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HomeMy WebLinkAbout2023-06-20 Regular CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, June 20, 2023 at 6:00 PM All materials presented at public meetings become property of the City of Meridian. Anyone desiring accommodation for disabilities should contact the City Clerk's Office at 208-888-4433 at least 48 hours prior to the public meeting. Minutes ROLL CALL ATTENDANCE PRESENT Councilwoman Liz Strader Councilman Brad Hoaglun Councilman John Overton Councilwoman Jessica Perreault Councilman Luke Cavener Mayor Robert E. Simison ABSENT Councilman Joe Borton PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted PUBLIC FORUM – Future Meeting Topics ACTION ITEMS 1. Public Hearing continued from May 23, 2023 for Promenade Cottages Subdivision (H-2022-0013) by Steve Arnold, A-Team Consultants, located at 403 E. Fairview Ave. Approved Application Materials: https://bit.ly/H-2022-0013 A. Request: Rezone approximately 6.819 and 0.326 acres of land from the R-8 and C-G zoning districts to the R-40 (6.61 acres) and C-G (0.535 acres) zoning districts. B. Request: Preliminary Plat consisting of 30 single-family residential lots, 5 multi-family lots, 2 commercial lots and 8 common lots on 7.64 acres of land in the requested R-40 and C-G zoning districts. C. Request: Conditional Use Permit to construct a 90-unit, multi-family development on approximately 2.8 acres in the requested R-40 zoning district. D. Request: Conditional Use Permit to construct single-family, detached dwellings on the 10 of the 30 single-family residential lots in the requested R-40 zoning district. E. Request: Conditional Use Permit to allow the existing, non-conforming parking, landscaping and mobile home park to remain as is for an extended period of time in the C-G and requested R-40 zoning districts. Motion to approve made by Councilman Hoaglun, Seconded by Councilman Overton. Voting Yea: Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault, Councilman Cavener 2. Public Hearing for Graycliff Estates Subdivision No. 2 Lot 13, Block 5 (H-2023- 0023) by KB Home, Sabrina Durtschi, located at 4456 S. Redwater Ave. Approved Application Materials: https://bit.ly/H-2023-0023 A. Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 13, Block 5. Motion to approve made by Councilman Cavener, Seconded by Councilwoman Perreault. Voting Yea: Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault, Councilman Cavener 3. Public Hearing for Graycliff Estates Subdivision No. 2, Lot 21, Block 5 (H-2023- 0027) by KB Home, Sabrina Durtschi, Located at 4469 S. Colditz Way Approved Application Materials: https://bit.ly/H-2023-0027 A. Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 21, Block 5. Motion to approve made by Councilman Cavener, Seconded by Councilwoman Perreault. Voting Yea: Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault, Councilman Cavener 4. Public Hearing for Pollard Subdivision (TECC-2023-0001) by Brighton Development, Inc., generally located on the north side of W. Chinden Blvd., east of SH-16, in the south 1/2 of Section 21, T.4N., R.1W. Approved Application Materials: https://bit.ly/TECC-2023-0001 A. Request: Time Extension for 1-year on the preliminary plat, until June 4, 2024, in order to obtain the City Engineer's signature on the Final Plat. Motion to approve made by Councilman Overton, Seconded by Councilwoman Perreault. Voting Yea: Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault, Councilman Cavener 5. Public Hearing continued from May 9, 2023 for Artisan Victory Market (H-2022- 0066) by Kindi Moosman, Horrocks Engineers, Inc., located at 2820, 2910, 2960, 2990 and 3020 S. Eagle Rd. Approved Application Materials: https://bit.ly/H-2022-0066 A. Request: Annexation and Zoning of 14.47 acres of land with the R-15 zoning district. B. Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested R-15 zoning district. C. Request: Conditional Use Permit for a multi-family development consisting of 138 units on 13.60 acres in the R-15 zoning district. Motion to approve made by Councilman Hoaglun, Seconded by Councilman Cavener. Voting Yea: Councilwoman Strader, Councilman Hoaglun, Councilman Overton, Councilwoman Perreault, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 9:28 PM Meridian City Council June 20, 2023. A Meeting of the Meridian City Council was called to order at 6:00 p.m. Tuesday, June 20, 2023, by Mayor Robert Simison. Members Present: Robert Simison, Brad Hoaglun, Luke Cavener, Jessica Perreault, Liz Strader and John Overton. Members Absent: Joe Borton. Also present: Chris Johnson, Bill Nary, Bill Parsons, Sonya Allen, Tracy Basterrechea, Joe Bongiorno and Dean Willis. ROLL-CALL ATTENDANCE Liz Strader Joe Borton _X_ Brad Hoaglun _X_ John Overton _X_ Jessica Perreault _X—Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call the meeting to order. For the record it is June 20, 2023, at 6:00 p.m. We will begin this regular city council meeting with roll call attendance. PLEDGE OF ALLEGIANCE Simison: Next item is the Pledge of Allegiance. If you would all please rise, join us in the pledge. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Simison: We had no one sign up for the community invocation. ADOPTION OF AGENDA Simison: So we will move on to adoption of the agenda. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: There are no changes to tonight's agenda, so I move adoption of the agenda as published. Cavener: Second. Meridian City Council June 20,2023 Page 2 of 61 Simison: I have a motion and a second to adopt the 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, anybody sign up under public forum? Johnson: Mr. Mayor, nobody signed up. ACTION ITEMS 1. Public Hearing continued from May 23, 2023 for Promenade Cottages Subdivision (H-2022-0013) by Steve Arnold, A-Team Consultants, located at 403 E. Fairview Ave. A. Request: Rezone approximately 6.819 and 0.326 acres of land from the R-8 and C-G zoning districts to the R-40 (6.61 acres) and C-G (0.535 acres) zoning districts. B Request: Preliminary Plat consisting of 30 single-family residential lots, 5 multi-family lots, 2 commercial lots and 8 common lots on 7.64 acres of land in the requested R-40 and C-G zoning districts. C. Request: Conditional Use Permit to construct a 90-unit, multi-family development on approximately 2.8 acres in the requested R-40 zoning district. D. Request: Conditional Use Permit to construct single-family, detached dwellings on the 10 of the 30 single-family residential lots in the requested R-40 zoning district. E. Request: Conditional Use Permit to allow the existing, non- conforming parking, landscaping and mobile home park to remain as is for an extended period of time in the C-G and requested R-40 zoning districts. Simison: Okay. Then with that we will move right into our Action Items this evening. First item up was a public hearing continued for May 2023 for Promenade Cottages Subdivision, H-2022-0013. We will turn this over to staff for any comments. Allen: Thank you, Mr. Mayor, Members of the Council. Give me just a moment and will share my presentation here. At the last hearing on May 23rd City Council directed staff and the applicant to come up with some possible solutions pertaining to Meridian City Council June 20,2023 Page 3 of 61 displacement of residents of the mobile home park if the proposed multi-family development is approved in the second phase of development where the mobile home park is currently located. Staff issued a memo that included several possible options. Mr. Mayor, would you -- would you like me to go through those options or does everyone feel comfortable with having read the memo? Simison: Council, would you like to hear them? Okay. Everybody good? Allen: The applicant also submitted a letter with an inventory of the number of RVs, mobile homes older than 1976 and mobile homes newer than 1976, that includes some possible options to help with displacement of residents of the mobile home park and that's in the record, too. I assume you have read that. The applicant is here tonight to go over those if you do have any questions. Thank you. Simison: Thank you. Council, any questions for staff? Would the applicant like to come forward? Arnold: Mr. Mayor, Members of the City Council, for the record Steve Arnold. A-Team Land Consultants. 1785 Whisper Cove, Boise. 83709. 1 came tonight to mainly be here as a resource about any questions that you may have about the mapping or the subdivisions or things that we did, but kind of where Sonya left off is our understanding as well, the last item that needed to be addressed was the re-homing of the residents to a new park or how we were going to help them out. I do believe that Mark Kelly, one of the owners, is online and I think I will let him address that and, again, I will stand for questions on the platting and the application before you. Kelly: Hello? Simison: Chris, would we like to bring in Mr. Kelly? Or is he unmuted? Okay. Mr. Kelly. Kelly: Hello? Can you hear me? Simison: Yes, we can. Johnson: He is coming in as a panelist, Mr. Mayor. Kelly: Hello? Simison: We can hear you. Kelly: Yeah. We had submitted a letter with some options of what we could brainstorm on helping with the displacement of the tenants. I would be happy to read through that for the Council if you -- if you would like. Otherwise, I don't have a whole lot more to add than that. But I did notice we didn't mention that everyone is on a month-to-month Meridian City Council June 20,2023 Page 4 of 61 lease at the park and I know we -- I realize we didn't include that in our letter, but I would be happy to go through the details if you would like. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I have a few questions for you about the four items that were proposed. On the first item the question is -- there is a belief that it will be easier to move the RVs -- I believe there is about 15 in the -- in the park currently and that there isn't as much concern about those RVs moving. From everything I know about the -- the amount of RVs that are looking for permanent or semi-permanent placement in parks in our area, the parks are completely full. It's very hard -- there is months long waiting lists for folks that want to live in the RV parks permanently and so I'm trying to understand the belief of the ease of those folks moving to parks where they might be able to live in a permanent way and, then, also wondering if you had gone into detail on what the costs for the monthly space rent would be for those parks versus what's being charged now. The reason I ask is because I know the Meridian KOA -- there is a lot of individuals that have lived there for two plus years and they are running around 500, maybe even more per month and that's quite a bit of cost for an individual whose income would require them to live in the park that you currently have. So, I'm going to challenge the applicant a little bit on the belief that it will be easy to move those -- those RVs -- to allow them to move to another location in a cost effective way and my understanding was that there was only assistance that was going to be provided if those folks moved to a park that was currently owned by the applicant. So, if you could comment on that first and, then, I will ask subsequent questions afterward. Kelly- Yeah. We were referring to the ease of moving the actual, you know, structure. The mobile homes have other difficulties with moving and that's what we were trying to say with that comment. We haven't researched what any of the local area costs or any of that, to be honest with you, and we are just going off of, you know, what we see as we drive around. I don't know if you have researched or expanded your radius of what you are looking at, but I thought there was more availability. We are building an RV park over in Ontario and, like we said, we would be open to assisting with moving the -- moving it over there if they don't have a vehicle to move there and it's a trailer RV, you know, we would be open to talking about, you know, filling their tanks so -- they can get to our park and, you know, accompanying them with that, but other than that we -- we didn't really look into the details nor the costs. So, I -- you know, I didn't know we were tasked with that. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I don't think it's so much that the city is asking that of you, it's just looking into the reality of whether these folks do have a place to go. I think that's more of the Meridian City Council June 20,2023 Page 5 of 61 concern. It's not that we are tasking you with that, it's just the reality of them potentially not having a place to go. So, I assumed for your sake you would have looked into where they could go, so that your -- the timing of your development would be able to be accomplished. Kelly: Well, yeah, I didn't -- you know, I don't think we are responsible for finding everybody a home. I -- you know, but, technically, we have certain notice rights and, you know, we -- you know, we have been talking about extending the time periods and everything else, but perhaps we misunderstood what you were wanting us to try to do. Perreault: Well, I apologize if -- excuse me. I apologize if that wasn't clear. I don't -- I don't believe from the last meeting there was any indication given that you were being required to do anything. Really the discussion was around whether they had been notified and we really appreciated your response and an effort to do things to help them from being displaced. I was thinking of it more along the lines of the reality of whether there actually was anywhere for them to go and what that meant for the timing of your project without leaving them without a place to live and that that was the city's primary concern. So, we can -- we will probably get into that topic more here at the -- the end of this conversation. Really appreciate the 180 -- 180 day notice. I think as much notice as you can give them as possible will make your process easier, so that they have as much time as they can to work through the challenges of moving to a new location, being able to save for the cost of that process. I was under the impression from the last hearing that there were potentially some of these units that were not movable, because they were in poor shape. Do you know about how many of those there are and were they included in the numbers that you gave us here tonight? Kelly: Yeah. Those were in that inventory of homes and there is 17 of the older homes -- older than 1976. Perreault: So, they aren't -- are not in good enough shape or they just -- they can't be moved because they are -- Kelly: Every jurisdiction is different. I'm not sure what the city of Meridian's, you know, codes are in regards to the 1976 and older homes. Many of the cities now, you know, require them to be brought up to HUD standards and that can vary with each home, whether rewiring, because there is old over wiring in there or other -- other reasons. egress out of windows -- a multitude of different things to bring them up to HUD standards. But we are hearing that some jurisdictions, like Twin Falls and others, are not even allowing the older homes to be moved once they get beyond that 1976. Don't quote me on that, but that's what we have been hearing. It's always hard to get definitive answers sometimes when you are trying to -- trying to see if you can move a home or do something with it. Perreault: Okay. Thank you. Kelly- Uh-huh. Meridian City Council June 20,2023 Page 6 of 61 Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mark, would you mind walking us through some of the details? I want to confirm a couple of things here. You talk about in number two give a 90 day notice to vacate when they are ready to begin construction and I want to make sure you had this phased in three phases. The single family -- if this was granted, single family would come first, which is on the south side of the three sections, commercial, mobile home and, then, the vacant lot. So, that would be first phase. The second phase would be the current situation we are talking about with the mobile homes. You would do the apartments and the third phase would be the commercial area and I recall that once the single family homes are built there was going to be a request for four years. There was some financing situations and you have two years -- you would have to come back for a request for a two year extension because of the loan agreements the way that's arranged. Can -- can you confirm that my memory is accurate? I was trying to read through the minutes again real quick on that, but -- Kelly: You know, we have confirmed we have about two more years on our loan and just where we are at in the process now, we -- we think that it will take us four years to get to the multi-family portion of the project, just -- it's such an uncertain time right now. We are proceeding extremely cautiously. The financing that's out there, it's -- it's -- with all the commercial office space problems, you know, the lenders are -- it's -- it's just they are super uncertain times. So, if this -- if the market warrants to go as fast as we can we could do it. Our financing restrictions change after two years from now or this -- later this summer. So, you know, if we -- if we can get through the single family -- yes, you are right, we wanted to start with the single family and cottage product, the paired homes in the back and, then, move into the multi-family after that and, then, we are -- city staff wanted to stretch out the noticing to them, too, and we weren't a hundred percent sure of our timing, but we have confirmed that our finance constraints are really two years from September 1. Hoaglun: So, Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: And, Mark, to confirm what I think I heard, then, was at a minimum it will be two years before those folks would have to leave, with a possibility of four years; is that correct? Kelly: Correct. Hoaglun: Thank you. Kelly: Uh-huh. Meridian City Council June 20,2023 Page 7 of 61 Simison: Council, any additional questions for the applicant? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah, I guess it's a question for staff to react to -- maybe with the applicant, but I thought the proposal under number four was interesting, but I have never heard of us doing like an applicant building half of the width of the improvements on a street. Is that something we can do or have done? If staff could reflect on that. And, then, maybe we have questions for the applicant. Allen: Sorry. It was on. I just flipped it off. Thank you. Mr. Mayor, Council Woman Strader, typically the requirement is half plus 12 from ACHD. In this case all of the right of way lies on this property. Strader: That doesn't sound -- Allen: So, that's the reason -- Strader: Okay. So, it doesn't sound like that's really a feasible solution. Allen: No. Strader: Mr. Kelly -- Simison: Council Woman Strader. Strader: Thanks, Mr. Mayor. Sorry, I got a little turn around here. But just to kind of reflect back, I did think that, you know, extending the noticing period I thought was a positive change that would help. It -- you know, I don't think, though, we have kind of avoided the -- certainly the issue with the older mobile homes that can't be moved, it just feels like there is not a great solution for those. It's lucky that you are in this business. So, could you help me understand with moving them, is it -- is it possible to typically move them, but repairs are required or is it that the condition of them are such that it's not safe to transport them? Is it like a HUD regulation? Help me understand that. I'm not aware of a City of Meridian regulation about moving them, but I can be misinformed. But help me understand a little bit about the issue with moving those older ones. Kelly: Yes. So, there is -- there is a total of 40 spaces out there and, again, there is -- 15 of those are recreation vehicles, seventeen of them are 1976 or older mobile homes and those -- those are the ones that are more difficult to move because of the HUD standards and bringing them up to HUD standards, so -- and, then, the remaining -- the eight other homes that are newer than 1976, we believe, just from assessing them from the outside, that they could be moved and would make economic sense to move them. And then -- you know. So, the older ones -- we have -- we have fixed them up in the Meridian City Council June 20,2023 Page 8 of 61 past and, you know, put new windows in that provide the egress and changed the wiring out. But usually you are doing that with a home that, you know, warrants spending the money on it and, then, the moving costs of the homes -- of the mobile homes get really expensive, you know. So, an older single wide could cost -- you know, depending on how far you are going and what you are doing, but, you know, it could cost five to ten thousand dollars to move -- move the home easily. Strader: And so -- Simison: Council Woman Strader. Strader: Thank you, Mr. Mayor. Mr. Kelly, would a good outcome for you today be to approve the other parts of your project, so you can proceed and, then, continue to work on this, you know, multi-family aspect with the city? Is that what you are looking to achieve today or are you just looking for full approval? Kelly: No, we could be very flexible on the multi-family and we see that -- we could move forward and work with that on a DA or if you want us to reapply for that. You know, I -- I would hope we would be able to get the zoning all done and everything just to save some work for everybody. But, you know, if -- if we didn't get that, you know, yeah, we -- we would appreciate moving forward with the cottages and doing that part of the project and, you know, I'm confident we will be able to work through this stuff and, you know, do our best at finding everybody a home. It's just so hard to predict when we will still be there and everything else. We do have quite a bit of turnover in the park. so -- Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: But like hypothetically though -- so, you are not accepting -- I assume you are not accepting new transfers of mobile homes that are older than 1876; right? Kelly- No. Absolutely not. We are not accepting that. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: And so, you know, part of what I'm kind of wondering -- and just talking out loud and it's not a great systematic way to do it, but having looked at the photos it looked like several of the older homes were really like substandard housing and so something I was wondering about was -- if you would be willing to work with staff on an outreach program, even before you are ready for that phase of the multi-family, with the ones that are in the worst condition to help those folks get on the lists for affordable housing. For example, we do have an affordable housing project being built in Meridian City Council June 20,2023 Page 9 of 61 Meridian, but by the time -- you know, by the time you are going to do this multi-family phase that one will have a huge wait list and it will be full. So, I was just wondering if you would be willing to work with the homeowners of the -- of the -- of the older homes that are in the worst condition that can't be moved now and, then, if you backfill them if you would be able to fill them -- any vacancies with newer homes or RVs that could be moved. If there was a way there that we could kind of move out the -- out of that group of 17 that are probably the most problematic, identify those and, then, if there was a way to like work with them earlier to help those folks, if there just sort of -- some kind of a plan you would be open to there -- because I imagine -- I mean I like the other phases of your project and this is the only one I was hung up on, but I'm sort of hoping we can approve the other phases, just talking out loud, and, then, there might be a way to work with -- out of that 17, the ones that are most problematic now. Is that something you would be open to? Kelly: Yeah. You know, we would be open to it. I think it's -- it's really -- in reality it's really two years from now, because, you know, that's collateral for our existing debt on the property and we are responsible for keeping the park full. So, we have got to -- I got to keep that in mind until we can transition into a new loan and -- and, hopefully, by then we have the cottages up and going and have more collateral and whatnot, but -- so, think the reality is, you know, we would start doing that two years from now with the older homes and, you know, we could certainly do that and try to replace them with -- with an RV is really the -- the realistic thing that would occur, because a newer mobile home with the cost to move in and just set up, it wouldn't make sense to move them in for the short period of time, all depending on, you know, what our forecast is to break ground and do it and get the multi-family going. Does that make sense? I mean we -- we could certainly work on those ahead of time and -- but at this point they are providing housing in the park and it -- you know, it could be two to three years and, you know, we are seeing that and, you know, who knows what the economy is going to look like three years from now. So, I just -- that's where -- you know, we might as well utilize the housing that we do have in the interim for as long as we can and, then, we would definitely work to get people into any vacant spaces we have and work with them to find -- find housing, you know, if they have to stay in the immediate area. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I mean just -- so, talking out loud, I appreciate that -- it feels like you want to be really collaborative on it. I think -- you know, it sounds like even finding spaces for RVs that -- that's very difficult right now in the valley and I guess I am concerned, having reviewed the photos, of the living conditions that some people are in and just wondering -- I understand it could impact your cash flow if you were to suddenly work with a bunch of people and get them moved, but if you were to work with one at a time, kind of prioritize the ones that are in the worst shape and help them --just at least be aware of the resources available to them, you know, especially the affordable housing resources, at least if they were made aware of that earlier, you know, that might Meridian City Council June 20,2023 Page 10 of 61 help some people get out of some -- some living conditions that might not be ideal, even two years from now, just -- you know, some of the pictures it looked like there were some that didn't have a roof or that had a tarp serving as a roof and some stuff like that. I guess I -- I think I would be comfortable approving the other phases and -- and holding off on the multi-family piece while we kind of work together on this. But I thought -- you know, it seems like you are really open to working with the city on it. I guess I would like to hear other people's thoughts. But it feels like that might be a good way to proceed. Kelly: Yeah. We would -- we would appreciate moving forward with the cottages for sure. Simison: Council, any additional questions for the applicant? Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: One last one. Mark, under Idaho State law I believe if you could -- as the landowner you have a contract with each of those residents. Give them a 30 day notice and, then, they would have to vacate the premises; is that correct? Kelly: We are on a month-to-month lease and I'm not a hundred percent sure if that's -- I believe it's -- there is differences. We started -- we looked into it a little and I think there is a difference between giving notice, which -- I don't know if it makes a whole lot of sense, but giving notice and, then, giving notice if you are closing down the park and so I -- you know, I'm really not an attorney, I don't know for sure, but there is certainly a prescribed period of time and we would just need to confirm that. Like under number two we are basically saying, hey, we will -- we will do -- because we went back and looked and I'm not a hundred percent sure that 90 day notice to vacate is correct. If the park is being closed it might be 180 day notice and if that's the case, then, what we are saying in number two is we will give them 360 day notice if that's what the statute states. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Steve, do you have any insight into that -- into the day -- the amount and length of time? Arnold: Mayor Simison, Councilman Hoaglun, the -- my understanding -- and this is single family housing and not mobile home so I'm -- rental properties mine is 90 days is my understanding. So, I have not a clue with mobile homes and demoing them and moving them off and -- Mark might be right, it may be 180 days. Meridian City Council June 20,2023 Page 11 of 61 Hoaglun: Okay. So, at least we have established that time frame, anywhere between, Mr. Mayor, 30 and 180 days a landowner can force them off the property. Arnold: Correct. Hoaglun: Okay. Thank you. Simison: Okay. Thank you very much everyone. Mr. Clerk, do we have anyone signed up to provide testimony on this item? Johnson: Mr. Mayor, nobody in advance. Simison: Okay. If there is anybody present who would -- Arnold: I have one last comment if I may. Simison: Why don't we -- can you save it for closing remarks? Arnold: Oh, sure. Yes. Simison: You may be right up, but I just want to see if there is anybody else present. Okay. If you would like to come on up. And if there is anybody online, please, use the raise your hand feature, so that we can bring you in on this. If you would state your name and address for the record, please. Choose one of the mics. Hanrahan: Scott Hanrahan. 403 East Fairview, Trailer 46. Obviously I'm emotional about this and, you know, I know it's their property, but I know -- you know the guy next to me, there is people on Social Security that are on fixed income of like 1 ,400 dollars and their home -- you know, my mobile home is one that wouldn't be accepted in Ontario because of its age and I'm not aware of when -- when he said that there was a -- that we have tried to upgrade these units, I don't know of one person that that has taken place with. I would like to have some more information about that, because have spent the money to put in a heat pump and central air and all that stuff out of my money. There are people in the park, not only on Social Security, because of their injury that can't work, but there is people like Mike that, you know, is a Vietnam veteran. He's worked at McDonald's his whole life. He gets 1,400 dollars a month and that's it. He -- you know, where in the hell is he going to go? Excuse me. Where is he going to go? There are people in the park that even if they could move their -- their trailers -- you know, I know one of them around the corner, she walks to Auto Zone, because that's where she's -- she's got a job and she doesn't have enough money to buy a car and simply moving all these things to Ontario sends a really bad signal for the city to me, because you are going to displace -- I don't know how many people are in there. There is probably like 60 some odd spaces and, you are right, some of them I wouldn't live in if I could help it, but yet that's all these people can afford and there is people like next to Mike that is -- that are not bilingual, their -- their language is not English, they struggle to make ends meet and where are they going to go, you know. And I can't sell my trailer, Meridian City Council June 20,2023 Page 12 of 61 even though it's in decent shape. I can't move it anywhere. Like even to Ontario, because it's too old and there are literally no spaces that I know of, without buying a new mobile home, in this city that you could move a mobile home to. Or an RV. I mean I just -- you know, I'm a capitalist. I understand it's his property. But yet this is just a worrying situation for me. I am one of the probably the lucky few that I could probably in two years find another place to live or whatever, but 180 days, if that ever turns out, you know, that's -- these people will be on the street and we are talking, you know, tonight United States veterans on the street. I just -- somebody needs to stand up and say no and I don't know how you can say no, because it is their property, but I think -- I'm trying not to be too emotional about it, but it's -- it's portraying this city as some place that doesn't care about their citizens. To me that's how it feels, you know, and what you were saying that there is -- I had a contract originally when I -- I don't remember what it says. I tried to dig it out. I can't find it. But it wasn't month to month and they came around -- I think they said in a week they were going to do an inspection. So, they came around and since I have been there since 2017 we have always been able to park on these roads. All of a sudden they said if you are parking on the road we can eject you, basically, and there are simply people with two cars that don't have room to park their cars in the space provided and that's -- that's a shock to me. It's like, well, when -- when did that happen? The other thing is that people have -- in some of these substandard housing things they were told to clean up their yards. So, they went out to Harbor Freight and they bought those little canvas sheds; right? Garage sheds. And they put all their stuff in there. They tried to clean it up and this last time it came through they said, no, you can't have that anymore and these are all reasons that they can remove you from the park and it says right there on the paper. I don't trust them. You know, when did that happen? So, right here, four years and two years and possibly 180 days or 360 -- that time frame for me doesn't work for most people in this park, including me. You know, 180 days, I don't know where I go, you know, and part of it is I choose to live there, but part of it is a financial thing for me, because of, you know, money coming on. I make decent money, but a lot of that goes elsewhere and I don't know if Mike wants to speak, but -- Simison: And if you could wrap up your -- your comments, we might have some questions for you as well. Hanrahan: Okay. Thank you. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Thanks. Appreciate your -- your testimony tonight and while I don't think there is anything more emotional for any of us as Americans about talking about our home, so don't feel you need to apologize. We all deal with housing in different ways and I appreciate your testimony here tonight. So, I do have a couple of questions for you and it starts with -- I think your -- your perception that the city doesn't care and it's okay if you feel that way, but I just -- I want to reaffirm for you -- the reason why we are Meridian City Council June 20,2023 Page 13 of 61 having another meeting tonight is because when this was first brought before the Council we were not excited about this and we wanted to have an opportunity to hear from people like you. So, thank you for being here tonight. Hanrahan: Can I just clarify that statement? The only reason I'm here tonight is to plead with you, because I watch the meetings on YouTube or wherever it was, the last one, and I know you are sympathetic to it and you are trying to make some changes or allow with sufficient time. That's why I'm here is because I watched that last time and I appreciate it. Cavener: So, that this comes with my first question is I know -- I mean Council Member Perreault inquired about this in the last hearing about what type of communication about these changes have been made to you and your fellow neighbors? Hanrahan: The only thing we have had is the public hearing notice, billboards and it said last time it was updated it said it was in December, okay, and, then, the next -- the next two or three meetings that had came out that billboard had not been updated and when I called the city here they said, well, it's not my job -- our job as a city to update the dates on that billboard and you just go online. Well, probably, half that park, if not more, doesn't even have internet. So, there really is no -- there wasn't sufficient warning or explanation of any of this in my view. Cavener: Mr. Mayor, maybe a couple follow-ups. Simison: Councilman Cavener. Cavener: Do you recall being invited or getting any notification about a neighborhood meeting of any kind? Hanrahan: I did not. Cavener: So -- Hanrahan: I heard that and I had not received that. Simison: Councilman Cavener. Cavener: Thank you, Mr. Mayor. And my last question -- this is I think really helpful for me, because you seem very rooted in logic, you say you are a capitalist, which appreciate. I think most of us in this room, like almost all of us likely are. So, give -- give me advice as a Council Member, what -- what should I do about this situation where clearly I hear your pleas and your concerns and, frankly, I'm sympathetic with them to the point that you don't own the land and there is -- the owner does want to do something different with that. What should we as a City Council do? Meridian City Council June 20,2023 Page 14 of 61 Hanrahan: I think your idea of helping those people individually that maybe are substandard and can't go anywhere else because of limited income and getting them on some kind of a public housing list that's affordable, that's a great step. I think the time frame of two years to four years I think that's sufficient. What