responsible for the construction and installation of, and all costs associated with, the sewer and water service extension and connection to such City services. 2. Any and all existing domestic wells and/or septic systems within this project will have to be removed from their domestic service,per City Ordinance Section 5-7-517,when services are available from the City of Meridian_ Wells may be used for non-domestic purposes such as landscape irrigation. 3. No signs are approved with the subject annexation approval. All business signs will require a separate sign permit in compliance with UDC 11-3D, 4. Construct a minimum 5-foot wide detached sidewalk along Victory Road, as proposed on the "Conceptual Master Plan" attached as Exhibit A.2 of the Staff Report prior to issuance of certificate of occupancy for the existing church building in"Phase 1",as defined in the Conceptual Master Plan. 5. The existing driveway accesses to Victory Road shall be removed prior to issuance of Certificate of Occupancy for the existing church building in Phase 1. 6. Direct access to Victory Road is prohibited. Access to this site shall be provided from E. Pienza Street. All other access points to/from the site are prohibited unless approved by ACID and the City of Meridian. 7. Provide a pedestrian pathway through this site for interconnectivity between Tuscany Village Subdivision and Cavanaugh Subdivision and for access to the future school site to the west,as depicted on the Conceptual Master Plan. Said pathway shall be constructed prior to issuance of Certificate of Occupancy for the existing church building in Phase 1. 8. A minimum 25-foot wide street buffer shall be installed adjacent to Victory Road in compliance with the standards listed in UDC 11-3B- 7C. Said buffer shall be installed prior to issuance of a Certificate of Occupancy for the existing church building in Phase 1. Page 6 9. A minimum 10-foot wide street buffer shall be installed adjacent to Mesa Way in compliance with the standards listed in UDC 11-313-7C. Said buffer shall be constructed with each phase of development,as depicted on the Conceptual Master Plan,prior to release.of Certificate of Occupancy for each structure. 10. A mini mum 20-foot wide landscape buffer shall be installed along the southern end of the west property boundary,and the south and east property boundaries adjacent to residential uses,in compliance with the standards listed in UDC I1-313-9C. Said buffer shall be constructed with each phase of development, as depicted on the Conceptual Master Plan, prior to the Certificate of Occupancy for each structure. 11. The Applicant shall comply with the tree preservation standards listed in U DC 11-313-10 for protection of existing trees that are proposed to be retained and existing trees 4-inch caliper and greater that are proposed to be removed. 12. Development of this site shall substantially comply with the Conceptual Master Plan and building elevations, including construction materials, submitted with the subject annexation application included as Exhibits A.2, A.3, and AA of the Staff Report. 13. Development of this site shall comply with the current design standards in effect at the time of Certificate of Zoning Compliance. 14. A Certificate of Zoning Compliance (CZC) that meets the requirements herein is required for approval of the existing church use,prior to release of Certificate of Occupancy for the structure in phase 1. Another CZC will be required for Phase 2 of the development,as set forth in the Conceptual Master Plan, 15. The applicant shall bring the exiting systems in the existing building up to current International Fire Code standards,prior to issuance of Certificate of Occupancy for the change in use of the building. Page 7 B. Proposed Conceptual Development Plan,Building Elevations&Change Development Agreement Provision#5.1.6 ---_--_---------.._.._.._ - - - - _.._.._.._..__. � a gyp---- ----- i - - - - -------------- - i I I --------- - ---------- - ---- Es .! O I [7. � I I -- ----- ---- MMEMMIM i _ d - r�1 l e I a 1 i Ea I i tff I a - I I i i I 1 i i ------------------------- ---- --4 N i I i 1111111151 L 1 1 " 9 KINGS CONGREGATION 'Iancey�Itackwell&Assnciarea G m ° CHURCH g g & � is ii+7a�u.-ss...�in i m��aas aims g 1197 EPiMtd 81 a Nl]IfCR!Jo&Nf.liu i�.wnfey:....... � � 9 � ►�ssw�.iosse�2 — � Page 8 T T � I � g 0 5� �a -------------------------------------------------------------------------------------- -- _ --_-_----`---_---_--------------`---_--___-_-_-_---_-->------_------------------------------------------ �- H---- ------------- __s`________ _-___s_-__s____-____-_______-___s___s______r_________-___-_______-_r____r___=_ o - - - -- - -- - - - - - - - - - - - - - ----- c4 11 ---= --=-=` ---=--=-==`=-=-- -----------=-==`=-=-=-=--------=--= - -------=_ a� _ `_ =- - '----_----- ----------------- _____----------=--_- = -----_-_--_---_---------- _-_-------------_-- _ --------' �0 1 =_---_ ---_-__-___-___________-______________-__________________-___--____ q a --------------------------------------------------------------- Z O West Elevation North El—b— W=tig , Z7w ------------------------ ------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------------------------- ------------------------------- -------------------------------------------------------- ------------------------------- U U-E to Z F Y 0 0 - ______________________ __________ ____________ --- RYRIGHr__ -______________________ _ _ ____ _ _ _ _ _-------___-- -_--___-----__- _ --_-- - ___----_--___-_____-___-_--__---- -_-_-_-- - __----___ _ - --_ �- __________________________________ _---_ East Elevation South Elevation A-2.01 The Applicant proposes the following change to Development Agreement provision#5.1.6: "Direct access to Victory Road is prohibited. Access to this site shall be provided from E. Pienza Street and S. Mesa Way.All other access points to/from the site are prohibited unless approved by ACHD and the City of Meridian." Note:All other provisions remain the same; no other changes are proposed. Page 9 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Modern Craftsman Franklin (H-2022-0079) by Horrocks Engineers, Inc., located at 4540, 4490 &4420 W. Franklin Rd., approximately 1/4 mile east of the northeast corner of W. Franklin Rd. and N. Black Cat Rd. Application Materials: https://bit.ly/H-2022-0079 A. Request: Development Agreement Modification to the existing Development Agreement (Inst.#2020-117678) to remove the property at 4540 W. Franklin Rd. from the agreement for the purpose of including it in the proposed multi-family development.B. Request: Annexation of 10.29 acres of land with an R-15 (medium high density residential) zoning district.C. Request: Preliminary Plat consisting of one (1) building lot and (1) one other lot on 11.47 acres of land in the R-15 zoning district. D. Request: Conditional Use Permit for a multi-family development consisting of 122 dwelling units on 11.47 acres of land in the R-15 zoning district. i 1 PUBLIC HEARING SIGN IN SHEET DATE: May 9, 2023 ITEM # ON AGENDA: 2 I i r PROJECT NAME: Modern Craftsman Franklin (H-2022-0079) Your Full Name Your Full Address Representing I wish to testify HOA? mark X if es 1 (Please Print) � Y 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 9,2023 Legend WE �K - DATE: ff , 0 IPro:ec Loco o� TO: Mayor&City Council _ -`1 i FROM: Sonya Allen,Associate Planner - 208-884-5533 SUBJECT: Modern Craftsman Franklin AZ, CUP, MDA,PP,PS H-2022-0079 ' (aka Colorado Ridge) LOCATION: 4540, 4490, &4420 W. Franklin Road, approximately 1/4 mile east of the northeast corner of W. Franklin Road and N. Black Cat Road, in the SW 1/4 of Section 10,Township 3N,Range 1 W. (Parcel#S1210336521; #S1210336450; #S1210336405) I. PROJECT DESCRIPTION Modification to the existing Development Agreement(MDA) (Inst. #2020-117678)to remove the property at 4540 W. Franklin Road from the agreement for the purpose of including it in the proposed multi-family development;Annexation(AZ) of 10.29-acres of land with an R-15 (medium high-density residential) zoning district;Preliminary Plat(PP) consisting of one(1)building lot and one(1)other lot on 11.47 acres of land in the R-15 zoning district; Conditional Use Permit(CUP)for a multi-family development consisting of 122 dwelling units on 11.47 acres of land in the R-15 zoning district; and internal private streets (PS)for Modern Craftsman Franklin Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 11.47 acres Future Land Use Designation Medium-High Density Residential(MHDR)in the Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use Single-family rural residential(SFR) Proposed Land Use(s) Multi-family residential development(MFR) Current Zoning Rural Urban Transition(RUT)in Ada County&R-15 in the City Proposed Zoning R-15 Lots(#and type;bldg/common) 1 building/1 common lot Phasing plan(#of phases) 1 phase Page 1 Number of Residential Units(type 122 multi-family units(single-family detached&attached/duplex and of units) townhome style units) Density(gross&net) 10.64 units/acre(gross) Open Space(acres,total[%]/ Revisions are needed to the common open space exhibit buffer/qualified) Amenities Clubhouse,dog park,community garden; swimming pool,internal walking trails,children's play structure and charging stations for electric vehicles. Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 9/28/2022 History(previous approvals) A-2020-0164(ROS#12525 -Parcel B);H-2020-0042(Compass Charter School East Expansion Ord.20-1895;DA Inst.#2020-117678) B. Community Metric Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Traffic Impact Stud es/no Yes Access(Arterial/Collectors/State One access is proposed via W.Aviator St.,a collector street,at the northern Hwy/Local)(Existing and Proposed) boundary;and one access is proposed via N.Moshova Ave., a local street,from W.Franklin Rd. at the southwest corner of the site. Traffic Level of Service Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road 618-feet Principal Arterial 793 Better than"D" . Aviator Street 67-feet Collector 433 "E" Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH). *Acceptable level of service for a two-lane collector is"D"(425 VPH). Stub Street/Interconnectivity/ W.Aviator St. stubs to the property's west boundary at the north end of the site. Cross Access Existing Road Network W.Franklin Rd.,an arterial street,runs along the southern boundary of the site; W.Aviator St.,a collector street,stubs to the southwest corner of the site. Existing Arterial Sidewalks/Buffers A detached sidewalk exists along Franklin Rd.on the western portion of the site that transitions to an attached sidewalk on the eastern portion of the site.No street buffers exist on this site. Proposed Road Improvements Page 2 Capital Improvements Plan(CIP)I Integrated Five Year Work Plan(IFYWP): There are no roadways,bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan(IFYWP). • Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to Black Cat Road with the design year in 2026 and the construction date has not been determined. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Cherry Lane between 2031 and 2035. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin Road between 2036 and 2040. Traffic Impact Stud es/no Yes Fire Service • Distance to Fire Station 2.6 miles from Station#2 • Fire Response Time Falls outside of the 5-minute response time goal • Resource Reliability 85%(above the targeted goal of 80%) • Accessibility This project meets all required access,road widths,and turnarounds as presented in the preliminary plat. • Additional See Fire comments in the link provided below under Section IX.I. Comments/Concerns Police Service • Distance to Fire Station 4 miles from Meridian Police Department • Fire Response Time Expected response time is 4:17 minutes;Average emergency response time is 3:46 minutes for City of Meridian • Accessibility If Applicable,any climate-controlled multi-family developments,the Meridian Police Department required police access into each building's entry point using a multi-technology keypad per UDC 11-4-3-27G. See Meridian Police Department Staff Report in the link provided below under Section IX.D. West Ada School District Distance(elem,ms,hs) Approved MF units Pro ected Approved lots per per attendance Students from Capacity of Schools Enrollment Capacity attendance area area Approved Dev. #of Students Enrolled Chaparral Elementary 494 700 619 3650 275 Meridian Middle School 1064 1250 656 2947 147 Meridian high School 1718 2075 3S60 3613 607 School of Choice Options Chief Joseph Elementary—Arts 526 700 N/A N/A Barbara Morgan STEM Academy 417 500 N/A N/A #of students estimated for this 20 development Wastewater ' • Wastewater Modeling •Additional 1,350 gpd committed to model.WRRF decline balance is 14.5 MGD • Project Consistent with WW Yes Master Plan/Facility Plan • Impacts/Concerns See Public Works Site Specific Conditions Water • Distance to Services • Pressure Zone 1 • Estimated Project Water ERU's • Water Quality Concerns Each Phase will need to be modeled independently to verify adequate pressure. • Project Consistent with Water Yes Master Plan • Impacts/Concerns See Public Works' Site-Specific Conditions Page 3 C. Project Maps Future Land Use Map Aerial Map (fLegend ® (fLegend Project Laca-fior. — I Project Luca ion /Illel�t ICn_ 63 9 _ Lo Q Med-Hig. �i i ential Zoning Map p Planned Development Map (fLegend (Legend �F13 P!ojecf Lacaton k� - I Project Laca-fior. k� ' R1 — Planrsed Parceis R- S --- RUT RUT 1 � w R . -N AA1 -E 1 TN�R J - T1-R_ . hA1 M1 kSR- R R- - - -L RUT R-15 TN-C - III. APPLICANT INFORMATION A. Applicant: Kindi Moosman,Horrocks Engineers, Inc. -2775 W.Navigator Dr., Ste. 210,Meridian,ID 83642 B. Owner: BPS Franklin Road,LLC- 1401 171" Street, Suite 700,Denver, CO 80202 Page 4 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 3/22/2023 4/23/2023 Radius notification mailed to property owners within 500 feet 3/16/2023 4/21/2023 Public hearing notice sign posted 3/22/2023 4/20/2023 on site Nextdoor posting 3/16/2023 4/21/2023 V. COMPREHENSIVE PLAN ANALYSIS This property is designated Medium High-Density Residential(MHDR)on the Future Land Use Map (FLUM)and is located within the area governed by the Ten Mile Specific Area Plan(TMISAP). LANs USE: MHDR areas are locations recommended primarily for relatively dense multi-family housing types, such as row houses,townhouses, and condominium and apartment buildings and complexes. These areas should have a mix of housing types that achieve an overall average density target of 12 dwelling units per gross acre with densities ranging from 8-15 units per acre. MHDR areas typically are relatively compact areas within a larger neighborhood and generally should be located around and near more intensely developed areas, such as Mixed Use Commercial or Employment areas,in order to provide convenient access to these commercial activity and employment centers for the greatest number of residents. Apartment buildings are desired to be accessed via shared entrances and hallways. The proposed multi-family development incorporates a mix of single-family detached and attached/duplex and townhome style units containing a mix of 1-, 2-and 3-bedrooms at an overall gross density of 10.64 units per acre. Although single-family and townhome style units are proposed,the use is considered multi- family because all of the units are on one lot instead of individual lots. As such,they will all be rental units and not privately owned. The proposed density is consistent with the density desired in the MHDR designation.A charter school and landscape business exist to the west;residential uses with a mix of housing types including single-family detached and attached,townhomes and multi-family apartments, are entitled and planned to develop to the north(Aviator),northeast(Newkirk)and east(Alamar)of this site. Employment and commercial uses are planned to the southeast of this site across Franklin Rd.,which will provide jobs and services in close proximity to area residents. TRANSPORTATION: ACHD's Master Street Map(MSM) depicts a new towncenter collector street(i.e. W. Aviator St.)across the northwest corner of this property extending from the west from N. Black Cat Rd. The Transportation System Map in the TMISAP lists the functional classification for this street as a collector street and the Street Section Map lists the design classification as a major collector street,which is intended to be constructed consistent with Street Section C, as follows: Page 5 19' 6' W 6' 11' IT I G lnvd Laric Nvel Lane Lane Lane Curb-to-cab Islanre This street is planned to eventually provide a connection from W. Franklin Rd. '/Z mile west of N. Black Cat Rd.to Franklin Rd.via Umbria Hills Ave., t/4 mile west of N. Ten Mile Rd. A local public street(Moshava Ave.) is proposed for access to the development from the south via W. Franklin Rd., an arterial street. ACHD is requiring this access to be a private road/drive aisle constructed along the west boundary of the site to ensure the parcel to the west has access to the driveway. Private streets are proposed for internal access to the proposed dwelling units. Franklin Rd. is fully improved abutting the site; therefore,no additional right-of-way or street improvements are required. The Ten Mile interchange is located within about 1.5 miles to the southeast of the site. State Highway 16 is planned to extend from Chinden Blvd. to I-84 approximately 1.5 miles west of this site,just west of McDermott Rd.; no interchange is planned at Franklin Rd. DESIGN: All residential neighborhoods in the Ten Mile Interchange area should be developed in consideration of Traditional Neighborhood Design(TND)principals and concepts and the standards established by the City for the R-15 zoning district. Future development should be consistent with the design elements in the TMISAP for the Residential MHDR FLUM designation as determined by the Application of the Design Elements table(see pg. 3-49), as follows: (Staffs analysis of consistency with these elements is in italics.) 0 3-33. Street-oriented Design: Useable porches should be a dominant element of residential buildings and should be located along at least 30%of the front fagade of the buildings—a higher percentage is recommended as is the location of porches on one or more side facades. When possible, garages should be loaded from a rear alleyway. Where garages must be accessed from the front,the garages must be located no less than 20' behind the primary fagade. Front-loaded 2-car garages that are visible from the primary street must be designed with two(2) separate garage doors. Largely, this plan (65%) does not incorporate street-oriented design;there is no on-street parking along the collector street and no porches are proposed except for the townhome style units, which have porches and balconies and are accessed from the rear via a private street along the periphery of the site. The 2-car garages have single-doors but are located at the rear of the structures away from public view and the primary street,no front-loaded garages are proposed. • 3-34.Buildings to Scale: Everything seen and experienced from the sidewalk—building fronts, lighting,open space—should be designed for human interaction at a pedestrian's perspective. Key elements to consider are the continuity of the building sizes,how the street-level and upper-level architectural detailing is treated, elements that anchor and emphasize pedestrian scale,roof forms, rhythm of windows and doors, and general relationship of buildings to public spaces such as streets, plazas and other open space.Human-scale design is critical to the success of built places for pedestrians. Building entrances should be placed close to the street; ground floor windows, articulated facades, appropriately scaled lighting, awnings and other weather protection should be provided. Page 6 Continuity of building sizes is proposed between the single-story single-family style structures and between the 2-story townhome style structures along the eastern boundary of the site. The street- level and upper-level architectural detailing of the townhome style units is very similar with windows of like size and orientation and balconies over porches. Stone veneer wainscoting is proposed along portions of the facades to anchor and emphasize pedestrian scale; landscaping along street facing foundations is also required for pedestrian scale. Weather protection is proposed over entrances. Roof forms are symmetrical in various pitches. 