I'm afraid is going to happen is that's going to shrink and we won't know it's going to shrink until it does. So, any kind of long-term plans -- like if I wanted to put 500 dollars a month away for four years to put a down payment on a house; right? If it becomes 180, 360 or two years less, then, all my long-term plans are for naught. That would be my major concern is some kind of a firm contract about dates. Cavener: Thank you. I appreciate your testimony tonight. Thanks for being here. Simison: Thank you. And, Mike, did you also want to provide testimony? Karish: Well -- Simison: You need to state your name and address for the record. Karish: Mike Karish and I'm in 403 East Fairview Avenue. It's a trailer park. And I'm space 40. And I -- my trailer won't move. That's almost a guarantee. It would fold up, because I have got -- part of the ceiling is coming down. When it rains it leaks, which know I'm supposed to take care that, but Pat's helped me trying to cover up and patch cracks and everything to stop it, but it -- it finds a way and I try to save money and -- but when it gets close to the end of the month I have to dig in what I have tried to put aside to save and come two years I know I'm not going to have enough to buy anything and where I'm going to live I have no idea and I want to live around -- either Boise or Meridian, because I go to the VA. I have got Parkinson and it will spread, get worse for me, but -- ask me questions, because I'm lost. Simison: Fair enough. Thank you. Council, any questions? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Thank you very much, gentlemen, for coming here this evening. We appreciate it. It was my understanding that -- that your homes were owned by yourselves individually. Is that not the case? They are all owned by the park and are you making improvements to the units, but you don't own them? Karish: I own mine. Perreault: Okay. So, some are owned by the -- the residents and some are owned by the park or do all the residents own their own? Okay. Simison: We will let the applicant reply to that if they would like. Meridian City Council June 20,2023 Page 15 of 61 Perreault: Excellent. Thank you very much. Thank you. Karish: Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Sir? I'm sorry. Simison: Mike, I think -- I think you have another question that's coming from Council Woman Strader. Karish: Sorry about that. Simison: No. You're fine. Strader: Sorry, sir, to make you come back up. But if the city and the applicant were to work with folks like you that have a home that can't easily be moved and you were helped to connect to resources for affordable housing, is that a process you would be willing to start working on, you know, soon or is it something that you would tend to wait on until it got closer to when they were going to make changes to this part of the property? Karish: Well, I don't quite understand everything that you said, but -- Strader: Yeah. I was just trying to understand from your perspective if you would be willing to go and try to get on some lists for affordable housing resources now or if you would prefer to wait and stay -- you know, stay in your home the way it is until possibly two years from now. And the reason I'm asking that is there is a long wait time I think on a lot of these affordable housing resources and so just wanted to kind of talk about that a little bit. Karish: Well, I would look into it. Strader: Yeah. Look into it. Yeah. Karish: I have got dogs, so I got to find a place to let me have my animals that I have raised him from puppies and their ankle biters, they are Pomeranian mix, so trying to find -- Strader: Well, thank you. Yeah. I guess my -- my concern is, I think, you know, we have heard two stories. I think there are at least 40 more stories that sound a lot like this and, you know, I think that's why it's so important that we try to figure this out. Thank you for coming. Meridian City Council June 20,2023 Page 16 of 61 Karish: Thank you. Simison: Thank you. Is there anybody else that would like to provide testimony on this item here in the audience or online? Okay. Would the applicant like to come back up for final comments? Arnold: Chairman -- or, sorry, Mayor Simison, Members of the Council, for the record again Steve Arnold, A Team Land Consultants. I think the only thing that I was going to address before our neighbors came up was the question that came up with ACHD and the road and right of way. Typically the -- the road section that you do is exactly like what Sonya explained. It's half plus 12, curb, gutter, sidewalk on your side and, then, 12 additional feet of pavement. Having worked at ACHD and worked with them for the last 20 some odd years, we have never had to do a full section without reimbursement. It's important to note that we brought that up at the last meeting and ACHD staff issued a new -- at that meeting said, look, I'm not going to -- we can't ask the city for reimbursement. It's not a city improvement, it's an ACHD improvement. Well, they really issued a staff report that says no reimbursements will be issued for that. So, they are either watching, but -- so, that's not typical by any means to do the full section. As opposed to the housing, it -- it makes me sad listening to -- you know, we have got veterans in the house and we spend billions overseas on pointless stuff and what I have told the neighboring mayor is the only way that you cure the housing problem and the expenses now is you -- it's supply and demand. You get more rental units -- you get more units on and prices will stabilize and that's really city and local government that does that. So, one thing that will help out by approving the multi-family in this area is it will be helping, you know, the affordability for people like our residents there. So, I -- I think a lot of this -- and this goes back to Mr. Nary, but a lot of this can be handled through a DA, a conditional use. The city can condition that it expires or daylights at a certain time. The one thing that I know Sonya brought up in the beginning in the presentation is -- at the last meeting is that we have -- we have got nonconforming uses. We have got a commercial use in an R-8 zone that we are proposing to fix. We got a mobile home park that's not allowed in any zone, unless we do the conditional use and, then, the cottage units at the south, again, those are -- that's -- that's the main focus, but the secondary focus is cleaning up everything that is not, you know, up to code, so to speak, and I think would -- with the option combination of staff's item number one and the applicant, item number one, I think a combination of the two and a development agreement would cover a lot of the concerns, so that the city isn't allowing basically existing residents to get kicked out and become homeless. I have worked on -- through a distant family member that sort of path where they get into a program and it does take a good year, year to four months. So, I believe that can be something that could also be put in the -- the DA that, you know, somehow the application sets up some sort of system that helps start moving these people in and out. But, like I said, I think a lot of this stuff can be addressed to a DA or at least approve the cottages, conditionally approve the -- the multi-family and mobile homes temporarily and, then, clean up the commercial. With that I will stand with any questions. Perreault: Mr. Mayor? Meridian City Council June 20,2023 Page 17 of 61 Simison: Council Woman Perreault. Perreault: We -- we appreciate your willingness to have this conversation and -- and there are some applicants that wouldn't -- wouldn't be willing to have a conversation with us, so I want to say thank you first of all and at this point in time I'm more inclined to -- to number two on the staff's recommendation, which is just to wait every -- on every approval related to multi-family, because I have concerns about us creating conditions in a DA that are so subjective and don't fall in line with -- with maybe some sort of, you know, code or -- or matrix that we can track. I just -- I get concerned about asking our staff to create conditions that -- that really are just really subjective depending on how you, the applicant, decide to go about helping the residents that are there to move and so I'm not in favor of that method currently. But my question for you is are you -- you know, Mark had mentioned in a question from Council Woman Strader if there would be a comfort level with proceeding with -- with some approvals on the cottages and holding off on -- on everything related to the mobile home park. What does that -- how does that impact your overall project as it relates to the lending, because that's primarily why we are having this conversation about the timing, is would you not be able to proceed because you wouldn't have the -- all of the property being in the City of Meridian, so that it can be encumbered in a particular way or would you be able to still proceed? Kelly: And, Steve, I will go ahead and answer that. Well, no, I think -- I think that would work. I would also explain that that back property our lender -- we do have a carved out -- the ability to carve that property out of the collateral, the undeveloped portion of it and -- and we have that in our existing documents. So, I think we will -- we will be able to proceed