3-36.Neighborhood Design: All residential neighborhoods in the Ten Mile interchange area should be developed in consideration of traditional neighborhood design principles and concepts,which pertain to mixed housing stock, architecture and design, streetscapes and streets. Front porches and garages accessed from an alley are usually the standard in residential areas;parking for homes is primarily located behind buildings. Streetscape design relates to the street itself and consists of landscaped parkways with trees between curbs and sidewalks, adjacent sidewalks and front yard spaces and provides public space for street trees, street furniture and view corridors. Other aspects of neighborhood design that contribute to a traditional streetscape are connected network of streets, alleys and sidewalks. Roadways and pedestrian ways are interconnected so that access for pedestrians, cyclists and automobile drivers is direct and convenient and allows traffic to be dispersed through a variety of streets and ways.Narrower streets designed with TND characteristics result in slower moving traffic and provide a safer,more pleasant pedestrian environment and encourages interaction among residents. A variety of residential housing types is proposed for a mixed housing stock and diversity of housing choices within the same neighborhood. Hip and gable roofs and I-and 2-story structures are proposed for a variety in architecture and design. Porches and balconies are depicted on the concept elevations for the townhome style units. Parking is located off internal private streets. The townhome style units have garages at the rear of the structures accessed from a private street. Internal walkways and private streets provide connections for pedestrians and vehicles to adjacent public streets and developments. The narrow private streets and center planter islands with bulb- outs assist in slowing traffic for a safer neighborhood and pedestrian environment. 3-37.Building Form& Character: Building Facades—Buildings should be designed so that their primary facades relate to active public spaces and pedestrian areas. The primary fagade of a structure is that frontage of the building that has been designed and detailed so as to represent the building's most important elevations. The primary fagade should always include an entry into the building. Entries should be located so as to provide direct access from adjacent public spaces,primary streets and activity areas. Access from walkways should be uninterrupted by vehicular traffic. Buildings should be located so as to help frame adjacent public spaces and to provide an architectural backdrop for associated passive and active activities. The space between a building fagade and the adjacent walkway should be appropriately landscaped with a combination of lawns,groundcover, shrubs and trees. Building facades front on internal private streets and common open space areas. The overall design of the development is very auto oriented, not pedestrian oriented as desired.Although there are a lot of walkways, there is a lot of asphalt in the site design and pedestrian crossings in vehicular use areas (i.e.private streets). For pedestrian safety and to delineate walkways, Staff recommends crossings are distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. The townhomes are designed so that their primary facades face the private street and have direct pedestrian access from the sidewalk along the private street. Landscaping(lawn, groundcover, shrubs and trees)should be provided between building facades and adjacent walkways. Page 7 • Pitched Roofs: A mix of flat and pitched roofs are anticipated in the Ten Mile area based on a wide variety of individual buildings. Pitched roofs should be,where possible, symmetrical hips or gables, with a pitch between 4:12 and 12:12 with an overhang of at least 12 inches and a maximum of 2.5'. Roof brackets and rafter tail treatments are encouraged. A mix of symmetrical gable and hip style roofs are proposed. The conceptual elevations do not depict the pitch of the roofs or dimensions of the overhangs;all roof pitches should fall within the desired range. No roof brackets, rafter tail treatments or other similar architectural design elements are proposed but should be considered. Compliance with the design standards in the Architectural Standards Manual is required. • 3-47.Public Art: Public art should be incorporated into the design of streetscapes,public buildings, parks,transit, infrastructure, and other public projects in the Ten Mile area. Public art should be meaningful and encourage the free flow of ideas and cultural ideologies. Public art should be integrated into either the architectural design or the design of plazas and public spaces associated with a building and should be easily visible to the public(e.g.visible from the street or publicly accessible open spaces rather than interior courtyards). Public art is not proposed but should be provided in accord with this guideline in a prominent location that provides an identity for the development.Details should be submitted prior to the City Council hearing on what type of public art is proposed and the location of such. The provision ofpublic art would also qualify as another amenity. 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 and attached/duplex and townhouse style dwellings will contribute to the variety of housing types and rental options available within the City. • "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. • "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) This overall area contains a variety of housing types, including single-family attached and detached homes, townhomes and apartments for sale and rent, which contributes to the diversity in housing types and options available within the City. • "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) Proposed structures are oriented to front on adjacent collector and arterial streets (Aviator& Franklin) as desired. A minimum 5-foot wide landscape buffer should be provided around the perimeter of the development in areas adjacent to vehicular use areas.A 100 foot wide strip of land owned by NMID exists along the eastern boundary of the site where the Purdam Gulch Drain is located, which will provide a spatial separation and buffer between the proposed townhome style units and single-family detached and attached units approved to develop in Alamar Subdivision to Page 8 the east.A 20 foot wide landscape buffer exists along the shared property line on the school site to the west, which provides screening and buffering between land uses. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed residential use and site design should be generally compatible with adjacent residential uses, the school and landscaping business. • "Support infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities,irrespective of existing development." (2.02.02C) The proposed infill development shouldn't negatively impact adjacent existing properties as similar uses and densities exist and/or are planned in this area. • `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) There are no multi-use pathways designated on the Pathways Master Plan for this site, nor are any pathways stubbed to this property other than the sidewalk along Aviator Street. There are no neighborhoods abutting this site. Internal pedestrian pathways provide access to the sidewalk along Aviator St. • "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. • "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 the subject infill parcel will maximize public services. VI. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA): The Applicant proposes a modification to the existing Development Agreement(DA) (Inst. #2020- 117678)to remove the property at 4540 W. Franklin Road from the agreement for the purpose of including it in the proposed multi-family development and associated DA. There is a conceptual development plan included in the DA that depicts a parking lot and a sports field for the adjacent charter school to the west that previously owned this property(see Section VIII.A). That plan is proposed to be replaced with the multi-family development plan proposed with the conditional use permit included in Section VIII.D. Since the time the DA was approved, a property boundary adjustment was approved(A-2020-0164,ROS#12525 -Parcel B)which broke this portion off into its own parcel. Page 9 With the concurrent annexation request for the adjacent parcels to the east, Staff recommends a new DA as a provision of annexation.As a provision of the new DA, Staff recommends the property located at 4540 W.Franklin Rd. no longer be subject to the terms of DA Inst.#2020- 117678(Compass Public Charter School East Expansion H-2020-0042) and be subject to the terms of the new DA. A legal description and exhibit map are included in Section VIII.H for the overall boundary of the property subject to the new DA,which includes the subject parcel at 4540 W. Franklin Rd. and the property proposed to be annexed. B. ANNEXATION(AZ): The Applicant requests annexation of two parcels of land(i.e. Parcels#51210336450& 51210336521) consisting of 10.29-acres with an R-15 (medium high-density residential)zoning district. The parcels are currently zoned RUT in Ada County. As discussed above in Section V,the proposal is generally consistent with the guidelines for development in the TMISAP except for certain design elements as noted. A preliminary plat, site plan and conceptual building elevations were submitted, included in Section VIII, showing how the property is proposed to be subdivided into one(1)building lot and one(1) common lot for the development of 122 multi-family residential units. The proposed residential use,mix of housing types and density of the development is consistent with the MHDR FLUM designation. The design partially incorporates traditional neighborhood design elements but not entirely as noted above in Section V. The proposed R-15 zoning and multi-family development with single-family detached&attached and townhome style units is compatible with adjacent future single-family detached and attached homes to the east in Alamar Subdivision, zoned TN-R; single-family attached homes and apartments to the northeast in Newkirk Subdivision,zoned R-15; and to future single-family attached homes approved in Aviator Subdivision to the north. This property is an enclave surrounded by City annexed land to the north,west and east. A legal description and exhibit map for the boundary of the property proposed to be annexed is included in Section VIII.B. This property is within the City's Area of City Impact boundary. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with the guidelines for development in the TMISAP and with the development plan proposed,Staff recommends a DA is required with the provisions discussed herein and included in Section IX.A. C. PRELIMINARY PLAT(PP): A preliminary plat is proposed consisting of one (1)building lot and one(1) other lot on 11.47 acres of land in the R-15 zoning district(see Section VIII.Q. Existing Structures/Site Improvements: There are two(2)existing homes and several outbuildings on the property that are proposed to be removed with development. Prior to the City Engineer's signature on the final plat,all existing structures that do not conform to the setbacks of the district are required to be removed.A detached sidewalk exists along W. Franklin Rd. on the western portion of the site that transitions to an attached sidewalk on the eastern portion of the site. Page 10 Dimensional Standards: The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. Access: Access is proposed via the extension of W. Aviator St., a collector street,which is planned to cross the northwest corner of the site and extend to the northeast through Aviator and Newkirk Subdivisions. If Aviator St. hasn't been constructed with Aviator Subdivision,ACHD is requiring the on-site and an off-site portion to be constructed with this subdivision. The street shall be designed consistent with Street Section C (major collector street)in the Ten Mile Interchange Specific Area Plan,unless an alternative street section is approved by ACHD (see pgs.3-20,3-22 and 3-23). Another access (N.Moshova Ave.)is proposed at the southwest corner of the site via W.Franklin Rd., an arterial street.ACHD is requiring this access to be a drive aisle or private street rather than a public street as proposed because there is no public benefit to a public street in this location.The access drive should be located along the west property line so that the adjacent property at 4610 W.Franklin Rd. has access to the driveway and a cross-access/ingress-egress easement should be required granting access to that property. The UDC (11-3F-4A.2)prohibits private streets from connecting to an arterial street unless otherwise approved through alternative compliance as set forth in UDC 11-5B-5. Therefore,the access should be constructed as a drive aisle. Private streets are proposed for internal access within the development and are required to comply with the standards listed in UDC 11-3F-4. The Director approved the private streets with the condition they're constructed on a lot in the subdivision rather than an easement since the property is being subdivided in accord with UDC 11-3174A.1; the plat should be revised accordingly.Where the private street connects to a public street(i.e.W.Aviator St.),the connection shall be approved by ACHD. The private streets should be constructed in accord with the standards listed in UDC 11- 3F-4B.2. A common/shared driveway exhibit was submitted for the access driveway to the townhome style units at the southeast corner of the site as shown in Section VIII.C.Because common driveways aren't allowed off of a private street and this driveway meets the standards for a private street,it should be constructed as a private street. No stub streets are proposed or recommended to adjacent properties as the property to the east where the Purdam Gulch Drain is located is owned by NMID and a crossing isn't needed in that area; and the northern portion of the property to the west is a school. The access proposed via Franklin Rd. will be located along the west property line so that the property to the west(currently a landscape business)has access via the drive aisle. Landscaping(UDC 11-3B): A 25-foot wide street buffer with an 8-foot wide parkway and a 5-foot wide detached sidewalk is required to be provided along W. Franklin Rd., an arterial street,per UDC Table 11-2A-7,landscaped per the updated standards listed in UDC 11-3B-7C. On the eastern portion of the site where the sidewalk is attached, Staff doesn't recommend it's removed and replaced with a detached sidewalk as it's fairly new. A 20-foot wide street buffer with an 8-foot wide parkway planted with Class II trees and a 6-foot wide detached sidewalk is required to be provided along W. Aviator St., a collector street,per UDC Table H- 2A-7 and Street Section C in the TMISAP, landscaped per the updated standards listed in UDC 11-3B- 7C. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. Shrubs should be added to common open space areas and the calculations table on the landscape plan(Sheet L5) should be updated to demonstrate compliance with this standard. Page 11 There are several existing trees on this site that will be removed with development as depicted on the landscape plan. Mitigation is required to be provided per the standards listed in UDC 11-3B-10C.5; calculations demonstrating compliance should be included on the landscape plan submitted with the Certificate of Zoning Compliance and/or final plat application. Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. Common Open Space(UDC 11-3G-3): Because this is a multi-family development,the open space standards in UDC 11-3G-3 do not apply; however,the open space standards listed in UDC 11-4-3-27C for multi-family development do apply(see analysis below in the CUP section). Site Amenities(UDC 11-3G-4): Because this is a multi-family development,the site amenity standards in UDC 11-3G-4 do not apply;however,the site amenity standards listed in UDC 11-4-3-27D for multi- family development do apply(see analysis below in the CUP section). Sidewalks(11-3A-17): A detached sidewalk exists along the western portion of the site along W. Franklin Rd. that transitions to an attached sidewalk on the eastern portion of the site. The UDC(11-3A- 17)requires minimum 5-foot wide detached sidewalks along collector and arterial streets. Because this is a fairly new sidewalk, Staff doesn't recommend it's removed and replaced with a detached sidewalk. Staff recommends a 6-foot wide sidewalk is constructed along the collector street at the northern boundary of the site in accord with Street Section C in the TMISAP.No sidewalk is required along internal private streets. Staff does recommend a sidewalk is constructed along the entry drive aisle via Franklin Rd.for pedestrian connectivity and safety. Fencing(11-3A-7): Fencing is required to comply with the standards listed in UDC 11-3A-7. A fencing plan was submitted, included in Section VIII.E,that depicts 6-foot tall solid vinyl privacy fencing along much of the perimeter of the site. A 6-foot tall black iron open vision fencing is proposed around the swimming pool. A 4-foot tall solid vinyl fence with a 2-foot open vertical slat top is proposed in certain locations as depicted on the plan. Lighting(UDC 11-2D-6F1: All lighting installed on the site should comply with the standards set forth in UDC I1-3A-11 and with the guidelines in the TMISAP. Waterways: The Purdam Gulch Drain lies along the east boundary of the site within a 100-foot wide easement on land owned by Nampa&Meridian Irrigation District.Where the drain shifts to the northwest at the northeast corner of the site,the easement encroaches on this site as depicted on the plat. A 6-foot tall closed vision vinyl fence is proposed within the easement area. Per NMID's comments in Section IX.F,no structures shall encroach within the easement area without a signed License Agreement and approved plan before construction. The UDC (11-3A-6C.3)requires an open vision fence at least 6-feet in height and having an 11- gauge,2-inch mesh or other construction,equivalent in ability to deter access if the drain isn't improved as a water amenity or linear open space.Therefore, Staff recommends the fencing type is changed to 6-foot tall black iron open vision fence along the east boundary of the site and across the northeast corner of the site at the easement line if an encroachment agreement isn't obtained from NMID for the proposed fence. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC I 1-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Pressurized Irrigation System (UDC 11-3A-15): 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 Page 12 follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A geotechnical report was submitted with this subdivision. D. CONDITIONAL USE PERMIT A conditional use permit is proposed for a multi-family development consisting of 122 dwelling units on 11.47 acres of land in the R-15 zoning district. A mix of housing types are proposed including(18)2- bedroom single-family detached style homes, (6) 3-bedroom single-family detached style homes, (56) 1- bedroom single-family attached/duplex style units, and(42)townhome style units with(28)2-bedroom units and(14) 3-bedroom units. All units will be for rent and are located on one lot rather than individual lots,which constitutes a multi-family development. A multi-family development is listed as conditional use in the R-15 zoning district per UDC Table 11- 2A-2 and is subject to the specific use standards listed in UDC 11-4-3-27:Multi-Family Development as follows: "B. Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The proposed multi family structures appear to comply with the minimum setbacks required for the R-15 zoning district listed in UDC Table 11-2A-7 if the street buffer along the collector street(W. Aviator St) is placed in an easement rather than a common lot.Also, comply with building code requirements for separation between structures within the development. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street,or shall be fully screened from view from a public street. The site plan depicts four(4) trash enclosures within the site that are screened and not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. The trash enclosure should accommodate recycling. 3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The open space exhibit, included in Section V111.F, demonstrates compliance with this standard. The landscape plan depicts enclosed yards for the single-family style units. 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on (56) 1-bedroom units, (46)2-bedroom units and(20) 3-bedroom units, a minimum of 248 off-street parking spaces are required, including(12)spaces for guest parking, with 122 of Page 13 those in a covered carport or garage. A total of 260 spaces are proposed with 165 of those being covered(i.e. 84 in-unit garages, 23 in separate garages and 58 covered carport spaces) and 95 surface spaces, which exceeds the minimum standard by 12 spaces.Accessible parking is required in accord with ADA standards. Based on 260 vehicle parking spaces, a minimum of 10 bicycle parking spaces are required to be provided in accord with the standards listed in UDC 11-3C-5C.A total of 30 bicycle spaces are proposed in accord with and exceeding this standard. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The narrative states these items have been incorporated into the design; the site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common Open Space Design Requirements(UDC 11-4-3-27C): The total baseline land area of all qualified common open space shall equal or exceed ten(10) percent of the gross land area for multi-family developments of five(5)acres or more.Based on 11.47 acres of land in the development, a minimum of 1.15 acres of common open space that meets the qualifications listed in UDC 11-4-3-27C.2 is required. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area.None of the units are below 500 square feet(sf.) of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.All 122 102 units are between 500 and 1,200 sf.; therefore, a total of 30L,500 25,500 sf. (or 9770 0.59-acre) of common open space is required that meets the standards in UDC 11-4-3-27C. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area.#ene 20 of the units are over 1,200 s f. of living area; therefore, a total of 7,000 s f (or 0.16 acre) of common open space is required that meets the standards in UDC 11-4-3-27C. Per the above standards, a minimum of 4-.8-5 1_9 acres of common open space is required overall. The revised common open space exhibit included in Section VIII.F depicts a total of 24 2.15 acres of common open space, not including parkways which don't meet the minimum width requirement of 20 feet, which exceeds the minimum standard by 0.25-acre; he it i e'udes areas that pa4dng areas, and the finear open Vaee area depieted along AL AWnging Lake LH. and along th-e east beundai,�,ef the site den't meet the mininiumi ai-ea and dintensien standard noted bele+v�.don't meet Me qualoeations.as.noted in UPC 11 4 2 27G—0.e. street bufftr*,planter Wan Page 14 demeHstrates eampliaiiee with the min' aee s-�aHdatW6 listed iH UD G 11 4 3 2 7C-,- or-, Common open space shall be not less than four hundred(400) square feet in area,and shall have a minimum length and width dimension of twenty feet(20'). In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This project is proposed to develop in one phase. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4-2009)Some of the common open space is located adjacent to a collector street(Aviator St.) and an arterial(Franklin Rd.)street— The Applicant shall provide a berm or constructed barrier as noted unless otherwise approved through the CUP process. The,�pplieant sheuN state what their iwewieHs-are at the GeminissieH through the r"p' A 4-foot tall berm is depicted on the landscape plan. Staff recommends a break in the berm is provided and the Pedestrian Pathway is extended to the sidewalk along Franklin Rd. in the central common area between the 1-and 2-bedroom units. D. Site Development Amenities: All multi-family developments shall provide for quality of life, open space, and recreation amenities to meet the particular needs of the residents as noted in UDC 11-4-3-27D. The number of amenities shall depend on the size of the multi-family development based on the number of units. For multi-family developments with 75 units or more, such as this,four(4) amenities shall be provided with at least one(1) from each category. For multi-family developments with more than 100 units,the decision-making body shall require additional amenities commensurate to the size of the proposed development.Based on 122 units, Staff recommends a minimum offive (5) amenities are provided with at least one (1)from each category. The following amenities are proposed from each of the following categories: 1)Quality of Life— clubhouse,dog park(a waste station is required); Open Space—community garden; Recreation— swimming pool, internal walking trails, children's play structure; and,Multi-Modal—charging stations for electric vehicle. The proposed amenities meet and exceed UDC standards. E. Landscaping Requirements: Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title.Additionally, all street facing elevations shall have landscaping along their foundation that complies with the standards listed in UDC 11-4-3-27E.2. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping along the street facing elevations of all buildings along W. Franklin Rd. and W.Aviator St. in accord with these standards. Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C. Street buffer landscaping along W.Aviator St., a collector street, and W. Franklin Rd., an arterial street, is required to be installed with the subdivision improvements. Depict a minimum 5-foot wide buffer around the perimeter of the development in areas adjacent to vehicular use areas with landscaping as set forth in UDC 11-313-8C.1. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas,and other development features." The Applicant shall comply with this requirement;a copy of such shall be Page 15 submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. Pathways(UDC 11-3A-8): The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are proposed except for sidewalks required along streets within the development and internal pedestrian pathways.All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. For better pedestrian connectivity, Staff recommends the north/south pathways next to the linear open space at the west boundary of the site between Mount Elbert W. Ski Jump Ln. &PyFamid W.Fresh Powder Lane are connected; and a walkway is added on the south side of W. Fresh Powder Ln. on the north side of the common area where the clubhouse& swimming pool is located. Staff further recommends pedestrian crossings across private streets are distinguished through the use of pavers,colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4b. Building Elevations: Conceptual building elevations were submitted for the proposed structures within the development as shown in Section VIII.G. Building materials appear to consist of a stucco-like material with wood look lap siding and stone accents with asphalt shingle roofs. Design Review: A design review application(s)is required to be submitted for all structures within the development. Final design of all structures should comply with the multi-family design standards listed in the Architectural Standards Manual(ASM) and the traditional neighborhood design guidelines in the Ten Mile Interchange Specific Area Plan(TMISAP)for the MHDR FLUM designation(see the Application of Design Elements table on pg.3-49)—the proposed conceptual elevations are not approved. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for the multi- family development; compliance with the specific use standards listed in UDC 11-4-3-27 is required. VII. DECISION A. Staff: Staff recommends approval of the proposed Development Agreement Modification,Annexation with the requirement of a Development Agreement,Preliminary Plat and Conditional Use Permit per the provisions in Section IX, in accord with the Findings in Section X. The Director has approved the proposed private streets within the development per the provisions in Section IX, in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard these items on April 6,2023. At the public hearing,the Commission moved to recommend approval of the subject AZ, CUP and PP requests. 1. Summary of Commission public hearing_ a. In favor: Elizabeth Koeckeritz, Givens Pursley; David Bailey,Bailey Engineering (Engineer) b. In opposition:None C. Commenting. None d. Written testimony: Shannon Ely,Baron Properties(Applicant) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) public testimony a. The Applicant requests the proposed private streets are allowed to be in an easement rather than a common lot due to the nature of the project and the civil complexities associated with it and concerns pertaining to spacing&easements(condition#A.2.1c),- the private street names are updated in condition#A.3.6m to reflect the new names; and condition#B.2.9 ("Street signs are to be in place, sanitary sewer and water system Page 16 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.") is deleted in its entire , and replaced with the following condition, which is consistent with their arrangements with other Modern Craftsman projects: "Prior to Vertical permit acceptance/receipt, street signs are to be in place, sanitary sewer may be installed/inspected in part or in whole (but not required as activated or fully approved as not necessary for site safety), and water systems activated and approved as related to hydrant locations, road base installed and approved for use and capacity of 80,000 lb. vehicle,prior to payment or receipt of vertical building permits. Vertical building permit plan sets may be submitted and reviewed/approved prior to horizontal acceptance of above listed requirements. However, approved plan sets may not be paid for or collected until horizontal acceptance. This stipulation does not pertain to garage buildings or vertical structures located within the driveways, drive isles, or site roads to be constructed. Garage buildings or vertical structures located within the driveways, drive isles or site roads are allowed to proceed with plan submittals, reviews and approvals along with permit payment and receipt, and can be constructed concurrent with completion of horizontal requirements for the site, and be permitted prior to horizontal acceptance to minimize access impact in regard to the emergency access of the site." 3. Ke, ids)of discussion by Commission: a. Discussion pertainingto the private street being in an easement as requested by the Applicant,rather than a common lot as preferred by the UDC—preference to uphold the Director's decision if a request for City Council review of the Director's decision is submitted. b. Not in favor of approving an alternative compliance request that would provide more private open space in lieu of the required common open space. Would prefer the Applicant make more of an effort to comply with the minimum UDC standards for common open space without degrading the quality of the development. 4. Commission change(s)to Staff recommendation: a. At Staff s request, a condition was added for a sidewalk to be provided along the south side of W. Fresh Powder Ln. on the north side of the common area where the community center is located for pedestrian connectivity and safety(A.3.6o). b. At the Applicant's request,update the street names referenced in condition#A.3.6m per the updated plans. C. At the Applicant's request,modify condition#B.2.9 per the language proposed b, the Applicant and agreed upon by Staff. 5. Outstandingissue(s)ssue(s) for City Council: a. None Page 17 VIII. EXHIBITS A. Conceptual Development Plan Included in Development Agreement(Inst. #2020-117678 H-2020-0042) for Property Located at 4540 W. Franklin Rd. t n-L _r . �LT. � Z 1 17 - +. i m - §, III _ It �e 7 b b4vw. ! -I jjI •i, j •� I I I i l' it I I I � i II •i. ! i � ill it rl - ...—._.. r.:q mob, MPASS Bouma USA • 8 I Ire{ EAST PARCEL o �A � !e • - ..... . ... _... . ._. _. - crave. - __.,...- s[ Page 18 B. Annexation Legal Description and Exhibit Map Descriptlon for R-15 Zone CcAcfrado Ridge Subdivision October 79, 20.'—'g A portlon of the Southwest 1 f4 of the Southwest 114 of Section 10,Township 3• North, Rangy 1 West, Boise Meridian,Ada County, Idaho, more particularly described as follows; Cornrr ier jni at the Section cornigr common to Sections 9, 1 U. 15 and 1 S. T.3N,, R,t VV.. B.M. from which the 114 comer corn mon to said Sections 10 and 15, bears South 89,15'34" East, 2640.54 feet,thence on the south boundary line of said Section 10 South 89"1584`East, 909.44 feet to the REAL P01W OP BEGINNINGS rhence leaving said south boundary line, North-UU'UV1+4" East, Tudf.arj feet; thence South 89'15'50'East, 412.30 feet to the east boundary line of the Southwest 1/4 of the Southwest 114 of said Section 10; thence on said east boundary line,South 00-W'35'West, 1087_89 feet to the West VIC corner common to s.aed Sections 10 and 15: thence on the South boundary line of said Section 10. North OT15`34"+Nest, 41 t,97 feet to the REAL POINT OF BEGINNING_ Containing 10.2-91 acres, more or less_ End of Description_ pL LAkD ENst 1. 1177 0 O OF X 'V M c f{ Page 1 of >t Page 19 589'35'S "E 412.30' i 0 50 100 204 404 W. Aviator 5t. Lu t10,281 Acres t'1 o o to I O I � I o 4 5.9 S.110 90$*t' W. Franklin Rd- 73 q.23' _ t' a S.tG ,i S_ N89 f '3a"w11.97' +_ -- S-t 5 Real Polnk WI 6 of Beginning Basis of Bearingv NL LA a 11779 m any 1 / CS ID H Annexation Exhibit lar Jab Nu. 2-0445 # —15 Zone s—"T7 SURVEYram` Colorado Ride Subdivision 1 GROUP, LLC PVt-lnr, of 4hc sWIf4 of kha SW114 of Sxtiwr, 10, Q.q, Data T.3N., R71k, B.N., Ala (�4unty. I[W". 10/19/202; Page 20 B. Preliminary Plat(dated: 10/20/22) PREHMINARY PLAT FOR Mu. Ip TIF r-� T .7- M V. 7 z T I T I I I I IT I I I IL -41 j�jj 0 z fr Page 21 C. Common/Shared Access Drive Exhibit—NOT APPROVED AS A COMMON DRIVEWAY(TO BE APPROVED AS A PRIVATE STREET) IFURED ACCESS DRIVE FDIC COLORADO RIDGE A PORTION OF 2W 1/1 OF TEE EW 1/4 OF SECTION 10 TO-ffNiHIF 3 NORTH, R3NGE 1 7PEbr, 10nE MERIIDIAN MERID N, ADA COUNTY, II}AHO 2022 "i --, - - ,l ` q W CHAIR LIFT LN f r ,`3 - pRIATE) c — 4 I ' s0 w I I ~ I { � II CD � Li L` I T F:VATE R 7 I y I I& EST, 25.0' IW Q-) II I CD C1} r II m rI I I � U II I t coo 20 0 10 20 40 SCALE IN FEET 1'-20' iley Engineering, Inc■ PROJECT: C3422i�:b IL E4GIREERING I PLARNING I CADD MEET I ILL Y:AIL Y: 5W fL 310 lLL ;!]4J 2-�GIJ lS L-{J2�Il;®16 Page 22 D. Site Plan(dated: 10/20/2022) CONDITIONAL USE SETE PLAN FOR COLORADO RIDCB c� IfLTr id -- • — L- HEET E T ' ]� HEEf E I TI *,-c c, me-- - - E HEEf I E I I IT - E r.- r .r R. - -1T -n u E IEEI L- - - n c c -c u c - — -E T E TIE __ c'LZ =•''FI'' - " •Q � `f mac. E -EEHI IT _I" L• �� y .•L f �- l' „m-•- ice-!— �� _ 2 Li zl !+ f ,illll l lil_yi^ ■_ - _._ am' U;=® N O I i i i:11 L1f NIIILIL� III II II' r'1 ¢r C N O w �.j-+ ci � i' a 1. r -�--�- __ � 7, ., ,�.. .- wraa �maro urn ] ➢ q i —— ---- —— MEN J 0 r Page 23 E. Landscape Plan&Fencing Plan(dated: 10/18/2022) L --ig• LI I - - ....... C 0 L 0 R A D 0 RIDGE `"� OOCTOBER I6,3631 JENSENEIELF6 MERIDIAN, ID CUP LANDSCAPE PLAN Page 24 j. 0 w a } �i y _ �w E Q W4 o � :r4 :::✓ • ` 'I —AUTcllllE L1 Q �W Q AIAiC MF L2 LL Z J U PLAT PALETTE (� NOTES pii�uue�n w.a��i>.w�..w., KEY MAP ............... .,. ;. wxrnF "••""a � - LA PE PLAN Li.. i�ATCPLWE Ll - — T — rv.i MAT-LINE LY T 1� w r - p wa {JJ1 w MAT�HLIHE L2 OJ a Y f MhTCHLINE LS 0 ;U Q O Z Q OJ J a6 Q in U PLAIT PALETTE NOTES x.x. ivn . wm�i-,.icy V.us - KEY MAP VIIN r.x, ,� NCSCAPE 51WRMK i..x.a � v�ix.. wii n� yLR PLAN om+auEnc wi ii N O® L2 Page 25 T MATCHLINE L2 — — MATCHLINE L8 I� S F W J 0 a a cc mx mv, Fnllh I OJ O Da J a� O m U U PLA}.T PALETTE NOTES KEY MAP L3 1 - e i � e CI�6'tLA,,r I'F4N�.I'tN vl'iICN FCFtt �.,.r,�..r _ f _ —f i MMlLu ea Z U Em 1 O } 71 iJ W z a -. f J J KcD a U � � tl LcrLIR`JNYL PRIVACY PLk:,I' (J £'JFLN=LOT TOP VINYL FErILE rt L4 Page 26 FLAN7 FIALC77E tJ 4 ""4 1, 'mm I'M a6H�I��l Qj rPl=r=PLAWIN5rTAKING M pl, 1111W"t-- LU zz K I '71VY!" LLI< _j LLI 0 LU >Vol LU L.ANPSLA�� LALLUI-ATIOKS z ----—-----——--- cc :V! L6 EE Page 27 F. Common Open Space Exhibit(dated: 1^'rvrav2vzz 4/21/23)REVISED \\ OPEN SPACE EXHIBIT FOR COLORADO RIDGE 77 wa I� Li lJ?I III 0 --- O �4_- - �- — — W 0 ------ Q - ' — d Los- Page 28 G. Conceptual Building Elevations MODERN- CRAFTSMAN FRANKUN 4 f CLUBHOUSE/ENTRY FEATURE EA17 I =2 MEN EIEN . .... . .... 11 - BARON H U M M..E..L MODERN CRAFTSMAN FRkKKUN CWUHM;F DEIN MEN ;A� LINE BARON IAUMMEL Page 29 MODERN CRAFTSMAN ENTRY FEATURE Z z _ ■■■ [�IM6 _ mxa,ewxr �a ❑❑■ MEN BARON 1HUMMEL - MODERN CRAFTSMAN - 1 BED 1 BATH DUPLEX All LILIAN V �� 3 -1 ok -4, ■■■ SINGLE SLOPE ROOF W . - � — ���❑ _ III �� a� -- - ! ❑® MEN BARON HuMMFI Page 30 MODERN- oomm CRAFTSMAN 2 BED 2 BATH TYPE A oil r� FINE MEN vool, _ �Te�mee�me�c MEN BARON 11UMM EL HIP KOF MODERN- - 2 BED 2 BATH TYPE B MEN a■❑ FINE MEN BARON I� V M M E L Page 31 MODERN CRAFTSMAN a 3 BED 2 BATH - - F A ❑■■ MEN 113r,DIE pllo - LIAM MINE MEN BARON 1UMMEL MODERN CRAFTSMAN GARAGE—STORAGE BUILDING _u ❑■■ MEN Alt` - ❑■■ . ■■■ BARON iUM M EL Page 32 MODERN CRAFTSMAN MEN 00 A §,fin �• � �i'� �.� ■ ill _ J y y� -all - _ LIE7 BARONEEL] H. Legal Description for Property Subject to New Development Agreement Description for Colorado Ridge Subdivision April 4, 2023 A parcel of land located in the Southwest 114 of the Southwest 114 of Section 10, Township 3 North,Range 1 West, Boise Meridian, Ada County,Idaho,more particularly described as follows: Commencing at the Section corner common to Sections 9, 10, 15 and 10, T.3N., R.1 W., B.M.from which the 1/4 comer of said Sections 10 and 15, bears South 89'15'34" East,2640.54 feet;thence on the south boundary line of said Section 10 South 89'15'34" East,702.06 feet;thence leaving said south boundary line, North 00°36'35" East,35.88 feet to the REAL POINT OF BEGINNING; thence continuing North 00436'35"East,319.00 feet; thence South 89°15"38" East, 206.24 feet; thence North 00'35'14" East, 732.97 feet; thence South 89'15'50* East,412.30 feet to the east boundary line of the Southwest 114 of the Southwest 114 of said Section 10; thence on said east :ioundary line, South 00°36'35" West, 1,057.89 feet to the north right-of-way line of W. Franklin Road; thence on said north right-of-way line the following three(8}courses and distances: North 89°15'84" West, 65.S1 feet; North 00°44'26" East, 5.88 feet; North 89'15'34" west, 552_95 feet to the REAL POINT OF BEGINNING. Containing 11.472 acres, more or less. End of description. PL LANO � c NB d' E' O 0- 11779 �z d �E OF O� �rM M c C P�� Page 1 of 1 Page 34 I l 5ca I e: 1"-- 200' r� S89'15'50"E 412.30' 0 50 100 200 400 W. Avlator St. i• rn ci r� M1 Wl 117 N} � C] 2 � G 111.472 Acres 4s't M 0 8 N S89'15'3811E 2ns,24 w I � � Real Point m of Beginning S8915'34"E 552.95' 5.9 5.10 _ �� ,___ A Franklin Rd. 1-4— L3 1320.23'- 1 r4 S.10 5.16 5.15 702.06' 618.25' L2 W 5.15 Basis of Beorings ,•.. • S89"15'34"E 2640.54' Line Table NL LA Line Bearing Length l y�CE-N S E L1 N00'36'35"E 35.88' C3 L2 Noo,36'35"E 30.00' d � ;0 L3 N89'15'34'W 65,31' q�(if °2 t P L4 N00'44'26"E 5.88' aTF OF MC P\Co—"R.4gr(.490 hon b)22-045\-g�Pplck C..dxq 4�4/$023 2:M:56 PM Job N o. IDAHO Exhibit Map for 22-045 9955 W-EMEFMM-9T. SURVEY ROME.IDAHO W04 Colorado Ridge Subdivision sheet No. (09)949-9570 1 GROUP LLG A parcel of land located in the SWl/4 of the SW1/4 of Owg. Date 4 Section 10, T.3N., RAW. 13_M,, Ada County, Idaho_ 4/4/2023 Page 35 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Annexation 1.1 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: a. The southwest portion of the property located at 4540 W. Franklin Rd. (Parcel#S 1210336405) shall no longer be subject to the terms of the previous Development Agreement recorded as Instrument#2020-117678(Compass Public Charter School East Expansion H-2020-0042)and shall instead be subject to the terms of the subject Development Agreement. b. Future development of this site shall be generally consistent with the preliminary plat, site plan, landscape plan, qualified open space exhibit and conceptual building elevations included in Section VIII and the provisions contained herein. c. Right-of-way shall be dedicated and/or the collector street(W. Aviator St.)shall be constructed across and adjacent to the northwest corner of this site on-and off-site as required by ACHD. The shall be designed consistent with Street Section C(major collector street)in the Ten Mile Interchange Specific Area Plan(see pgs. 3-20, 3-22 and 3-23). d. Public art of a high quality of design shall be provided within the development and incorporated into the design of the streetscape or publicly accessible open space as set forth in the TMISAP (see pg. 3-47). The art shall be provided in a prominent location and should provide an identity for the development. e. A maximum of 122 multi-family units shall be constructed within this development. f. A Design Review application shall be submitted for all structures within the multi-family development. Compliance with the design standards listed in the Architectural Standards Manual and the guidelines in the Ten Mile Interchange Specific Area Plan(TMISAP) is required. The residential development shall be developed in consideration of traditional neighborhood design principals and concepts as set forth in the TMISAP for the MHDR Future Land Use Map designation as specified in the Application of the Design Elements table on pg. 3-49 including but not limited to: roof pitch and overhang(roof brackets and rafter tail treatments are encouraged design elements). g. Pedestrian-scale lighting should be provided on all building facades facing the street and internal walkways in accord with the TMISAP(pg. 3-34). h. The space between the building fagade and adjacent walkway should be appropriately landscaped with a combination of lawns,groundcover, shrubs and trees in accord with the TMISAP (pg. 3-37). 2. Preliminary Plat 2.1 The final plat shall include the following revisions: a. Depict the extension of the collector stub street(i.e. W. Aviator St.) across the northwest corner of the site as required by ACHD. Page 36 b. A drive aisle access shall be depicted via W. Franklin Rd.,an arterial street, at the southwest corner of the site along the west property line to ensure the parcel to the west has access to the drive aisle, as required by ACHD. c. Depict the internal private streets in a lot within the subdivision per UDC 11-3F-4A.1. Where the private street connects to a public street(i.e. W.Aviator St.),the connection shall be approved by ACHD. d. Depict a minimum 20-foot wide street buffer along W. Aviator St., a collector street, in a permanent dedicated buffer easement with an 8-foot wide parkway and a 6-foot wide detached sidewalk,per UDC Table 11-2A-7 and Street Section C in the TMISAP,unless an alternative street section is approved by ACHD. Ir Ma Lane Irani Lame e Lane A Lane {urbm-M&distance 2.2 The landscape plan submitted with the final plat shall include the following revisions: a. 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-I005. b. Depict landscaping within the 20-foot wide street buffer along W. Aviator St. in accord with the updated standards listed in UDC 11-3B-7C.An 8-foot wide parkway is required along the collector street planted with Class 11 trees and a 6-foot wide detached sidewalk as set forth in the TMISAP (Street Section Q. Include the linear feet of buffer with the number of required vs.provided trees in the Landscape Calculations table on Sheet L5 that demonstrates compliance with UDC standards. c. Depict landscaping within the 25-foot wide street buffer along W. Franklin Rd. in accord with the updated standards listed in UDC 11-3B-7C. d. Change the fencing type along the east boundary of the site adjacent to the Purdam Gulch Drain to 6-foot tall wrought iron in accord with UDC 11-3A-6C.3.Fencing should not encroach within the easement at the northeast corner of the site without a License Agreement with NMID. e. Depict enhanced landscaping and design features in the street buffer along W. Franklin Rd. that meets the entryway corridor standards in UDC 11-3B-7C.3fin order to count 50%of the street buffer toward the open space requirement in UDC 11-3G-3A.1. f. Provide a 4-foot tall berm(or constructed barrier)within the street buffer along W. Franklin Rd. as proposed in accord with UDC 11-4-3-27C.7. Provide a break in the berm and extend the pedestrian pathway in the central common area between the 1-and 2-bedroom units to the sidewalk along Franklin Rd. 2.3 The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. Page 37 2.4 No structures shall encroach within the Nampa&Meridian Irrigation District's easement for the Purdam Gulch Drain that crosses the northeast corner of the site without a signed License Agreement and approved plan before construction. 2.5 A cross-access/ingress-egress easement shall be granted to the property to the west at 4610 W. Franklin Rd. (Parcel#S 1210336377) for access to the drive aisle via W.Franklin Rd. located along the west property line. 2.6 Prior to the City Engineer's signature on the final plat,all existing structures that do not conform to the setbacks of the district shall be removed. 2.7 Approval of a preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat. Upon written request and filing by the applicant prior to the termination of the period in accord with subsections(A)and(B) of UDC 11-6B-7,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. 3. Conditional Use Permit 3.1 The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 3.2 The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 3.3 Comply with building code requirements for separation between structures within the development. 3.4 Site amenities shall be provided as proposed from each of the following categories: 1) Quality of Life—clubhouse, dog park(a waste station is required); Open Space—community garden; Recreation—swimming pool, internal walking trails, children's play structure; and,Multi-Modal —charging stations for electric vehicles, in accord with UDC 11-4-3-27D. Other comparable amenities may be considered by the Director. 3.5 The trash enclosures shall accommodate recycling. 3.6 The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Remove the street sections for N.Moshova Ave. and depict a drive aisle instead of a public street on the plan. The drive aisle shall be located along the west property to ensure the parcel to the west can utilize the access.Depict a sidewalk along the drive aisle for pedestrian connectivity and safety. b. Change the fencing type along the east boundary of the site adjacent to the Purdam Gulch Drain to 6-foot tall black iron open vision fencing in accord with UDC 11-3A-6C.3 to deter access to the lateral. If the fence is placed within the easement area, a License Agreement shall be required with NMID. Page 38 c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC I1-4-3-27B.2. d. Depict landscaping along the foundation of all street facing elevations adjacent to W. Aviator St. and W. Franklin Rd., as set forth in UDC 11-4-3-27E.2. e. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B- 12C. f. Include mitigation calculations for trees removed from the site as set forth in UDC 11-3B- 10C.S, g. Depict landscaping within common open space areas as set forth in UDC 11-3G-5B.3; include calculations in the Landscape Calculations table that demonstrate compliance with the updated standards. h. The drive aisle via W. Franklin Rd. shall be located along the west property line in order to provide a shared access to the property to the west(Parcel#S1210336377). i. Depict a minimum 5-foot wide buffer around the perimeter of the development in areas adjacent to vehicular use areas with landscaping as set forth in UDC 11-3B-8C.1. j. Depict the location of the property management office,maintenance storage area,central mailbox location(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access), and a directory and map of the development at an entrance or convenient location for those entering the development as set forth in UDC 11-4-3-27B.7. k. Depict a berm or constructed barrier at least 4-feet in height,with breaks in the berm or barrier to allow for pedestrian access along W.Aviator St. and W. Franklin Rd., as set forth in UDC 11-4-3-27C.7,unless otherwise approved through the conditional use process. 1. Depict a waste station in the dog park as required by UDC 11-4-3-27D.1 M. in. Connect the north/south pathways on the east side of the linear open space at the west boundary of the site between Mow#Elbe W. Ski Jump Ln. &Pyfamid W. Fresh Powder Lane. n. Distinguish pedestrian crossings across private streets through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4b. o. Depict a sidewalk along the south side of W. Fresh Powder Ln. on the north side of the common area where the community center is located. 3.7 All internal private streets shall be constructed in accord with the standards listed in UDC 11-3F- 413.2. The Applicant or owner shall have one (1)year to complete 3.8 All pathways shall be constructed in accord with the standards set forth in UDC 11-3A-8. 3.9 A minimum of 485 2.15 acres of common open space is required,as proposed,that complies with the standards for qualified open space listed in UDC 11-4-3-27C. ^ ,,eyis ,4 open Vaee e'Ehi shall be subniitted-Mat denianstmtes eamphanee with Me required standards OR an alter-nafive 3.10 A minimum of 260 off-street parking spaces shall be provided for the multi-family development with a minimum of 165 of those spaces in a covered carport or garage as proposed on the site plan, in accord with UDC Table 11-3C-6. 3.11 A Certificate of Zoning Compliance and Design Review application shall be submitted and Page 39 approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the design guidelines in the Ten Mile Interchange Specific Area Plan, the standards listed in UDC 11-3A-19 and the design standards listed in the Architectural Standards Manual. 3.12 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. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Since the 6-plex's to the east and west will not be individually owned lots,have a single meter come off of W Chair lift for each individual building instead of extending a water main down the common driveway. 1.2 Water services up to the meter are the responsibility of the City and require a 20'easement up to the meter and 10'beyond. 1.3 Water main needs to be on the north side of the private drives and a minimum of 25'from all infiltration structures unless an alternative protection per DEQ is provided. 1.4 Water main pipe sizes were not provided in the plans.Water was modeled with all mains being 8" 1.5 Any unused sewer stubs must be abandoned per City requirements 1.6 All manholes must have a 14ft wide graveled/paved access path per City requirements. 1.7 Infiltration trenches and other permanent structures(trees,bushes,buildings, carports,trash receptacle walls, fences,light poles,etc.)cannot be built within City water/sewer easement. 1.8 Remove SSMH 4, 5,B 13, and B 14 to reduce number of unnecessary manholes. 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 I F map with bearings and distances(marked EXHIBIT B)for Page 40 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(UDC 11-3B-6). 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 , read base appfaved by the Ada Gou*ty 14ig4way Pistr-iet and the Final Plat for-this subdivision shall be r ^..,e ,NF to applying f building po, :iits Prior to vertical permit acceptance/receipt, street signs are to be in place, sanitary sewer may be installed/inspected in part or in whole(but not required as activated or fully approved as not necessary for site safety), and water systems activated and approved as related to hydrant locations,road base installed and approved for use and capacity of 80,000 lb. vehicle,prior to payment or receipt of vertical building permits. Vertical building permit plan sets may be submitted and reviewed/approved prior to horizontal acceptance of above listed requirements. However, approved plan sets may not be paid for or collected until horizontal acceptance. This stipulation does not pertain to garage buildings or vertical structures located within the driveways, drive isles, or site roads to be constructed. Garage buildings or vertical structures located within the driveways, drive isles or site roads are allowed to proceed with plan submittals,reviews and approvals along with permit payment and receipt, and can be constructed concurrent with completion of horizontal requirements for the site, and be permitted prior to horizontal acceptance to minimize access impact in regard to the emergency access of the site. 2.10 A letter of credit or cash surety in the amount of 110%will be required for al I 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. Page 41 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. C. FIRE DEPARTMENT https:llweblink.meridiancity.ory WWebLinkIDocView.aspx?id=288044&dbid=0&repo=MeridianCitE&cr =1 Page 42 D. POLICE DEPARTMENT h yps://weblink.m eridia n c i ty.org/WeUink/DocView.aspx?id=288041&dbid=0&rep o=Meridia n City E. PARK'S DEPARTMENT No comments were submitted. F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=289411&dbid=0&repo=Meridian City G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=290809&dbid=0&repo=MeridianCiU H. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=291870&dbid=0&repo=MeridianCity I. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=292086&dbid=0&r0o=Meridian City J. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=289772&dbid=0&repo=MeridianCiU K. DEPARTMENT OF ENVIRONMENT QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=288836&dbid=0&repo=Meridian City&cr =1 L. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=290682&dbid=0&repo=MeridianCiU 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: l. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the Applicant's request to annex the subject property with R-1 S zoning for a multi family development complies with the applicable provisions of the Comprehensive Plan. Further, the density and mix of residential housing types is consistent with the land uses and density desired in MHDR designated areas in the TMISAP. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment to R-1 S and development generally complies with the purpose statement of the Residential Districts in that it will provide for a range of housing opportunities consistent with the Comprehensive Plan. Page 43 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential use should be compatible with adjacent residential and school uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds City services are available to be provided to this development. WASD has provided comments on the application that are included above in Section IX.H. 5. The annexation(as applicable)is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the city. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) The Commission finds the proposed plat is in general conformance with the UDC and the Comprehensive Plan. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission 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 Commission finds the plat is in conformance with scheduled public improvements for this area in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The Commission 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 Commission 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 Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 44 C. Conditional Use Permit(UDC 11-513-6E) 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 Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-15 zoning district(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use as a multi family development is consistent with the future land use map designation ofMHDR and is allowed as a conditional use in the R-15 district per UDC Table 11-2A-2. 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 Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for and existing in this area and with the intended character of the area and that such uses will not adversely change the 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. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 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 Commission finds that essential public services are available to this property and that the use will be adequately served by these facilities;see comments in Section IX.Hfrom WASD. D. Private Street(UDC 11-3F-5) In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The Director finds the proposed design of the private streets complies with the standards listed in UDC 11-3F-4. See analysis in Section VI.C 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; The Director finds granting approval of the proposed private streets will not cause damage hazard, or nuisance, other detriment to persons,property or uses in the vicinity. Page 45 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan; and, The Director finds the use and location of the proposed private streets does not conflict with the regional transportation plan. While private streets do not provide connectivity with adjacent neighborhoods, which is desired in the Comprehensive Plan, the properties to the east and west are already developed/entitled with no connectivity to this site. 4. The proposed residential development(if applicable)is a mew or gated development. This finding is not applicable as it's a multi family development and is not a mew or gated development. Page 46 E IDIAN.;--- Applicant's Presentation Page 4 E64tPtk(:) jq PROPERTIES MODERN CRAFTSMAN FRANKLIN BARON PROPERTIES 24 FOUNDED IN TOTAL PROPERTIES 1983 AT A GLANCE DEVELOPED 5,000+ OPERATING IN OWNED + OPERATED UNITS 6 MARKETS 'o - QUALITY MANAGEMENT °Long term ow ers r developments Experienced &professional management service seven days a 14 week l 24 hour on-call maintenance Regulated community oversight ��_ MODERN �,1 ! � - CRAFTSMAN I tma 1 BEDROOM w r� DUPLE% €� ,_ ., � /mil � �� w....�w. ■ - '_. y - e w m d a ■2BEDROOMS '. > i y Is _ - - 2BEDROOMS I \ 1 m WITH GARAGE LUJ 3BEDROOMS �.: I . ag mma ��Lit III LJ L 1 6-0LEx 77 n C c � e a LS' L1" 1114 I'�r-II ammdmm un PARKING _ ni UR It = '.lt�) ammdmm VAN �[ .. (� :r .o.a.o...� ACCESSIBLE AMENITIES ' �. _. F �'� !� i� �'� ■GARAGE STORAGE � c ■LIVE-WORK UNITS - J O Ashley Cotton Jillian Littlefair 2 reviews ' 4 reviews ***** amonthago ****fit amonthago • , � Modern Craftsman is easily the best community in the valley.Nestled close to Costco,Freddies and MODERN — everything else you could possibly need,not to mention the staff is absolutely amazing!Best decision The leasing team was a huge help)Modern Craftsman has built a fantastic community with luxury CRAFTSMAN you could make would be to call this community home.Trust me,you won't regret ill amenities and very spacious homes to rent.I can't wait to move in! AT TIN MILE 135 UNITS APPROVED 21912021 1BEDROOM DUPLEX 2 BEDROOMS 3 BEDROOMS ,� - - El PARKING AMENITIES GARAGE STORAGE UNITS J�• �♦ ;ice•,• � � �_�� � MODERN CRAFTSMAN 1� IDAHO APARTMINT IDAHO ASSUCIMION AWARDS @4 - Modern Craftsman at Black Cat received the • following Tribute Awards from the Idaho • I& ,,AHO �ID � Apartment Association in January 2023: • '; ` 6 ��' . IDAHO. LDAHO �+'•` Perry 7�t " _"1140 Bela Model IDAHO -- ♦ Ores Zr/wlb Modern CraRsmanazBlackCat �' An� hwdsn Property of Excellence in Meridian Cmkmm az Vlack�az _ —� Daniel baw � Best Model —-- � - -�_ • Regional Manager of the year Manager of the year MODERN CRAFTSMAN LL ARAM bid SC"DM rI I I I� -— W. FRANK RD - IiRAYA -- _- — � ..� k MODERN - - CRAFTSMAN da �t wt �r Ri WEI AMR n apt SIT[ MAP � r �E1 ■f�i i t i i i t i •PRODUCT VAH111V AND MIX Residential Units: • 1 bed/1 bath duplex(46%) - 56 units, 692 sf • 2 bed/2bath single family homes (15%) - 18 units,1,019-1,052 sf k • 3 bed/2bath single family homes- (5%) - 6 units, 1,302 sf • Townhomes with garages- (34%) - 42 units, 1,213 -1,352 sf • Detached Garages with Storage • 23 garage bays (4 buildings with 5-6 bays each) • 68 storage units (4 buildings with 17 units each) MODERN _ CRAFTSMAN —T� ����•h���•��v�t���r•1����• a.i.� nl,r CIIIG�t1MC I �— ROW IADR <�. r..C,R IMDR .�_ FTJn AtG2 �p Huc HDE •�• lad Legend Land Use Transportation s -Milled Use Commemial(MUG) Functional Classification p. - ------- �, MbW Use Retdd-bA(MUI;D 't", -urmwe cow(w) ■fret PO[er1[IelAne13 EX[Wslon a I I I Low Density Resident A(LOP) r_Cnllrrtrc fL `� InNcu I JMeOlun UensllyPesaenaa(MUH) fm...Putentla Collector E%tMSIOI IDn nnJF Mlrlilm High nmsity RHsidmti;f(MHnR) UmdedA.CCln9 MiD2 j Hlgn Delslty Resaelaa(HDR) POwdial Slip Ramp Inwnrnsityrmpinyrnmt(Inr) --- Lncal -Hiyll DerlsiLy Elnpluyrnnd(HDE) -EA,tiry WCJ e ,),DR O MKca Employmett(ME) O wDurlawour - • ''�.. -Indistrii(INn) 0 L seen space ara Harwalw(PAHY.) y n rn it(awc) - ' m2}_ (�l �` iPm _Gaslne Easemert(GAS) I 4'-�-I ( / • ' CRAFTSMAN IIM�°#ability Matrix, Continued IMISAP Residential ZONINO Existing City Zoning Districts R-2 R-4 R-8 I�-15 MEDIUM HIGH DENSITY RESIDENTIAL �- � 0 Density: 8-15 DUTAC tip- ti' Medium •h Density ResidentialUses: SF- detached CMHDR) Townhouses Target •e Density e D A eCI is Two Family Duplex � � 3 flat units 10.64 DU/AC Apartments Surrounding properties are Secondary DU Q (� primarily zoned R-15 e-work Our product mix of • Recreation Centers � � o 0 familydetached, two familyElementary School �' duplex and townhouses isDay Care Centers consistent • • Public Use District Compatibility Religious Worship Home Occupation Q Q Q 0 ■sa ••�a�#ari�lal�aiiifalaf��#•*:* Paz• � I �r. ! E - - r - - IMISAP - TRANSPORTATION ! • I � Focuson . . - _._...... s - interconnected streets \ I • Collaboration with property owner to our north to facilitate W. Aviator / I extension connect • to Franklin Road • Worked with ACHD to limit access access ; Aviator Street as a LoY ,s� �°��� points on Franklin and provide q IIII for property to West Lot Arta Descri lion rK��� � ` 1 � RLapc t Lot f ,84172 RESIUENIIAL AREA I ___ 1 / I II I III ULCCN t Loc 2 l76I FUTURE Raw UEDICAMNn I I II , — �` /11 `\/� I I II III�II MODERN — CRAFTSMAN r,- An f� . E .000 AN I TMISAP - STREET DESIGN AND PRODUCT ORIENTATION • Walkways and pathways on both sides of streets to enhance pedestrian �L experience • Facilitate slow-moving vehicular traffic • Street oriented front porches and entryways - • On-street parking for activation • Alley loaded garages • Located on VRT routes 40 & 42 MODERN CRAFTSMAN MODERN - - CRAFTSMAN 7 IMISAP - DISION ELEMENT BUILDING DETAILS • High quality cementitious lap siding, cultured stone, stucco and architectural asphalt shingles • 3 unique exterior color schemes • All Units 1-2 stories • Variety of roof lines for diverse, well balanced and appealing aesthetic • Heavy porch and fence frontage for ample opportunities for public and private engagement and interaction • Mechanical units screened with fencing and parapet walls per TMISAP HISIDINTIAI: tl .� 1 11 H ... 'r li y . �. _ , • Two different rooflines • 56 units (46% of unit mix) • Three exterior color schemes • 692 sf MODERN _ CRAFTSMAN RISIDINTIAI: E - 11 e - <� 42 units (34% of unit mix) • Three exterior color schemes 1,213-1352 sf ' Two car ara e for each unit MODERN g g — CRAFTSMAN b' ® `I INTIRIOR ANIN1111S • Private patio, balcony or yard for each unit • Tuck under and attached garages in select units _ • 10-12' ceilings • Spacious, open living floor plans • Luxurious and modern finishes, stainless ��� steel appliances, quartz countertops • In-unit washer/dryers • Smart security systems, smart thermostat and keyless entry MODERN CRAFTSMAN =M COMMUNITY ANINIT11S .a • Spacious clubhouse with lounge, coffee bar, conference room, zoom room and state of the artE -Er-'ri fitness center • Large pool deck and pool with covered patio/grill ; area and high-end furniture • Community garden, playground, fenced dog park, i and large open spaces • Package lockers • Wide sidewalks and connectivity throughout the site to allow for social interaction • Lush landscaping throughout the community '` • In-unit washer/dryers g • Smart security systems, smart thermostat and keyless entry ~ice MODERN _ CRAFTSMAN CIUBHOUSI 410 h ILL. ��IIIIIIIIIII�� I � I I�I Ifll p - � MODERN CRAFTSMAN DITACH[D BARAGIS WITH STORAGI r ■ r ! 0 • 23 garage bays (4 bldgs w/ 5-6 bays each) Three exterior color • 68 storage units (4 bldgs w/ 17 storage units each) schemes MODERN CRAFTSMAN MODERN - CRAFTSMAN �- gip.. E��: tl • � � � G OPEN SPACE • Meets Open Space requirements. : UDC 11-d-3-27-C.1 6RSELINE OPEN SPACE ,•.,� �•' ,� ;.P r r, UQG 11-4-3-27- 4 - OQMM�N AREA UDC 11-�-3-27 9.3- PRIVATE 115EA9LE OPEN SPACE _ _ - - - 3i885sgft + m PaT• Every unit has 105(28xsa=2E32} private open • . PARKWAY LANLdSGAPE OPEN 12811sgft • _ „ Private Usable Open Space exceeds • • by 1% • % • duplex andstandaloneand i% for Townhome SIRVICI a UTIIITIIS Meridian Fire 2.6 miles from Station No. #2 Meridian Police 4 miles from Meridian Police Department Meridian Sewer and Water Meets Meridian Waste Water Master Plan AC H D All conditions of approval are acceptable MODERN CRAFTSMAN ADJACENT COLORAD4 Annexation & ol nin • Seeking R-15 (10.3 acres) • Two largest parcels currently zoned RUT • Third and smallest parcel is already zoned R-15 • Zoning of immediately adjacent properties • North: R-15 • East: TN-R • South (across Franklin): RUT • West: M-E ----------------------- RUT MODERN CRAFTSMAN THANK YOU MODERN - CRAFTSMAN • - � J RISIDINTIAI: 2 010 2 BATH r � - A 10 • 18 units (15% of unit mix) • Two different rooflines MODERN _ • 1,019-1,052 sf • Three exterior color schemes — CRAFTSMAN RISIDINTIAI: � p � f _ S71 , IL 6 units C5% of unit mix) Two different rooflines MODERN 1,302 sf Three exterior color schemes - CRAFTSMAN Approved MF units Projected Approved lots per per attendance Students from Enrollment Capacity attendance area area Approved ❑ev. Chaparral Elementary 494 700 618 3650 275 Meridian Middle School 1064 1250 656 2947 147 Meridian High School 1718 2075 3560 3613 607 School of Choice Options Chief Joseph Elementary—Arts 526 700 N/A N/A Barbara Morgan STEM Academy 417 S00 N/A N/A West Ada School district supports economic growth. Based on future enrollment forecasts, the schools will be operating at or near full capacity. Future developments will continue to have an impact on the district's capacity. To meet the need for additional school capacity in this area one or more of the following may need to be accomplished: • Transporting students to an alternate school with available classrooms. • Attendance area adjustments if there is availability in a nearby school. • Portable classrooms placed on the property. • Passage of a bond or plant facilities levy to build new schools to fit the enrollment needs. W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Artisan Victory Market (H-2022-0066) by Kindi Moosman, Horrocks Engineers, Inc., located at 2820, 2910, 2960, 2990 and 3020 S. Eagle Rd. Application Materials: https://bit.ly/H-2022-0066 A. Request: Annexation and Zoning of 14.47 acres of land with the R-15 (12.45 acres) and C-C (2.03 acres) zoning districts.B. Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested zoning district.C. Request: Conditional Use Permit for a multi-family development consisting of 132 units on approximately 12.45 acres in the R-15 zoning district. PUBLIC HEARING SIGN IN SHEET DATE: May 9, 2023 ITEM # ON AGENDA: 3 PROJECT NAME: Artisan Victory Market (H-2022-0066) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 9,2023 Le end DATE: 50 Project Location TO: Mayor&City Council FROM: Bill Parsons, Current Planning Supervisor — 208-884-5533 ® SUBJECT: H-2022-0066 0 Artisan Victory Market—AZ, CUP,PP, t o PS LOCATION: 2820, 2910,2960,2990 and 3020 S. Eagle Rd., in the SW 1/4 of Section 21, T.3N.,R.IE. (Parcel#S1121336051; S1121336101; S1121336176; S1121336200; S1121336230; S 1121336251; and S1121336276) 1. PROJECT DESCRIPTION Annexation and Zoning(AZ)of approximately 14.47 acres of land with the R-15 (12.38 acres)and C- C(2.09 acres)zoning districts; Preliminary Plat(PP)consisting of 5 building lots(3 multi-family and 2 commercial) and 1 common lot on approximately 13.6 acres of land in the requested R-15 and C-C zones; and a Conditional Use Permit(CUP)for a multi-family development consisting of 131 units on 11.94 acres in the R-15 zoning district. Private streets(PS)are proposed for internal access within the development. 11. SUMMARY OF REPORT A. Project Summary Description Details Acreage 13.6-acres(14.47 AZ area) Existing/Proposed Zoning RUT in Ada County(existing);R-15 (12.38 acres)&C-C(2.09 acres) (proposed) Future Land Use Designation Mixed Use—Community(MU-C) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Multi-family residential&Commercial Lots(#and type;bldg./common) 5 buildable lots and 1 common lot Phasing Plan(#of phases) 1 phase—For occupancy purposes 6 phases are proposed for the multi- family project. Number of Residential Units(type 131 multi-family dwelling units;2 commercial buildings totaling 18,100 of units)and square footage of square feet commercial uses Page 1 Description Details Physical Features(waterways, NA hazards,flood plain,hillside) Neighborhood meeting date 7/28/22;March 21,2023 the applicant held another neighborhood meeting based on the public comments received for this application. History(previous approvals) CPA-05-001 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action A Traffic Impact Study(TIS)was prepared by Kimley-Horn. es/no Access Main access for this development will be from S.Eagle Rd.ACHD has approved the (Arterial/Collectors/State connection as a temporary full access and reserves the right to restrict this access in Hwy/Local)(Existing and the future;a local street network will be extended to provide additional access to and Proposed) through the development.Internal circulation is being provide through a private street connection. Traffic Level of Service Stub 3 local streets are stubbed to this property and will be extended with the plat;cross Street/Interconnectivity/Cros access via is required to the property to the south(Inglewood Place Subdivision). s Access Existing Road Network S.Eagle Rd.,arterial street, S. Titanium Ave. and E.Publisher St. abut this site. Existing Arterial Sidewalks/ There is an existing 7-foot wide attached sidewalk along S.Eagle Rd.All existing Buffers curb cuts to S.Eagle Rd.not being utilized by this development must be closed and im roved with curb,gutter,and sidewalk. West Ada School District • Predicted#of students West Ada School District has experienced sustained growth in student enrollment during the last ten years.Based on current generated from enrollment data specific to new development(within the last 5 years)in proximity to this proposed development,we estimate proposed development this development consisting of 138 multi-family units could house approximately 26 school aged children.Approval of this • Distance(elem,ms,hs) application will affect enrollments at the following schools in West Ada School District based on attendance areas forthe • Capacity of schools 2022-23 school year.For your information,included in this data is the number of approved lots and multifamily units • #of Student Enrolled approved by this and other agencies. Approved MF units Projected Approved lots per per attendance Students from Enrollment Capacity attendance area area Approved Dev. Pepper Ridge Elementary 515 675 186 756 68 Lewis&Clark Middle School 985 1000 501 2297 71 Mountain View High School 2461 2175 2956 408 401 School of Choice Options Christine Donnell Elementary—Arts 474 Soo N/A N/A Spalding Elementary-STEM 678 750 N/A N/A West Ada School District supports economic growth.Based on future enrollment forecasts,the capacity of the high school is projected to be operating above building capacity and full utilization of educational spaces upon the completion of the previously approved lots.Future developments will continue to have an impact on the district's capacity. Police Service No comments received Page 2 Description Details • Distance to Police Station • Police Response Time • Calls for Service • Accessibility • Specialty/resource needs • Crimes • Crashes • Other Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed • Estimated Project Sewer See application ERU's • WRRF Declining 5,780 MGD Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/concerns Additional 5,780 gpd committed to model. See Public Works site specific conditions Water • Distance to Water Directly adjacent Services • Pressure Zone • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Yes Water Master Plan • Impacts/Concerns See Public Works site specific conditions Page 3 1 1 1 • - • - • - • r • - • • • iAA�-ice - � • • r • �. _ � - ,' it=■.77 _ rY•i'- ��in•��Cr�•►�ilrrrdr r ■■ \ii.�rur■r• .r■■■■r■1� ���Illlhi? 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Owners: BPS Eagle Road,LLC— 1401 17th Street, Ste. 700,Denver,CO 80202 C. Representative: Same as Applicant III. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in 2/15/2023 4/23/2023 newspaper Notification mailed to property owners within 300 feet 2/10/2023 4/21/2023 Applicant posted public hearing 2/17/2023 4/20/2023 notice on site Nextdoor posting 2/10/2023 4/21/2023 IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Mixed Use—Community(MU-C). The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings.Non- residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood (MU-N) areas,but not as large as in Mixed Use Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. Sample uses appropriate in MU-C areas include: All MU-N categories, community grocer,clothing stores,garden centers,hardware stores,restaurants,banks,drive-thru facilities, auto service station, and retail shops, and other appropriate community-serving uses. Sample zoning include: R-15,R-40, TN-R, TN-C, C-C, and L-O. Proposed Development: The Applicant proposes to develop the site with two (2)land use types— small-scale commercial(includes retail,restaurants, drive-through pharmacy, etc.)and residential(i.e. multi-family residential). The site is designed for commercial uses along Eagle Road, an arterial street,with 131 multi-family residences for a gross density of 11 units per acre and a net density of 12.4 units per acre located to the north and east of the commercial pads. The site includes a mix of 1- bedroom duplex-style multi-family units,2 and 3-bedroom bungalow-style multi-family units, and 2 and 3-bedroom townhome-style multi-family units with open space integrated throughout. The proposed development is generally consistent with the conceptual MU-C plan in the Comprehensive Plan. In reviewing development applications,the following items will be considered in all Mixed-Use areas,per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics) Page 5 • "A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high- density residential development alone." The proposed 13.60-acre development includes two types of land uses—commercial and residential. The Inglewood Subdivision along the south boundary is also designated MU-C and the City has approved a restaurant w/drive-through and a daycare on this site. Therefore, staff is supportive of the site developing with two land uses types as proposed. Since one of the buildings will be multi-tenant building, staff does anticipate other commercial uses developing on the property. • "Where appropriate,higher density and/or multi-family residential development is encouraged for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." The proposed development includes 131 multi family units at a gross density of 11 units per acre. The multi family portion of the project is located along east side of Eagle Road. An employment destination center is not desired due to the size of the property; however, other neighborhood commercial uses could develop on the commercial lots which may encourage a walkable environment and provide additional services for the area. • "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed-Use designation." A site plan was submitted with the annexation request, included in Section VII.B.A Development Agreement is required that binds future development to this plan. • "In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." The conceptual development plan does not depict common usable open space for the commercial portion of the development. Staff recommends that the Applicant re-orientate the buildings to create some form of common usable area between the commercial buildings and the common lot directly south of the clubhouse and pool.A decorative crosswalk should also be used to delineate the connectivity through the private street and continued through the commercial parking lot to the existing 7-foot sidewalk along Eagle Rd. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." The applicant has oriented the commercial next to commercial uses approved with the Inglewood Subdivision to the south.As a transition to the existing residential on the north/east and south boundary, the applicant is proposing two-story townhomes on the south boundary adjacent to the larger assisted living facility and orienting single-story duplex and single detached units along the east and north boundaries. • "Community-serving facilities such as hospitals,clinics, churches, schools,parks,daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." No such uses are specifically proposed in this development—the tenants of the commercial buildings are unknown at this time. From north to south, the larger MU-C area includes storage, an office park, single-family residential, two (2)planned daycares, assisted living, two coffee shops w/drive-throughs, and a Rite Aid. Page 6 • "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas,open space,libraries,and schools are expected; outdoor seating areas at restaurants do not count." There are no public and/or quasi public spaces or places proposed with this development. As noted above, the applicant should include a plaza area in the commercial area that ties in with the open space south of the clubhouse and pool. A decorative pedestrian crossing would also help integrate the two open spaces. A pedestrian connectivity should also be provided to the existing 7-foot sidewalk adjacent to Eagle Rd. • "Mixed use areas should be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces should be activated and incorporate permanent design elements and amenities that foster a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into the development and further placemaking opportunities considered." See analysis above. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed commercial portion of the development is directly accessible to the multi family residential portion of the development to the north/east, the single-family developments further to the north and east(Bancroft Square Sub. &Sutherland Farm Sub. No. 2) by both vehicles and pedestrians. • "Alleys and roadways should be used to transition from dissimilar land uses, and between residential densities and housing types." A landscape buffer is proposed between the proposed multi family and existing single-family developments to the north/east and to the assisted living facility located to the south as a transition and buffer between uses. The buffers are between 15 and 20 feet respectively. Further, the applicant has intentionally placed the one-story duplex and single detached units along the north and east boundary to ensure compatibility. • "Because of the parcel configuration within Old Town, development is not subject to the Mixed-Use standards listed herein." The subject property is not located in Old Town; therefore, this item is not applicable. In reviewing development applications,the following items will be considered in MU-C areas,per the Comprehensive Plan(pgs.3-16 thru 3-17): • Development should generally comply with the general guidelines for development in all Mixed-Use areas. Staffs analysis on the proposed project's compliance with these guidelines is included above. • Residential uses should comprise a minimum of 20%of the development area at gross densities ranging from 6 to 15 units/acre. There is neither a minimum nor maximum imposed on non-retail commercial uses such as office,clean industry, or entertainment uses. Residential uses are proposed over 87.8%(11.94 acres) of the development area at an overall gross density of 11 units/acre, consistent with the density desired in MU-C designated Page 7 areas. • Retail commercial uses should comprise a maximum of 50%of the development area. Retail/commercial uses are only proposed to comprise of 12.2%(1.66 acres) of the development area in accord with this policy. Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this development: • "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. Urban services are available to be provided upon development. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed retail/commercial uses should be compatible with the existing commercial to the south. The proposed multi family development should be compatible with existing single- family residential uses to the north in Bancroft Square Subdivision, to the east in Sutherland Farm Subdivision No.1, and to the south in the Inglewood Place Senior Housing with the proposed separation in uses by fencing and landscaping to minimize conflicts between higher and lower density residential. • "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."(3.06.0213) The proposed development will provide housing in close proximity to goods, services, and employment. This area of Meridian is predominately detached single-family dwelling units. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A) The development plan depicts pedestrian pathways throughout the commercial and multi- family residential development. Staff recommends the applicant relocate the trash enclosure located on the north side of the parking lot east of the pool and install a 5-foot wide sidewalk to provide a more direct connection to the children's play structure. Five-foot wide detached sidewalks are being extended as part of the local street network(Sutherland Farm, Bancroft Square, and Inglewood Place Senior Housing)for interconnectivity. • "With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) Safe pathway connections should be provided from the proposed multi family development to the commercial buildings.As noted above staff recommends the applicant provide a Page 8 decorative crossing. Usable open space and quality amenities are proposed with the multi- family development that exceed UDC standards (see analysis below). • "Evaluate the feasibility of annexing existing county enclaves and discourage the creation of additional enclaves."(3.03.03I) This property is an enclave that abuts City annexed land to the north, south, east, and west. Here is the applicant's justification on how the project complies with some of the policies in the plan: Section Comprehensive Plan Goal and Project Compliance 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Artisan Victory Market will include mix of f-bedroom duplex. 2-,& 3- bedroom bungalow-sole multi famdy units and 2-&3-bedroom tawnhome-style multi family units,providing diversity within the Project and also diversify from nearby single-family detached residences.Artisan Victoty Market will offer a variety ofamenwes to cater to the different recreational bobbies of residents and fo foster a sense of community. 2.01.01 E Encourage the development of high-quality,dense residential and mixed- use areas near,in,and around Downtown near employment,large shopping centers,public open spaces and parks,and along major transportation corridors,as shown on the Future Land Use Map. This project provides medium high-density residential units that complement and provide a transition between the commercial and employment areas to the south on Victory and to the north closer to 1--84, and the single-family residences to the north and east. The area has been largely developed in compliance with the larger Mixed-Use Community area, and the mix of surrounding employment and retail uses will benefit from the addition of higher densuy residential homes. 2.02.01 A 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. Artisan Victory Market is a connected community with pathways that connect the residential development to the north and east with the more intensive commercial and retail uses to the soufh_ The project includes over L6 miles of internal pathways and sidewalks an public streets,and qualay amenities including a ciuhhouse,fitness room,swimming pool and community garden. 2.02.02C Support infill development that does not negatively impact the abutting, existing development. Artisan lrictory Market has been designed to minimise impact an the surrounding neighborhoods with 2-sfory residences on the north and east boundaries_ 3.{}3.0D Direct and prioritize development in strategic areas and in accordance with corridor and special area plans. Page 9 As an infill site with all services readily available,Artisan Victory Market exemplifies the vision of the Mixed-Use Community designation by providing a well-designed, interconnected living and commercial space where people can live,work,sloop,and raise a family all within the same community_ 3.06.02B 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 sus(ainability This mixed-usesproject fosters the mired-use environment of the larger area by complementing the surrounding commercial,retail, and single- family detached residential uses. Planned and developed commercial and employment centers are within walking distance of the Site.Artisan Victory Market residents can shop,dine,plan and work in close proximity and reduce vehicle trips in the area. This Project will increase the overall livabilio)and sustainability of the surrounding area by providing much needed housing that will help nearby businesses thrive with a permanent customer base. 3.07.01 A Require all new development to create a site design compatible with surrounding uses through buffering,screening,transitional densities,and other best site design practices. Smaller commercial and multi family residential provides an appropriate transition beiween the C C retail and commercial uses to the south and Eagle Road to the west,and the single-family residences to the east and north_ The Site integrates higher density buildings along Eagle Road and the commercial areas to the south and provides single-level duplex and bungalow-style multi family units along the north and east adjacent to the single-family homes.Fencing screens the project from surrounding developments_ 6.01.01 H Require pedestrian access connectors in all new development to link subdivisions together and promote neighborhood connectivity as part of a community pathway system. With approximately L6 miles of internal paih woj)s and detached sidewalks,Artisan Victory Market provides necessary connectivity between current and future developments and uses an all sides of the property. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan for this area per the analysis above. V. UNIFIED DEVELOPMENT CODE ANALYSIS (UD The applicant has submitted a revised open space exhibit 15 days prior to the Council meeting. The analysis below has been updated in strike-through and underline format to represent the changes to the open space and changes discussed with the Commission during the hearing. A. Annexation: The proposed annexation is for 14.47 acres of land with R-15 (12.38 acres)and C-C zoning(2.09 acres)districts. The proposed use of the property may include up to 18,100 square feet of commercial uses (tenants unknown) and 131 multi-family residential units on 13.60 acres in the C-C and R-15 districts. Parking for the multi-family development is discussed further in the report however the conceptual development plan does depict 55 parking stalls for the commercial Page 10 lots. Based on the square footage of the proposed commercial development,the UDC only requires a minimum of 36 stalls. A conceptual development plan was submitted, included in Section VILB below that shows how the overall property is planned to develop. Based on the analysis above in Section IV, Staff is of the opinion the proposed annexation,zoning and development plan is generally consistent with the Comprehensive Plan with the provisions noted in Section VIII as discussed herein. A multi-family development requires approval of a Conditional Use Permit(CUP)in the R-15 zoning district, subject to the specific use standards for such listed in UDC 11-4-3-27. Commercial/retail uses and drive-through uses are listed as a principally permitted uses in the C- C zoning district per UDC Table 11-2B-2.However,the proposed drive-through associated with the southern-most commercial building will require the approval of a CUP because of its proximity to the proposed and existing residential uses. Staff is supportive of a drive- through on this site however,the commercial area is more neighborhood serving and therefore the site should be restricted to only developing one drive-through on the property as proposed. The proposed uses and zoning districts are listed as appropriate uses and zoning in the Comprehensive Plan for the MU-C designated area. The property is contiguous to City annexed land and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area is included in Section VII.A. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with the Comprehensive Plan and with the development plan proposed with this application, Staff recommends a DA is required with this application,containing the provisions noted in Section VIII.A, as discussed herein. B. Preliminary Plat: The proposed preliminary plat consists of 5 building lots (3 multi-family and 2 commercial) and 1 common lot on 13.60 acres of land in the R-15 and C-C zoning districts. The proposed subdivision will develop in a single phase. However, for occupancy purposes,the applicant is proposing 6 phases for the multi-family portion of the development. Existing Structures/Site Improvements: There are existing homes and outbuildings that need to be removed with development of the property. Since the project is being phased staff anticipates the removal of the structures with the first phase. Dimensional Standards: Development of the proposed lots are required to comply with the dimensional standards listed in UDC Tables 11-2A-7 for the R-15 district and UDC Table 11-2B-3 for the C-C zoning district. The minimum lot size in the R-15 zone(no minimum lot size in the C-C zone) size is not pertinent to this development because the applicant is proposing multiple units on larger parcels. The CUP site plan doesn't depict any setbacks on the plan. Per the specific use standards, a minimum setback of 10 feet is required unless a greater setback is required by the UDC. In the applicant's narrative it states that the units along the north and south boundary have a 15-foot setback and the units along the east boundary have a 20-foot buffer which exceeds code requirements. Further,the applicant has provided all single-story units adjacent to the existing single-family homes therefore staff is supportive of the setbacks along these boundaries. For Page 11 those units along Eagle Rd.,the code requires a 25-foot landscape buffer in a common lot and those units adjacent to the buffer should be setback 10 feet from the interior edge of the buffer. The other units adjacent to Titanium and Publisher are required to have a 10-foot setback to living area.None of the garages are oriented towards the street. NOTE! As discussed below the applieant has ineluded the 15 foot setbaek areas along the south boundary in their-qualified open spnee ealeulations.This area does not eount towaFds qualified open spaee unless i dimensioned a minimum of 20 feet(see analysis below). Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. The project complies with these standards. Access(UDC 11-3A-3) A private street is proposed via S. Eagle Rd., an arterial street.No stub streets are required or proposed for this application. The site does have three(3) existing stub streets that are proposed to be extended with this development. This critical because most of the residential units and the commercial uses will take access from an internal private street.The extension of the local street connection will allow traffic to flow better through this site to the signalized intersection at Easy Jet and not rely solely on the Eagle Rd. access. The units located on the east side of Titanium take access from shared driveways.Although not classified as common driveways,the applicant should provide at a minimum 20-foot driveways to ensure vehicles can access the designed garage spaces associated with those units. With the CZC application the applicant should demonstrate compliance with this requirement. Cross-access/ingress-egress should be provided between all C-C zoned commercial lots in the subdivision and the Inglewood commercial uses to south via a note on the final plat. A private street application was submitted with this application for the internal private streets. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. Staff has reviewed these sta-adaMs a-ad it appears the Affheafit ea-a eemply wi star ar-ds o pt for-the following: or ex-eeedq the intent of Me required standatW-s of th�q ardeLe and shall Hot be deP-iniental to the As is,the private street eonneetion to Eagle Rd. does not eur-rently meet all of the required standards and eannot be approved; a request for-alter-native eompliance may be submitt for-eonsider-ation by the Dir-eetor-. Staff r-eeommends the appheant submit the alter-native eomplianee applieation 15 days prior-to the City Couneil hearing.if the portion of Since the Eagle Road access is not part of the private street network,the applicant should depict the ingress/egress easement on the face of the plat to allow access to the platted private streets. Further,the plat should be revised to place the private street in a common lot rather than an easement. Page 12 Sidewalks(UDC 11-3A-17): A 7-foot attached sidewalk exists along Eagle Rd. and will remain as part of the development. Where there are existing driveways being closed,the applicant is required to install curb, gutter, sidewalk and landscaping per UDC standards. Five-foot detached sidewalks are proposed along the internal local streets. Internal sidewalks are dispersed throughout the multi-family development. Staff has concerns with the residential units on the east side of Titanium Ave, specifically pedestrian safety. The residents on this side of the roadway will need to cross the street to gain access to the main amenities. Staff recommends that the applicant coordinate with ACHD and include decorative crossings through this roadway and provide traffic calming at the Titanium and Publisher intersection. Landscaping(UDC 11-3B): Street buffers are required to be provided as follows: A minimum 25-foot wide buffer is required along S. Eagle Rd. and a minimum 10-foot wide buffer is required along the private street in the C-C zoning district(east side of the southern-most building),measured per the standards listed in UDC 11-3B-7C.1 a. Landscaping is required within the street buffer as set forth in UDC H- 3B-7C(see updated standards). Street buffers are required to be maintained by the property owner or business owners' association and should be depicted on the plat in a common lot or permanent dedicated buffer per UDC 11-3B-7C.2b. Depict landscaping within common open space areas as set forth in UDC 11-3G5B.3. There are existing trees on the site to be removed or that require mitigation. The landscape plan submitted with the final plat should include the detail mitigation plan in accord with UDC 11-3B-10. Storm Drainage(UDC 11-3A-I81: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction are required to follow Best Management Practices as adopted by the City. Stormwater integration is required in accord with the standards listed in UDC 11-3B-11 C. Pressure Irrigation(UDC 11-3A-157: Underground pressurized irrigation water is required to be provided in the subdivision as required in UDC 11-3A-15. Utilities(UDC 11-3A-21): Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Street lights shall be installed in accord with the City's adopted standards, specifications and ordinances. Waterways(UDC 11-3A-6): No major facilities traverse the site. Comment letters from the irrigation districts indicate they don't have any facilities on this property but the property does have a valid right. Per Idaho State Statues,Title 42, local irrigation/drainage ditches that cross this property, in order to serve neighboring properties,must remain unobstructed and protected by an appropriate easement by the landowner, developer, and contractors. Fencing(UDC 11-3A-6 and 11-3A-D: All fencing is required to comply with the standards listed in UDC I I-3A-7. The applicant has provided a master fence plan that depicts the fencing styles and locations for the development. A combination of 6-foot tall solid,4-foot with 2 foot open-vison and 6-foot tall wrought iron fencing is proposed. With final plat submittal, any fencing proposed along Publisher and Titanium should be installed 10 feet from the property line. Page 13 C. Conditional Use Permit(CUP): A Conditional Use Permit is requested for a multi-family residential development consisting of 131 dwelling units on 11.94 acres of land in the R-15 zoning district in accord with UDC Table 11-2B-2. The proposed development will have (24)2-story townhome units; (31)duplex units and(45) single detached units and clubhouse centrally located within the complex. The mix of units consisting of 1-(62),2-(53) and 3-(16)bedroom units ranging from 692 to 1,352 square feet in size. Specific Use Standards(UDC 11-4-3-27): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties. The site plan included in Section VII.D depicts buildings a 20 foot buffer on the east and a 1 S foot setback on the north and south. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The plans submitted with the Certificate of Zoning Compliance application should demonstrate compliance with this standard. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The Applicant's narrative states the average private open space for each unit is 353 sq.ft. Each duplex and detached single family unit include a patio and private yard ranging in size from 509 sq.ft. to 681. sq.ft. The townhome units each have 92 to 94 sq.ft. of private patio space. Staff finds each unit exceeds UDC requirements. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site (see OS-1 Exhibit below). 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant should comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts",of this title. The parking ratio the applicant used to calculate parking for this development doesn't meet the current multi family standards. However, this application was submitted prior to the adoption of the new ordinance so staff has analyzed the parking based on the previous standards. Based on the previous code the site was required to provide 191 total parking stalls with 90 of those being covered. Based on the parking calculations provided by the applicant, the residential portion of the development will have 236 spaces (in combination of carports, surface, driveways Page 14 and garages)which exceeds code requirements. Further, on-street parking (approximately 50 spaces)will be available along Publisher and Titanium. The commercial portion of the development will have 55 parking spaces. NOTE;. Th. adng a 10 foot wide landseape buffer on the east boundary of the sotithern most eemmereial lot and a plaza ama-. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The applicant's narrative states that they are providing the required items noted above. The location of the directory and map of the development should be depicted on the site plan submitted with the Certificate of Zoning Compliance application. Common Open Space Design Requirements(UDC 11-4-3-27C): The total baseline land area of all qualified common open space shall equal or exceed 10% of the gross land area for multi-family developments of 5 acres of more.A minimum of 1.09 acres of common open is required to meet this standard. Common open space areas are also required to comply with the standards listed in UDC I I- 4-3-27C.2,which state that open space areas must be integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. These areas should have direct pedestrian access,be highly visible, comply with CPTED standards and support a range of leisure and play activities and uses—irregular shaped, disconnected or isolated open spaces do not meet the standard. Open space areas should be accessible and well connected throughout the development(i.e. centrally located, accessible by pathway and visually accessible along collector streets or as a terminal view from a street). Open space areas should promote the health and well-being of its residents and support active and passive uses for recreation, social gathering and relaxation to serve the development. The proposed common open space meets these standards. All multi-family projects over 20 units are required to provide at least one(1) common grassy area of at least 5,000 s.f. in area that's integrated into the site design allowing for general activities by all ages,which may be included in the minimum required open space. The area shall increase proportionately as the number of units increase and shall be commensurate to the size of the development as determined by the decision-making body. The Applicant proposes five(5) central common open space areas throughout the development in excess of this code requirement. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area.All units contain more than 500 square feet(sf.) of living area. Page 15 b. Two hundred fifty(250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred(1,200) square feet of living area.A total of 91 units contain between 500 and 1,200 s.f of living area; therefore, a minimum of 22,750 sf. (or 0.52 of an acre) of common open space is required. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area.A total of 40 units contain more than 1,200 sf.; therefore, a minimum of 14,000 sf. (or 0.32 acre) of common open space is required. At a minimum, a total of 36,750 sf. (or 0.84 of an acre) of qualified outdoor common open space is required to be provided per this standard. In order to meet the baseline requirement noted above and this standard, a total of 1.93 acres of qualified open space is required(2.47 acres is provided). The revised open space exhibit submitted with applieatienafter the Commission hearing exceeds the minimum code requirement Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20').All of the green areas depicted on the revised open space exhibit in Section VILE meet this requirement. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The Applicant anticipates the multi family development will be constructed in 6 phases for occupancy purposes. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4') in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009,eff.retroactive to 2-4-2009) None of the common open space areas are located adjacent to a collector or arterial street. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage. b. Open space: (1) Community garden. Page 16 (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping and a structure for shade. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards: (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop (4) Charging stations for electric vehicles 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20) and seventy-five (75)units,three (3) amenities shall be provided,with one from each category. c. For multi-family development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Proposed amenities include a clubhouse with a fitness facility, a swimming pool, an outdoor lounge area, dog park, internal walking trails, community garden and passive open space areas.Another amenity should be included in the development since the applicant is proposing over 100 units. Of the amenities included in the development, there isn't one listed from the multi-modal category above. Therefore, staff recommends that the applicant add one additional amenity from the multi-modal category above and include the amenity on the site plan submitted with the certificate of zoning compliance application. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: Page 17 a. The landscaped area shall be at least three feet(Y)wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four inches(24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping in accord with these standards. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features. The Applicant shall comply with this requirement. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed residential and commercial structures, included in Section VII.G. The residential units are proposed to be 1-or 2-stories in height, and the clubhouse and commercial buildings are also proposed to be a single-story in height;building materials consist of a stucco in various colors,culture stone accents in various colors,horizontal lap siding,and asphalt shingle roofing. Both the residential and commercial uses complement each other as desired in the MU-C designated area. Staff is supportive of the design for the development as proposed.As noted below compliance with the ASM is required. A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the multi-family and commercial development to ensure compliance with UDC standards and development provisions associated with this application.Final design of all structures must comply with the design standards in the Architectural Standards Manual. VI. DECISION A. Staff: Staff recommends approval of the requested annexation with the requirement of a development agreement,preliminary plat and conditional use permit with the provisions noted in Section V111, per the Findings in Section IX. The Director has approved the private street request. B. The Meridian Planning&Zoning Commission heard these items on April 6, 2023.At the public hearing,the Commission voted to recommend approval of the subject AZ,PP, and CUP requests. 1. Summary of Commission public hearing_ a. In favor: Elizabeth Koeckeritz b. In opposition:None C. Commenting: Lorie Delaney,Dave Bailey,Matthew Riggs,Bev Montgomery,Jennifer Jenks,Ritis Skinner,Carl Koonz,and Leann Richardson d. Written testimony: See the public record. The City has received numerous letters in opposition of this project.Areas of concern-density,traffic congestion, and extension of the adjacent stub streets. e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: Kurt Starman 2. Key issue(s)of public testimony a. Public safety for the residents in the assisted livingf acility. b. Extension of S. Titanium Ave and cut-through traffic. c. Traffic congestion in the area. Page 18 3. Key issue(s)of discussion by Commission: a. Extension of S. Titanium Ave. b. Traffic dispersion per the traffic study. C. Coordination with the adjacent property to the south on traffic calming measures in S. Titanium Ave. 4. Commission change(s)to Staff recommendation: a. Commission modified DA provision c.to require the plat to be recorded prior to this issuance of the first certificate of occupancy. b. Commission required the applicant and the property owner to the south to coordinate on traffic calming measures in S. Titanium Ave. C. Commission modified Public Works general condition of approval 2.9. 5. Outstandingissue(s)ssue(s) for City Council: a. None Page 19 VII. EXHIBITS A. Annexation Legal Descriptions&Exhibit Maps Description for Annexation Artisan Victory Market Subdivision September 22,2022 A portion of the Southwest 114 of the Southwest 114 of Section 21,Township 3 North, Range 1 East, Boise Meridian,Ada County,Idaho more particularly described as follows: Commencing at the 1/4 corner common to said Sections 20 and 21,T.3N., R.1 E., B.M.,from which the Section corner common to Sections 20, 21, 28 and 29 T.3N., R.1 E.,B.M., bears South 00°00'26" Fast,2,700.16 feet, thence on the west boundary line of said Section 21, coincident with the centerline of S.Eagle(load, South 00°0t}"26" East, 1,350.01 feet to the South 1116 corner common to said Sections 20 and 21 and the REAL POINT OF BEGINNING; thence on the north boundary line of the Southwest 114 of the Southwest 1 M of said Section 21 coincident with the south boundary of Bancroft Square Subdivision as filed in Book 111 of Plats at Pages 16142 through 16144,records of Ada County, Idaho, South 89°22'03"East,800,06 feet to the west boundary line of Sutherland Farm Subdivision No.2 as filed in Book 89 of Plats at Pages 10242 through 10244, records of Ada County, Idaho; thence on said west boundary line and the west boundary line of Sutherland Farm Subdivision No. 1 as filed in Book 86 of Plats at Pages 9806 through 9808, records of Ada County,Idaho, South OU'UO'25" East,786.42 feet to the Northeast corner of Inglewood Place Subdivision No. 1 as filed in Book 120 of Plats at Pages 18835 through 18837,records of Ada County,Idaho; thence on the north boundary line of said Inglewood Place Subdivision No. 1 and the westerly extension thereof, North 89'36'03"West, 800.03 feet to the west boundary line of said Section 21,coincident with the centerline of S. Eagle Road; thence on said west boundary line,North 00°00'26'West,789.68 feet to the REAL POINT OF BEGINNING. Containing 14.473 acres, more or less. End of Description. KL LAND CDti� FINS S ~fin. pp1177 9 Nei/'�/-, C'0d9�� or Xo) O� Page 1 of 1 Page 20 1 f4 5,20 5,21 Scale; 1"=20a' 1 0 50 100 200 400 �I �I r7 I Reol Point Balioroft Squa7e 4f Beginning Subdivision 51r16 S89'22'03T $00.D5' I Sutherland. Farm Sub. No. 2 0 0q .0 f 14.47 3 a� [� w o n Acres t w O N (A o P o z a o Q C3 m o Sutherland Farm .Sub, No. 1 N8936'03'W $00.03' lltepdalted Inglewood Place Sub_ No_ 1 Ci w}I o �L r_ 5,20 5.21 Y E,ictory Road I� 779 5.29 5,28 Q €Of 4a qt� y �d Ha Exhibit Drawing for Job No SURVEY BB55W.rP&R/L°9 Annexation �om No- SURVEY C'm 6?79d ae}eaeasru Artisan Victory Market Subdivision GROUP, LLC A portion of the SW 1/4 of the SW 1/4-of SeceipM1 21, pwg_ oats 7.3N,, R.T., B.M., Ada County, Idaho 9/22/2022 Page 21 Descrlphon for C-C Zone Artisan Victory Market Subdivision March 17,2023 A portlon of the Southwest 1A of the Southwest 114 of Section 21,Townshlp 3 North, Range 1 East. Boise Meridian,Ada County, Idaho more particularly described as follows: Commencing at the 1/4 corner common to said Sections 20and 21, T,3N., R,1E., B.W.from which the Section corner common to Sections 20,21,29 and 28 T_3N_, R.1 E_, 8_M_,bears South 0d'00'25" East,2,700.16lest,thence an the west boundary line of said Section 21,coincident with the centerline of S. Eagle Road, South 00°0926"East, 1.748.31 feet to the REAL POINT OF BEGINNING, thence leaving said west boundary line, North W59'344 East, 189.33 feet thence South Ot} W26`East, 109_04 feel; thence 77.62 feet on the arc of a curve to the left having a radius of 80.M feel, a central angle of 5503933",and a tang chord which bears South 27048'13' East, 74.61 feet; thence South W3559" East,69.73 feel; thence South 3,P2NO1"West, 10.11 feet thence 30,03 feet on the arc o1 a curve to the left having a radius of 50.00 feet, a central angle of 34°24'26",and a long chord which bears South 17011'47"West, 29.58 feet; thence South 00°03"26" East.92.48 fast; thence 26.76 feet on the arc of a curve to the right having a radius of 50.00 feet,a central angle of 2V3234", and a long chard which bears South 14°4651' West, 25.50 feet; thence 26.14 feet on the arc of a reverse curve to the left having a radius of 50,00 feet,a central angle of 2W56`57',and a long chord which bears South 1 V33'40" West,25.84 feel, I%L L q&D DENS 11779 �'5717 It,Z%D Vr [+p OF %Izl ' UrCA Page 1 of 2 Page 22 thence North 89°36'03'West,254,20 feet to the west boundary line of said Section 21,coincident with the centerllne of S. Eagle Road; thence on said west boundary line, North OMO'20"Wasi, 391.38 feet to the REAL POINT OF BEGINNING. Umaining 2.093 acres,more Or less, End of Description. 1179 [39 OF xpc M4, Page 2of2 Page 23 ,A »& , y saw r=�2 o 50 QQ 200 qo adncroft Ass subs vi.� k 4 C o Stcl64w�d FG7-Fn ~ | R « Sub. No. 2 [of Beginning N ® ¥3 E 2CD / J� 10,jjr y�s ' 10 �■7 q ol d �nd Farm§ � � I q' LLAJ in � � # zngl,_U e a_ $ 3 . rT 0 : e o f rve Table ®.s3 21 .Eyao» R _ � ¥h -Radius a m 0�dBeam a� a t�k2S CI 2 o " , E 4£S.2i 2 MOLY 50- 3-V a• g p,'' n.5 c3 2,7� 50,0O 2�32»' e r«m„.w ME:] c■ 2e1d 50-10o 2g14- " 4 I,W-, Z5. ID H n hbt DG¥ng or o : SURVEY ��� — C—C Zoe *_ : ti n �� y Mark¥ b ¥+ 1 GROUP, LLC ApaptimCOm » + m _ # . _ Sw_ a d. ae T-M, R , _ Cftfity, Ld_ 3/1 u3 Page 24 description for R-15 Zone Artisan Victory Markel Subdivision March 17, 2023 A portion of the Southwest 114 of the Southwest 114 of Sectlon 21,Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho more particularly described as follows; Commencing at the 114 comer common to said Sections 20 and 21, UN„ R_1 E„ B.M.,from which the Section corner common to Sections 20,21,29 and 29 73N., RAE_, B.M.,bears South 00'00'26" East,2,740.16 feet,thence on the west boundary line of said Section 21,coincident with the centerli no of S. Eagle Road, South 00°00'26"East, 1,350.01 feet to the South 1/16 comer oommon to said Sections 20 and 21 and the REAL POINT OF BEGINNING; thence on the north boundary line of the Southwest 114 of the Southwest 114 of said Section 21 coincident with the south boundary of Bancroft Square Subdivision as filed in Book 111 of Plats at Pages 16142 through 16144, records of Ada County, Idaho.South 89'22'0 "East,800,06 feel to the west boundary line of Sutherland Farm Subdivision No_2 as filed in Book 89 of Plats at Pages 10242 through 10244, records of Ada County, Idaho; thence on said west boundary line and the west boundary line of Sutherland Farm Subdivision No. 1 as Filed in Book 86 of Plats at Pages 9806 through 9808. records of Ada County, Idaho.South 00°0026'East. 786,42 feat to the Northeast comer of Inglewood Place Subdivision No_ 1 as filed in Book 120 of Plats at Pages 18835 through 18837, records of Ada County, Idaho; thence on the north boundary line of said Inglewood Place Subdlvislon No_ 1 and the westerly extension thereof,Wrth 89'36`03' West,545,83 feet; thence leaving the westerly extension of said north boundary llne,26.14 feet on the arc cf a curve to the fight having a radius of 50.00 feet,a central angle of 29'56'57',and a long chard which bears Narfh 14'33'40" East, 25.84 feel; thence 25.78 feet on the arc of a reverse curve to the left having a radius of 50.00 feet, a central angle of 29032'34',and a long chord which bears North 14°45'51" East, 25.50 feet; thence North 00°00'26"West,92.48 feet; pL LA AID \ ,ENS $ — Ot 11779 LP3 3 O 0 ',- 0F1 # Aug CC A Page 1 of 2 Page 25 thence 30M feet on the arc of a curve to the rlght having a radlus of 50.00 feet,a central angle of 34024'26',and a long chord which bears North 171 V47" East, 29.58 feet; thence North 34°2,VOI" East, 10-11 feet; thence North 5S 3559"West,69.73 feel; thence 77.62 feet on the arc of a curve to the right hewing a radius of ROM fact,a central angle of 55'35'33',and a long chord which bears North 27'48'1 a'West, 74.i51 leet; thence North 00'00'26"West. 109.04 feet, thence South 89'59`34`Vilest, 199.35 feet io the west boundary line of said Section 21,coi ncident wiith the centerline of S_ Eagle Road; thence on Said west b0undsry line,North 00000'26"West. 398.30 feel to the REAL POINT OF BEGINNING. ontalnIng 12.360 acres,more or Im. End of Description_ W cIENS . 1177 ,A lz° ' OF % C) f! M&P� Pas!e Z of 2 Page 26 1/4 ,5.20 S_21 �V Scale 1"=200' ' 50 100 200 4?;) Ln ' d Bancroft Square Real uh4ibts$m of Begginning , - m - ae io w Sutherland Farm Sub. Na. 9 °` 0 Acres 0en w S89'S9'3*'w "00,00'26"W o W kd I 10�I,154' m I Ln r u�i r? N5535'59'W N34'24`01`E 69.73' 10.11' Sutherland Farm ;n �" C2 C1 �L LA NW'M'03'W 545.83' lJ 1a11ed fngieAuuvd rtrlace zz I Sub. ffa_ ? a_ 11779 'a Ob E 0 F �L,�P - � �'� A4 c C P•�`1� _ I Curve Table 5.2fl S_21 €.Vm ary Road Ourwe Length Radius Delta Chard Bearing Chard Distance C1 26.147 50.00' 22'56'57" N14'33'40'E 25.84' C2 25.79' 58.00' 29'3234' H14'45'51'E 25.50' C3 W-03' 50-00' 3447*"26' N17.1i'47E 29,30' C4 77.62' 1 84.44' S5`3533" N2 7-4871 3-W 74.61' IDAHO Exhibit OrowTng for Job E gee�r'fWiwn sr. R-15 Zone sneak 14a. SURV .oax nw�� Artisan Victor Mafke% $Ubdivi$ipn 1 GROUP, LLC k po Uk of khs Syr 1/4 of +1'. SW 1/4 of &KUQA S Z, fig. Doke r.31.. 'VE.. Ew., Aqa Caunk Idaho 3/17/2023 Page 27 B. Preliminary Plat(dated: 03/15/2023) Mom extozui iu�r'sueomaforl ' l it ----- j a l �RCM7' I � i awu s1+Err luoEx ' B'-fib' '1 -A- ��i-1m -IxfI1X sicrr,�r1T rm ws- Mw � � •� — �_t �ttEsibMf�MM' tx� 7 I as-i -orar soya.v« -saar- _. ^r.>�•z�xasr••—w--«.. Q c p •w�•�r-�wwra.wr-a.« N J -cxati.-e J i J _ 1 aoff s .._.._ T , r � � a j• I j I P- Page 28 �! M11� S�` it ■N.}'a - I;i �+ : ' i. fr1 �I��:�I • I h.+. 4— II � I��i��a I II ■ I�r �:�� �i t v,. III. 1 ■rY rf Ir rf 1 r■ ` � ��:`� !li J� � C ,I ,� � ■� I W/YYp k��Y•W`W.�IY.•s" '�""tick a �'' : '� �4 11 � �� ,�% 4. 1. 1. i. �_ iwy..wy��.'i, - �.f■-. cf - loll Alm ��� g °Y �)��'�� � ^�.�! 11 1� ■.}fir I�� ,�� Irv, WIN— �, - � ■ i.�. I _-r it r� i_�;�ri�.'�� � � . - .; IF A15.•�7Ir I - � �.I � � � l:1 it..'f]f =r�1G' - j 'rr,•�'r.' �-�!� �ill I-�. _ I l l l i n d JL pLANT PAL=rlt MOM W11 Mt LLI LANOS:AM CALCULATIONS aL�'r VATA NOTES ms. Am am wowwE oarnae L4 Page 31 " / 1 1 1 �" 1. "1 � � li 1 "1 � • � 1 �" 11 J r ter.- MIR 19, nm YIIIYIYIYIfiYIYIYIIIYIY�WYIY - ,,ram m—c N VICTC'RV T.1ADVlC (`(l Al!-'CL]T L]L]AC1,.1/_OI i r 1 AMoaN7^c �flA'v.dd .f 11 ! r 1 -.� �2 L�6Nvh� tdKvd 6SAfS M'i 1 iFH f6vh d� !6HN �flfS�Kd S E 1h4s6vhd 4 ."6SSiYv'd �,1�1,' 1 EFS�Kfi�d� S dvR s11�1Rfidd \ � IYa H F6vRe di S dH�s CSf1 dd �k N AdvR:1l da 6vR 1 6-Af1-dc� °� - ldkfthfc Sc;'SJdKv�46�9,cKcA�: '��!j��i@ I �"d:,VF,`��:1\,•,;fS_�S'.C'��a :, �dd_T0_"-i(� Fit 1 I ' Y-� i,...' E. Common Open Space Exhibit for Multi-Family Development(dated: 02/'�2304/19/2023) i r AMU"9DCT�Ii7F ySRTtA! .� >S i r --- _ Lid � __._ `•`��-�`' m ��__ i..t.. .._.._.._ �l .•;.. NCI I - �' - -- i � �.._.._ �_ � _ Ci I ^•era•- ; s.. f Lmr R .j I m y F W it -I I l lil. A W � ; 14II i t ld F = Q U W j I�• �� II i i�rI li Ir r ' . .� z a � a! Q ¢ m I i i i i i i i i i Page 33 F. Site Amenity Exhibit for Multi-Family Development—CUP(dated: 2/6/23) AMENITIES A—Clubhouse and Pool B—Dog Parix A—Schematic Clubhouse and Pool C—Playground —-- B D—Community Gardens E—Open Space B—Dogii u . • airFFI t: C—Playground D—Community Cortlens _ 1110. E D Page 34 G. Conceptual Building Elevations&Perspectives for Multi-Family Development MODERN- -CRAFTSMAN ' VICIOHY MANNI I CLUBHOUSE Y E:1171M f i BARON -1 U M M E L MODERN CRAFTSMAN COMMERCIAL BUILDINGS DRAFF CONCEPTS f _ MMIN FINE Elmo VA BARDN IUMMEL Page 35 r - MODERN DRAFTSMAN 1 BED 1 BATH DUPLEX E _ MEN SImIfF.l`.ilAl"L HOOF ❑❑® MEN MEN. BARON iiuM MEL "'°R°°F MODERN CRAFTSMAN 2 BED 2 BATH TYPE A FINE INIMM SINGLE SLOPE ROOF � ❑�❑ Mr, rl=- NORM BARON iUMMEL Page 36 Hil°HOOF MODERN Y CRAFTSMAN K 2 BED 2 BATH GARAGE ■EN LINE MEN ENE ■■ Bn fAUMMEL MODERN CRAFTSMAN 3 BED 2 BATH ❑NE ■■ SWGLE SLOPE ROOF LINE 9-~ rt .0 ur vl —� ' � a im. uukuuaa iuuul�auvuva ❑❑® EaRRN SUM MEL Page 37 MODERN CRAFTSMAN TOWNHOUSES—6 PLEX IMIMM �.. maw mwn E:l FI ME BARON A U M M EL MODERN CRAFTSMAN VI('.IC1kY MAkNI I ENTRY FEATURE :21 i J` ❑�■ ■ e - ❑RE ❑m BA qN iUMMEL Page 38 MODERN CRAFTSMAN GARAGE-STORAGE BUILDING MEN qmwmwr WL MM6 BARON !SUM MEL Page 39 VIII. 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: a. Development of the subject property shall be generally consistent with the conceptual development plan, site plan,preliminary plat,conceptual phasing plan, landscape plan, open space and site amenity exhibits,and conceptual building elevations submitted with the application contained herein. b. The applicant shall include a plaza area in the commercial area that ties in with the open space south of the clubhouse and pool and provide a decorative pedestrian crossing to integrate the two open spaces. A pedestrian connectivity shall also be provided to the existing 7-foot sidewalk adjacent to Eagle Rd. c. The final plat shall be recorded prior to issuance of Wilding pem itsthe first certificate of occupancy for any structures within this development. d. The site shall be restricted to only one drive-through on the property as proposed. Conditional use permit approval is required prior to commencement of the use. Preliminary Plat: 2. The final plat shall include the following revisions: a. Include a note granting cross-access/ingress-egress easements between all commercial lots in the subdivision,Inglewood Subdivision to the south, and Eagle Road via a note on the final plat. b. Depict all street landscape buffers in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association as set forth in UDC 11-3B-7C.2a.A minimum 25 foot wide buffer is required along S. Eagle Rd.per the standards listed in UDC 11-3B-7C.1. 3. The landscape plan submitted with the final plat shall be revised as follows: a. Landscaping is required within the street buffer as set forth in UDC 11-3B-7C. (See updated standards.) b. Depict landscaping within common open space areas as set forth in UDC 11-3G-5B.3. c. With final plat submittal, any fencing proposed along Publisher and Titanium shall be installed 10 feet from the property line. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 district and UDC Table 11-2B-3 for the C-C zoning district. 5. All waterways on this site shall be piped as set forth in UDC 11-3A-6B,unless otherwise waived by City Council. Page 40 6. The landscape plan submitted with the final plat shall include the detail mitigation plan in accord with UDC 11-3B-10. 7. All structures on the property shall be removed for the site with development of the subdivision. 8. Comply with all ACHD conditions of approval. 9. Comply with the private street standards in UDC 11-3F-4. The proposed private streets shall be in a common lot. if thepr-iva4e street is pr-epesed t i f4er-seet Eagle Rd. ply f r alto....alive, ...liars a 15 days p r to the City r,., nei hear-in,.. 10. Staff has concerns with the residential units on the east side of Titanium Ave, specifically pedestrian safety. The residents on this side of the roadway will need to cross the street to gain access to the main amenities. The applicant shall coordinate with ACHD and include decorative crossings through this roadway and provide traffic calming at the Titanium and Publisher intersection.This also includes coordinating with the property owner to the south as testified at the public hearing. Conditional Use Permit: 11. Compliance with the specific use standards listed in UDC 11-4-3-27: Multi-Family Development. 12. The site/landscape plans included in Section VII shall be revised as follows: a. All shared driveways along the east side of Titanium shall be a minimum width of 20 feet and the garages stepped back as prosed to ensure vehicles can utilize the single car garages. b. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3- 27B.2. c. Depict the location of the property management office;maintenance storage area; central mailbox location,including provisions for parcel mail,that provide safe pedestrian and/or vehicular access; and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3- 2 7B.7. d. Remove the 15-foot linear open space along the southern property boundary from the qualifying open space calculations. A new open space exhibit is required 15 days prior to City Council to ensure the development still complies with the multi-family common open space standards. e. Depict landscaping along all the foundation of all street facing elevations in accord with the standards listed in UDC 11-4-3-27E. f. Depict a minimum of 20 bicycle parking spaces per the standards listed in UDC 11-3C- 6G;bicycle parking facilities shall comply with the standards listed in UDC 11-3C-5C. Bike racks should be provided in two central locations as proposed. g. Depict a minimum of 236 parking spaces for the multifamily development as proposed. h. Provide amenities for the development as shown in Exhibit VII.F. The applicant shall provide another amenity from the multi-modal category and provide a detail of the amenity with the CZC submittal. Page 41 i. Minimum 7-foot wide sidewalks shall be provided where parking abuts sidewalks if wheel stops aren't proposed to prevent vehicle overhang in accord with UDC 11-3C-5134; if 7-foot sidewalks are proposed,the length of the stall may be reduced to 17 feet. j. The applicant shall relocate the trash enclosure located on the north side of the parking lot east of the pool and install a 5-foot wide sidewalk to provide a more direct connection to the children play structure. 13. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area as set forth in UDC 11-4-3-27B.5. 14. All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F.A recorded copy of the document shall be submitted prior to issuance of the first Certificate of Occupancy for the development. 15. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units in accord with UDC 11-4-3-27C.6. 16. A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the multi-family and commercial development to ensure compliance with UDC standards and development provisions associated with this application. B. PUBLIC WORKS Site Specific Conditions of Approval 1. Project must submit Phasing Memo with construction drawings per Land Development Notes associated with PREAPP-2021-0192. If project will be phased for occupancy,then separate Land Development record will need to be submitted for review of the public utilities with each phase. 2. A streetlight plan will be required for the development of this property. 3. Remove main for manhole 133 and 134. Run sewer service directly to building for apartment buildings. 4. Provide turn around area for manhole F 1 (turn around approximately the same as fire truck). 5. Common Driveways with four or more lots need to have a private sewer line that will be the responsibility of the HOA. A manhole in the common driveway located at the property boundary is required with a lid that states Private. 6. Sewer easement width varies depending on sewer depth. Sewer 0-15 ft deep require a 20 ft easement, 16-20 ft a 30 ft easement, and 21-30 ft a 40 ft easement. Also see general note three under Public Works General Conditions of Approval for additional easement requirements. 7. When sewer and water easements are combined the width of the easement will vary depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Page 42 8. For water and sewer in parallel,if sewer depth is greater than 15', locate water main 5 ft from edge of easement and center the sewer main between the water main and other edge of easement. 9. Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls, fences, infiltration trenches,light poles, etc.)are built within the utility easement. 10. Ensure no sewer services pass through infiltration trenches. 11. Avoid having the water meters in hardscape. First option would be to have them in landscaping where we can have at least 10 ft separation from the building and 10 ft easement(we are ok with extended pigtails). If there is no suitable landscaping to meet that requirement then place the meters as far from the building as possible and provide as close to 10 ft as possible. 12. Applicant to ensure that services up to the water meter have 20 ft easement. Carports and other permanent structures cannot be with in easement. The areas of concern are the units north of Loon Creek Ln and Publisher Ln. 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 I I"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for 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. Page 43 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 Prior to vertical permit acceptance/receipt, street signs are to be in place, sanitary sewer may be installed/inspected in part or in whole (but not required as activated or fully approved as not necessary for site safety),and water systems activated and approved as related to hydrant locations,road base installed and approved for use and capacity of 80,000 lb. vehicle,prior to payment or receipt of vertical buildings permits.Vertical building=permit plan sets may be submitted and reviewed/approved prior to horizontal acceptance of above listed requirements. However, approved plan sets may not be paid for or collected until horizontal acceptance. This stipulation does not pertain to garage buildings or vertical structures located within the driveways,drive isles, or site roads to be constructed. Garage buildings or vertical structures located within the driveways,drive isles or site roads are allowed to proceed with plan submittals,reviews and approvals along with permit payment and receipt, and can be constructed concurrent with completion of horizontal requirements for the site,and be permitted prior to horizontal acceptance to minimize access impact in regard to the emergency access of the site. , sa-mitary sewer-and water-syste shall be appr-eved a-ad aefivated,read base appr-eved by the Ada Cethi#y Highway Distfiet a-Rd the Final Plat for-this subdivision shall be r-eeer-ded,-prior-to applying for-building pemi4s. 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. 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. Page 44 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 by s://weblink.meridianciV.org/WebLink/DocView.aspx?id=281216&dbid=0&repo=MeridianCit X Meets all Fire Dept.requirements and is across the street from Station#4. D. POLICE DEPARTMENT No comments have been received. E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=282300&dbid=0&repo=MeridianCit v&cr=1 F. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=289314&dbid=0&repo=MeridianCit X Page 45 G. BOISE PROJECT BOARD OF CONTROL h yps://weblink.meridiancity.org/WebLink/Doc View.aspx?id=282195&dbid=0&repo=MeridianCit X H. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=285810&dbid=0&repo=MeridianCit X I. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=281205&dbid=0&repo=MeridianCit y&cr=1 J. COMMUNITY DEVELOPMENT SCHOOL IMPACT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=286761&dbid=0&repo=MeridianCit X K. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=282820&dbid=0&repo=MeridianCit X L. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=286497&dbid=0&repo=MeridianCit X M. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=290332&dbid=0&repo=MeridianCit &y cr--1 N. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=290332&dbid=0&repo=MeridianCit IX. 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; The Commission finds the proposed zoning map amendment to the R-15 and C-C zones and subsequent development is generally consistent with the Comprehensive Plan and the MU-C FL UM designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Page 46 The Commission finds the proposed map amendment will allow for the development of commercial uses which will assist in providing for the service needs of area residents; and residential uses which will contribute to the range of housing opportunities in the City consistent with the purpose statement of the commercial and residential districts in accord with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 Commission 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. The Commission finds the proposed annexation is in the best interest of the City. B. Preliminary Plat: In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in, Section IV of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services will be provided to the subject property with development. (See Section VIII 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, the Commission 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; The Commission finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section VIII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, The Commission is not aware of any health,safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. Page 47 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. C. Conditional Use Permit(UDC 11-513-6E) 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 Commission finds that the subject property is large enough to accommodate the proposed uses and dimensional and development regulations of the C-C and R-15 zoning districts (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed uses are consistent with the future land use map designation of MU-C. 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 Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the 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. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Council should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 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 Commission finds that essential public services are available to this property and that the use will be adequately served by these facilities. D. Private Street(UDC 11-3F-5) In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The Director finds the proposed design of the private streets does comply with all of the standards listed in UDC 11-3F-4., however the private street shall not connect to Eagle Road unless approved through the alternative compliance process. Page 48 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 damage hazard or other detriment to persons,property or uses in the vicinity if the streets are designed and constructed in accord with the standards listed in UDC 11-3F-4B. The adjacent neighborhoods will still have access through the development via a local street networkfor a portion of the site. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The Director finds the use and location of the proposed private streets does not conflict with the regional transportation plan. A local street network is being provided with the development to provide connectivity with adjacent neighborhoods which is desired in the Comprehensive Plan. 4. The proposed residential development(if applicable)is a mew or gated development. This finding is not applicable as this a multi family development and not a mew or gated development. Page 49 E IDIAN.;--- Applicant's Presentation Page 4 R ) P I E S MODERN CRAFTSMAN VICTORY MARKET BARON PROPERTIES 24 FOUNDED IN TOTAL PROPERTIES 1983 AT A GLANCE DEVELOPED 5,000+ OPERATING IN OWNED + OPERATED UNITS 6 MARKETS 'o - QUALITY MANAGEMENT °Long term ow ers r developments Experienced &professional management service seven days a ti _ 14 week l 24 hour on-call maintenance Regulated community oversight ��_ MODERN �,1 ! � - CRAFTSMAN I tma 1 BEDROOM w r� DUPLE% €� ,_ ., � /mil � �� w....�w. ■ - '_. y - e w m d a ■2BEDROOMS '. > i y Is _ - - 2BEDROOMS I \ 1 m WITH GARAGE LUJ 3BEDROOMS �.: I . ag mma ��Lit III LJ L 1 6-0LEx 77 n C c � e a LS' L1" 1114 I'�r-II ammdmm un PARKING _ ni UR It = '.lt�) ammdmm VAN �[ .. (� :r .o.a.o...� ACCESSIBLE AMENITIES ' �. _. F �'� !� i� �'� ■GARAGE STORAGE � c ■LIVE-WORK UNITS - J O Ashley Cotton Jillian Littlefair 2 reviews ' 4 reviews ***** amonthago ****fit amonthago • , � Modern Craftsman is easily the best community in the valley.Nestled close to Costco,Freddies and MODERN — everything else you could possibly need,not to mention the staff is absolutely amazing!Best decision The leasing team was a huge help)Modern Craftsman has built a fantastic community with luxury CRAFTSMAN you could make would be to call this community home.Trust me,you won't regret ill amenities and very spacious homes to rent.I can't wait to move in! AT TIN MILE 135 UNITS APPROVED 21912021 1BEDROOM DUPLEX 2 BEDROOMS 3 BEDROOMS ,� - - El PARKING AMENITIES GARAGE STORAGE UNITS J�• �♦ ;ice•,• � � �_�� � MODERN CRAFTSMAN MODERN - - CRAFTSMAN goalsI■...■■...•�:� - ■■■■■■Ing ■ ■�•� > _ • � � 1� M■ Eno A im soon NEW VICINITY MAP MODERN CRAFTSMAN l SITE PLAN a ZONINGp . n;} - Lot V, �-aka, • Seeking R-15 (10.57 acres) and Igo C-C zoning (1.44 acres) • Zoning of immediately fly: v: • R adjacent propertiesn - , ► ,y • North: R-8 31 • East: R-4 , • South: R-15 and CC ~ ...A J S a Y # - E iI�" P r � lipMODERN ii r '' — CRAFTSMAN I i I , I R0 S AT A4 STORAGE CENTER THE EYE ASSOCIATES - 71FA R r II�II M STONE CREEK DENTAL I ACCOUNTING N C 7 N E F INITIAL POINT FAMILY MEDICINE I O_ _ [ Yl�sd ALLSTATE �- ST RESIDENTIAL PARCELS Q - I Ally IF SPINE AND PHYSICAL MEDICINE 39 PARCELS TOTAL AREA OF 6.10 ACRES AUGUST STUDIO -� APPROVED PARCELS FOR COMMERCIAL USE (UNDEVELOPED LAND OR INCOMPLETE CONSTRUCTION) ,ram PRESIDENTIAL HOMES Z _ 6 PARCELS S,Y.�T/ems TOTAL AREA OF 4.76 ACRES �V��j U7 1 ACTIVE COMMERCIAL LOCATIONS PROJECT SITE APPROVED EMPTY LOT r _ �'� 12 PARCELS P PER S w TOTAL AREA OF 12.83 ACRES w t PROJECT SITE i J RITE AID 0 }I,� 7 PARCELS U.l 111 rrr TOTAL AREA OF 13.64 ACRES -RESIDENTIAL HOMES E-1 APPROVED EMPTY LOT ASSISTED LIVING ` C U MU-C TOTAL AREA 64 PARCELS Z TOTAL AREA:37.35 ACRES 38.5%PROPERTY SITE APPROVED EMPTY LOT 34.4%COMMERCIAL D�l 16.3%RESIDENTIAL q 12.8%AVAILABLE Z w PRODUCT VARIITY a mix • Varying roof lines blended throughout the community ,, for a custom home community feel p .. • Up to 6 unique products • Three exterior color schemes • Rich materials including cultured stone, wood tone lap siding and architectural asphalt shingles • Residential Units: ,;� � � �■ � ` _ • 1 bed/1 bath duplex (47%) - 62 units, • 2 bed/2bath single family homes (28%) - 37 units, » M� • 16 units with attached garage • 21 units without garages 3 bed/2bath single family homes - (6%) 8 units � -0 g� • Townhomes with garages - (18%) 24 units • Detached Garages with Storage ! �1 • 18 garage bays (3 buildings with 6 bays each) • 0 48 storage units (3 buildings with 16 storage units each) '�J L� RISIDINTIAI: saw 8 units (6% of unit mix) • Two different rooflines 1,302 sf ' Three exterior color schemes MODERN — CRAFTSMAN RISIBINTIAI: L{ CI rrn ri i ... r • Two different rooflines • 62 units (47% of unit mix) • Three exterior color schemes • 692 sf MODERN _ CRAFTSMAN � �i iIII I •� I � ' a CIUBHOUSI to t 0_01-vim 11 `A y MODERN �. _- . - CRAFTSMAN DITACH[D BARAGIS WITH STORAGI ■ ■ it � • 18 garage bays (3 bldgs w/ 6 bays each) Three exterior color 48 storage units (3 bldgs w/ 16 storage units each) schemes MODERN CRAFTSMAN COMMUNITY ANINIT11S • CCommunity garden, playground, fenced dog r park, and large open spaces • Package lockers i • Wide sidewalks and connectivity throughout th � = site to allow for social interaction g • Lush landscaping throughout the community , • In-unit washer/dryers • Smart security systems, smart thermostat and keyless entry - A (- A I ems. " , c MODERN _ CRAFTSMAN b' ® `I INTIRIOR ANIN1111S • Private patio, balcony or yard for each unit • Tuck under and attached garages in select units _ • 10-12' ceilings • Spacious, open living floor plans • Luxurious and modern finishes, stainless ��� steel appliances, quartz countertops • In-unit washer/dryers • Smart security systems, smart thermostat and keyless entry MODERN CRAFTSMAN r• nun.n�A jjII �an.0 PARKING . .-�1'►...SIB (f�... y� ... II �n�••�;;.. ..� ,.. ■ I 1 .a =...:. :or 10 0 ■,�+!I 11��'[FRL' 11 11 1111. i � 1 �.J MODERN CRAFTSMAN s 'I ' G I all 4L -1 I a, F y _ p Iti f UNE.aR PARKWAY LA14MAFE STRIP _ �y LIbC 11-4-3-27 C4 'JTDOOR COMMON OPEN SPALE �"' 114C 11-4-3-27 C - COMMON OPEN SPACE AREA � - - � 71 LIbC 11-4-3-27 U - PRIVATE USEABLE DPEN SPACE — ® \ _Y� t• • �@ m L•�� I _--_" FIT I,I U Exceeds Open Space Requirement ' � s Each unit has a private outdoor space ,n 1L111_L_L1J:1111W� i.l _ �L' `11 SIRVICI a UIIIIIIIS Meridian Fire .3 miles from Station No. #4 Meridian Police Estimated response time 12 min or less Meridian Sewer and Water Meets Meridian Waste Water Master Plan Within Suez service area; service line is directly adjacent (Property is within the City's Urban Service Boundary) ACH D All conditions of approval are acceptable MODERN _ CRAFTSMAN TRAFFIC CALMING !IE v r: 11��i�lrieYY�W11 � ', • Chicanes at North and South ends of � s .T S. Titanium Ave and E. Publisher St • Bulbs at intersection of S. Titanium ans fy H� E Publisher St Pul • Raised crosswalks • Meetings and coordination with The Pointe at Meridian 1 i i � �� • � MODERN CRAFTSMAN ROADECONNICTIVITY _ _ MERIDIAN PUBLI( --' HERRIN6NOTI(E �.- FEBRURRY2,2023 Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following.- • Reduces vehicle miles traveled_ • Increases pedestrian and bicycle connectivity- ' ' - Increases access for emergency services. • Reduces need for additional access points to the arterial street system. F `f • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers,transit stops, etc. ' 3', • Promotes orderly development. The development will not be detrnnental to the public health, safety or general welfare, and, Staffis not aware of any health, safety°, or environmental problews-associated with the platting of this property. ACHD considers road safgv issues in their aioaj!sis. � MODERN - CRAFTSMAN COMMIRCIA[ p NNW • Maximum of 18,100 sf of commercial -� -- space fronting Eagle Road • Exceeds required parking n • Complementary architectural •• • design and materials to adjacent • residential units MODERN _ CRAFTSMAN THANK YOU MODERN - CRAFTSMAN 2 13 RIBROON TOWNHOMIS RISIDINTIAI: ICY.. I E i e 24 units (18% of unit mix) • Three exterior color schemes 1,213 - 1,352 sf ' Two car garage for each unit MODERN g g — CRAFTSMAN RISIDINTIAI: Jim r -- ' 16 units (12% of unit mix) Two different rooflines • MODERN 1,083 sf Three exterior color schemes — CRAFTSMAN i O B R O 0 �s N Di C1 N 6F EXISTING BUILDINGS FOR COMMERCIAL USE 30+Locations' •• •'� •i i^) ON" �=+�• / *jPx •,_- �n{�..! APPROVED PARCELS FOR COMMERCIAL USE (UNDEVELOPED LAND OR INCOMPLETE CONSTRUCTION) AIoa 14+Parcels/L—fi's' !i a i ' ACTIVE COMMERCIAL LOCATIONS 200+parcels/Locations' ►_ -- _ PRoJecTLocnTiov t r~ t. - ter• • �- . ■ • - . . - • . . . - • . - -. .. . .•. - . . Enrollment . . . Pepper Ridge Elementary 515 675 , Lewis & Clark Middle School 885 11000 Mountain View High School 2461 2175 School of Choice Option To meet the need for additional school capacity in this area one or more of the following may need to be accomplished: • Transporting students to an alternate school with available classrooms. Christine Donnell Elementary-Arts 474 500 Attendance area adjustments if there is availability in a nearby school. • Portable classrooms placed on the property. Spalding Elementary- STEM 678 750 • Passage of a bond to build new schools to fit the enrollment needs. MODERN- RA I I Table ES-2 —Findings and Potential Mitigations 17agle . the only failing movement is the eastbound through/left turning movement at th Road/Easy Jet Drive intersection in the AM peak hour. 1 A total of 26 crashes were recorded at study area intersections and roadway segments in - CS $t flVt? the most recent five-year period resulting in 15 property damage only crashes, 9 injury crashes,and 1 fatal crash. ■ The eastbound and westbound approaches of the Eagle Road / Easy Jet could be re- Potential Mitigations striped to have a shared throughlright turn lane and a left turn lane.This would mitigate all failing movements. 2025 Backoround Conditions ■ The only falling movement is the eastbound through/left turning movement at the Eagle _ -- Road/Easy Jet Drive intersection in the AM peak hour. Planned Improvements I s ; ■ No programmed roadway or intersection projects in the study area to be constructed by 2026 ■ The eastbound and westbound approaches of the Eagle Road/Easy Jet could be re- Potential Mitigations striped to have a shared through/right turn lane and a left turn lane.This would mitigate all failing movements. i I Plus Project Conditions ---�---- r � • The only failing movement is the eastbound through/left turning movement at the Eagle j I Road/Easy Jet Drive intersection in the AM peak hour. =• ■ The only failing movements are the eastbound through/left turning movement at the (withoutFindings • Eagle Road/Easy Jet Drive intersection in the AM peak hour and the westbound Access A) throughlleft turning movement at the Eagle Road/Easy Jet Drive intersection in the AM and PM peak hours. • The eastbound and westbound approaches of the Eagle Road/Easy Jet could be re- Potential striped to have a shared throughlright turn lane and a left turn lane.This would mitigate all failing movements. Turn Lane Analysis ■ No turn lanes are warranted. t_ ■ It is recommended thatthe eastbound and westbound approaches of the Eagle Road l VICto �'ioa Easy Jet be re-striped to have a shared through/right turn lane and a left turn lane.