with the cottages and -- yeah. I mean we would appreciate getting that going and -- and, then, figure out how to, you know, get -- work with the people to try and find housing for them. Hoaglun: Mr. Mayor? Hoaglun: Councilman Hoaglun. Hoaglun: Question for Steve or -- or Mark here. You know, in bullet point one where you offer some possible options, it talks about moving any of the RVs or mobile homes newer than '76 to a mobile home or an RV park they -- they are building in Ontario or to a park they own in Eagle, Twin Falls, or Kimberly, assuming there are spaces available. We don't know if they are or not and I know that helps mitigate some of the cost of moving if it's going back to a revenue producing site that's owned, but would you be open to moving them to any site within the Treasure Valley or southern Idaho, Ontario to Twin Falls type of area? Kelly: I don't think we could commit to those costs, to be honest with you. We just don't know the homes well enough and, you know, we would be -- we would be willing to contribute something, but -- I don't know. I don't -- I can't say with -- about all those homes. It would just get too costly. I mean, again, back to the half of the street, we just -- you know, the project is -- we take on so much risk doing these projects, you guys. Meridian City Council June 20,2023 Page 18 of 61 We sign personal guarantees and it's extremely risky. I stay up all night worrying about making the payments and trying to figure out how to do these projects. So, it's -- we just can't keep piling the costs on and, unfortunately, the costs for moving are expensive, even if we don't need to at parks we own for several years and I would like to add, too, just that we already work with a number of our tenants in our parks across the state and Oregon with numerous age groups that find housing and help pay for a number of our tenants. A number of our parks are C class parks. This happens to be one of the -- the rougher ones, but we do work with them already and -- and help them to figure out how to make their payments and get their payments to -- some of them to a level where they can afford to stay with that. So, you know, we are already really familiar with a lot of those and our manager in particular is very good at -- at working with those groups. So, I think we would be pretty successful in finding them housing, but I think Commissioner Strader's questions -- you know, the people don't want to move until they have to move. So, we are really at a flux with -- with this whole thing. You know, we would be willing to guarantee that we are not going to move them out. The one gentleman that was up speaking, you know, in two years, we can guarantee that we will not move them out in the next two years and if we do we will find them a place to go that's acceptable to everybody. But, you know, it's -- so -- so, I think that -- that two to four year period is where we are really going to be able to, you know, figure out what our options are, because like you have already researched, you have gone to the housing that's been built with affordable restrictions and it's already filling up now, but, yeah, that's where I think we are going to -- you know, until we get to that two years -- and to be honest with you, this has been because staff and the city really wanted to deal with the whole project all at once ironically. That's why it's taken us so long to get to this point and wanted to deal with the whole piece of property, because we wanted to just carve out the cottages six years ago. Hoaglun: Mr. Mayor? Kelly: Just so you are aware of everything that's gone on. But I'm just trying to explain my personal -- where and how I think it's going to work best for everybody, because when we get to two years we can all put our heads down and try to pick off and like Commissioner Strader, we will focus on those oldest homes and work with those people, but, you know, they are going to have to want to do it, too, themselves. Simison: Councilman Hoaglun. Hoaglun: Yeah. I appreciate that, Mark, and I think Councilman Strader expressed the appreciation that you guys have been willing to do something and not just toss people out and -- and try to find a solution here and -- and, you know, I kind of, Mark, agree with staff's assessment to deal with the whole thing. My concern is if we just piecemeal and approve the cottages and, then, you turn around and that property gets sold, the new owner comes in and scrapes it clean and they come to us with a new application and we have got people out on the street, we have -- we have taken people from what little housing they have -- they do have housing to even a worse situation for them personally to not having housing and worse from a taxpayer standpoint, too, because Meridian City Council June 20,2023 Page 19 of 61 now you have public support for people who are in a worst situation. So, there are no winners in that -- in that situation. So, I'm just wondering with your -- your two year -- two year guarantee, Mark, and that find a location, that that's -- that's -- that's -- that's interesting. What -- what would that look like? I mean find a location. That can mean I -- I would ask legal counsel what does that mean and he says it can mean whatever you want it to mean. I'm pretty sure Bill -- been around long enough to know what -- those words. But what -- what do you mean by, you know, find a location? Just in locations that you own or other public housing that might be affordable housing? Kelly: All public -- all public housing options. You know, that's where, again, I'm saying it's difficult, because people get used to what they are living in and, you know, who is going to define what's an acceptable spot for them? And I can probably go find RV spots, too, you know, but it's -- it's -- it's difficult to say. But, really, what I'm -- what I'm saying is in two years -- you know, they don't need to be concerned about it for two years. At that point it's a 360 day notice at a minimum is what we are saying. So, I was trying to address, you know, the gentleman that was up speaking that was -- I forget what space he was in -- and, you know, because his biggest concern was getting noticing and that's where, you know, it works both ways for us, you know. We have seen parks like the Lazy J down in Twin Falls, they gave notice because they were going to redevelop and the place cleared out and, then, it was empty. I mean you will be dealing with our bank if that happens to us, but -- so, we don't want -- we want to keep the people there as long as we can. You know, for some reason if the economy is in the tank and we get done with the cottages, you know, worst case scenario we are in another depression like '08, you know, we are not going to be starting anything in that area. So, that's where, you know, I think we should just, you know, try to work through it in the proper timing and -- and we are willing to give people, you know, a year notice and -- and work with them during that year and the following year and probably -- you know, because I really think it's going to be that fourth year that we are going to be ready. The time it's taking to generate working drawings on this stuff and get it through the permitting process, it takes that long. I wish it didn't, but it does. Simison: So, Council -- and I don't think the applicant is going to like what I have to say, but I must say it anyways -- is, you, know I -- I know there has been a conversation about what role the city can play. I'm happy to take on this role with our staff to bring in outside organizations to help organize to start these processes, but the reality is in our market right now when there is an opportunity for someone to move, they need to -- they need to be prepared to actually do it in my opinion. I don't think that we can hope that we can keep everyone into these places for two years and all within a defined time period and everyone is going to be able to move very quickly and -- you know. So, don't -- but I think that we could figure that out over the next six months, so we could work with some of our housing partners and we can have more in-depth conversations about what that looks like. I have always heard it's about six months to get somebody into a type of housing opportunity. That's what some of the time frames are. But what is the duration of that housing? What's its purpose? Is it going to meet the intent of each individual person? We don't know. But to the point that could dry up their financing if they are expecting these to be rented fully for the next two years, but I just Meridian City Council June 20,2023 Page 20 of 61 don't think we -- we can't have the cake and eat it, too, in this regard, but I also think that having some -- some deadlines are important in terms -- because it puts everybody on notice. Most of the people that live in the -- in there are on notice, I can put myself and our staff on notice for the time frame to try to work with the developer and the residents and our neighboring agencies to see what we can do and if -- if people aren't willing to move or there is not opportunities, then, we can't -- we can't -- we can't tell someone that you have to do this, but they at least have a time frame in that regard. But, yeah, they could start losing revenue in 30 days, 60 days and I don't know what that is long term for them. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I completely agree. If I -- if I were a resident in that park I would start looking now. If I knew that this was coming down that that's what I would do. If I was -- if I was there I would start figuring out what my options were now. I think that's -- that's normal behavior with housing as our -- as our primary security and I -- I appreciate your support of creating a time frame that makes it plausible. I had the unfortunate experience of working with manufactured home evictions and defaults on mobile home parks in my prior -- my prior work. I'm very familiar with the costs and everything associated with defaulting with moving mobile homes, with the state laws, HUD laws and I'm not going to speak in that capacity here, but I am very familiar with what all will be involved with this process. Respectfully more than the applicant is. And so that's why I'm -- I'm choosing to sort of push on this a little bit more, not only as -- as a member of our Council, who truly believes that affordable housing is a super important part of our taking care of our community, but also somebody who is involved in the real estate industry and intimately understanding the costs that will be associated with -- to -- the cost that will be incurred to these individuals, even in the applicant's kindness and of offering of covering some of those costs, there is still going to be costs involved in physically moving, getting rid of things that they can't take with them to likely a smaller place, potentially not having somewhere that will allow them to park a vehicle, all those things will be involved, there will be a significant impact and I am not stating that to say that I am opposed to this project, I am stating that because it's the reality and I think if the applicant doesn't really truly start working on that part of the process, that your own -- that your own role in this is -- could be complicated. So, I would hope that you would see it to your benefit to educate yourself on all these different things. That was -- that's really where I have come from with all of -- all of the statements I have made is that the applicant will become more educated and more aware of what all is going to be involved for these folks and so -- I don't have any question. I just -- I just wanted to say that it can get very complicated. In my opinion you could spend just as much money at five plus thousand dollars apiece moving these units as you could the loss that you will -- that you will incur over say 400 dollars a month per unit and loss for a year of lost income. You could easily spend just as much in assisting the move of them than if folks were to move out early because they now know that there is -- that they are going to have to at some point. That's my just quick math. Maybe I might not be right. But Meridian City Council June 20,2023 Page 21 of 61 have done this enough to figure that there is no way to guarantee that even if we make a decision that benefits you today that -- that folks will stay there long enough to make it beneficial to you for your entire project. Arnold: Mr. Mayor, Council Woman Perreault, I don't know if you were speaking to this applicant or that applicant, but you are right, I mean I -- my dealing with mobile home parks is they are evicted first, I go in and I doze it, scrape it, clean it off and, then, we are -- we are, you know, building. But now I -- the cost with the -- you know, moving them, driving on the years that can -- I know -- I have never looked at that, I just point and doze. But, yeah, you are right. I think -- I think you have heard from our online applicant that he is willing to start working now and I would forget what Councilman said it, but, Mayor, the dates, I think if you put dates in there for certain actions and to have certain things done, I think all of this will fall into place and, then, all of the moving pieces will come together and your assurance that even -- let's say Mark moves to Hawaii or whatever and stays there and sells it, I have got really good experience with a project at the northwest corner -- northeast corner of Ustick and Linder. We came in before you, we tried to do some four-plex and commercial there, but because the development agreement ahead of time didn't allow it, you know, obviously, the Council had to deny that, but -- I mean I think there is a lot more weight in a development agreement and I think it can be conditioned to move this along and help these guys out, because it is going to take probably a good year plus time to re-home people. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: A couple follow-ups, please, to Steve or to Mark. You know, the -- the worst part about this entire application is it's going to have an effect on someone that's negative. For Mark specifically, if you didn't have a two year loan on this property would you be looking at more of 180 day eviction process right now? Kelly- I don't think so, John, because -- or Commissioner Overton. You know, we really don't want to do the project in one phase. We want to phase the project and get the cottages going. Council Woman Perreault is absolutely correct, the costs -- we have a lot of risk -- just going through this process and telling everybody we will have people moving out and getting uncomfortable. So, you know, we get the risks and we want to try to figure out the best way for everybody, including everybody that has to move their homes most importantly, you know, that they -- that they land on their feet and can move on and we disrupt their lives as little as we possibly can. But, you know, I can't -- I can't -- you know, I think phasing the project -- it sounds like the best idea now if the city's not comfortable moving ahead with the entire master plan. Overton: Mayor, follow up? Simison: Councilman Overton. Meridian City Council June 20,2023 Page 22 of 61 Overton: With your two year loan on that property -- Kelly: What's that? Overton: Hang on. I'm going to get the whole question out. I just want to make sure that we are crystal clear that what we are talking about is not -- we are going to let them live for the next one year and ten months and, then, give them a notice, we are talking about working immediately on trying to help them find housing, even if the answer -- or the solution was that they would find housing elsewhere well before that two year time period came to be; is that correct? Kelly: Well, we -- we were talking about doing that with the older homes; correct? That was what I believe Council Member Strader brought up; correct? Is that what you are referring to as far as the two -- two years working with -- with people to move out? We can't -- I thought I made it clear earlier that with our existing lender, no, we can't jeopardize the collateral that's bringing in the income to service the debt. We -- you know, we can't afford to do that. Overton: Mayor, one more follow up. So, with your current lender -- then I guess that would be correct and we would be -- if we approve phase two and nothing was to happen for at least two years, you would be looking at giving them one and three- quarter years before you gave them notice, so that would put that closer to the end of that two year contract; is that correct, Mark? Kelly: Yeah. I was just thinking, you know, the -- the end of the two years -- I really don't think we are going to be through the cottages and done with that and ready to move on in two years from now, to be honest with you. So, I think it's, you know, two to three years we are giving them notice and it's a one year notice is what -- is what I'm envisioning and that's -- you know, things stay status quo. If things went crazy again with the market we have -- we have tried to -- we -- we would say we would give notice in two years and we would give them one year. We are fine committing to that if that's -- if that's your -- you know, what you are trying to get to. Simison: So, Mark, if we said you can't do it for five years is that a problem? Kelly: Sure. The mobile home component? Simison: Yeah. Kelly: I would say that -- that, you know, we would like to do it sooner than that. That three to -- somewhere in the three to five year program I think is realistic. You know, if you insisted on the five we would take that if we could get through the whole approval process now and we would commit to that. Simison: Five year with a one year minimum notification and, really, for myself, Council, just becomes at what point in time does the conversation -- if the city is going to be Meridian City Council June 20,2023 Page 23 of 61 involved in working with their homeowners would or should that really exist and part of it you could start working with those that maybe have fewer options now and you can still bring in somebody else who has a home -- a mobile home that would want to be there for five years. I don't know what the expectation is for someone with a mobile home, how long they expect to leave it in a place. But, you know, if -- if you could -- if they could be there for two, three, four years is that financially viable for them? If you can move out people that don't have as many options or aren't able to take their home with them and bring in others that can fill that space -- I don't know. But just trying to -- Kelly: We -- we would certainly try that -- that approach to keep the income if we were constrained to the five years, but I don't -- you typically, move in a home, it's so costly, you know, to move them and set them up properly per code, that it's prohibitive to then turn around and move them even five years later. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: But, Mr. Kelly or whoever on your team wants to answer, but wouldn't you most likely backfill with RVs? Wouldn't that -- I mean I don't want to put myself in -- in your shoes, but to the extent that the city -- we are working with folks, move them out that are in the most dire circumstances first, wouldn't your natural business plan to deal with that would be to backfill with RVs? Kelly: Yes. Yes, it would. Strader: Yeah. Mr. Mayor, I kind of like where you are going with it, because I feel like -- although it is a long time frame and probably not the outcome I was hoping, I think a five year time period would give us a lot more runway to try to work with people and, it's true, I mean it -- and it's also true that any -- anyone who is living there now that watches this public hearing is not obligated to stay there either; right? Like anyone is able to work on addressing their housing situation to the best of their ability with, you know, the public resources available at anytime and so that's important to acknowledge as well. But I -- I do like the five year time period idea, because I feel like that would give us a lot -- a lot more runway to try to solve the issue, would still allow the applicant to move forward on, obviously, the cottages product. Yeah. That -- that feels a little more comfortable. What I don't like about the conversation up until now was -- two years sounds right, but, then, it was 90 days and it was like 180 days, now I'm hearing 360 days -- it just felt like a very fluid situation. Five years feels like it would give a lot more of a heads up, a longer time frame for people to save up if they could, time to get connected with resources. So, yeah. I don't know. I like that idea. Kelly: Well, just to clarify on the noticing period, I was just trying to clarify that we needed to verify the state statute as to the noticing period and it's confusing when you look it up between either 190 -- 180 and what I just wanted to clarify was that in our second option that we threw out, whatever the statutory is we are saying we will double Meridian City Council June 20,2023 Page 24 of 61 it. We would agree to double the period. So, that's the only thing I was talking about at that point. You know, the five years -- if we could notice in four years and give the 360 day notice, I think we could -- we could live with that. I don't know if everybody did review item three, which was the city -- and working together with a piece of property where we could build another RV park or another RV or a mobile home park to house these 40 people and if the city had any property that would be a candidate for redevelopment or -- we would certainly look at joint venturing with the city if the -- you know. Or allow us to design another property with a mobile home park and we will move these into a district and a zoning area that you feel comfortable with. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I know I'm not ready to make any comments on that specifically at this time. That would entail at least for me a lot -- a lot more research and I don't know that that's an option that I am ready to discuss for this specific hearing. I think it's a great idea. just think it's -- it's very very involved and not something we have ever had requested from us, at least that I can remember in the seven years I have been making land use decisions. So, for me that's not something that I would consider this evening as part of -- as the solution. I can't speak for my fellow Council. But the question I had is -- just trying to understand from the Mayor and Council Woman Strader the benefit of going five years versus four. I think I missed -- I missed the benefit of -- or other than giving more time and potentially allowing if -- if residents were to leave, allowing the owner to bring in other residents and there would be a set amount of time they would be able to stay. I have a feeling that's not super likely, that that's not ultimately going to play out the way that it would sound like it would. So, help me understand the benefit of five over four. Simison: It's a number. I didn't get the impression from the applicant that they were super keen on moving this project -- part of the project forward at all to begin with. It's part of what they were asked to do. They seem to be oscillating somewhere beyond two years, so it was just a suggestion from my standpoint, but nothing beyond that. Allen: Mr. Mayor, excuse me, may I make a couple of comments? Simison: You bet. Allen: I just wanted to point out that the current DA provision 1 .1 B states that the final plat application for the second phase of development shall not be submitted to the Planning Division for a minimum period of four years from the date of approval of the preliminary plat to allow residents ample time to find other housing prior to redevelopment of the site. That submittal of the final plat application -- so that will take likely another year by the time it gets approved and they get signature on that before they can start redevelopment of the property. So, I think it will probably be about the five year mark. If you change that, please, be aware of that that DA provision needs to Meridian City Council June 20,2023 Page 25 of 61 be changed as well. And, then, just to comment on the statement by Council Woman Strader -- and I believe the applicant may have offered this up to you, but backfilling the spaces where the mobile homes are moved out with RVs, the RV -- an RV park would be the use that that would be allowed and -- and that is a prohibited use in the current R-8 zoning district. However, it wouldn't be a conditional use permit or conditional use in the R-40 zoning district, which is what's requested by the applicant tonight. So, just want to throw those things out. Thank you. Simison: So, if I can read between what you think I heard you said -- approving the full application allows more ability to accomplish that goal through our processes. Allen: Yes, Mr. Mayor. Simison: Thank you. Arnold: Mr. Mayor, if I can follow up. The -- it does. From the time that we submit a final plat application to the time that we even start moving dirt is at least a year. So, it's more likely a year and a half going through the agency processes before we would ever start turning dirt after a final plat application. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I apologize, Sonya. I -- I remember reading in the staff report that -- that there -- that four years was going to be the earliest that the applicant could apply for a final plat and so however long it takes the applicant to the point that they can submit for one is really up to them, but what -- just to clarify what you are stating is that there would be no opportunity for them to start construction -- well, they have to put the infrastructure in to get the final plat approved; right? To get sign off from the city engineer, so -- Arnold: No. I have got to submit a design and, then, the final plat to city staff, then, that goes back before City Council and that -- but that whole process -- sorry. That whole process takes significant amount of time before we would roll dirt, so -- but, no, the infrastructure doesn't go in first, it's after you guys approve it. Perreault: Okay. So -- Mr. Mayor? Simison: Council Woman Perreault. Perreault: So, realistically, walk through the time frame for that for us. The earliest they would be able to begin construction on any multi-family would be a year to a year and a half after the final plat was submitted. So, you could potentially -- so, if you are prevented from submitting the final plat before year four, then, the earliest you would actually be able to begin construction on your multi-family project would be like five, five Meridian City Council June 20,2023 Page 26 of 61 and a half years; is that correct? Is that what I'm hearing, that -- the DA currently as stated? Allen: Mr. Mayor, Council Woman Perreault, Council, it's a minimum period of four years to submit the final plat application. That application typically takes a couple months, give or take, to go through the Council hearing and -- and get approved. They then -- the applicant then needs to get signatures on the plat and get it recorded and do all their -- their improvements or bond for those improvements. The property has to be subdivided prior to them even be able to apply for any building permits. So, it's not a requirement -- or it's not a minimum time period of five years, but I think that's probably about what that's going to work out to. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thanks, Sonya. I guess the -- I'm looking at the -- condition B. So, I think what would need to change here would be -- if we wanted to do it as a DA condition, choosing it to five years, but, then, I didn't see there was like a notice period to the tenants -- like a notification period like has been discussed. So, I think what we were talking about would have been five plus -- you know, whether it's 180 days or 360 days, do you -- do you feel that doing it as a DA requirement is the best way to accomplish this, Sonya, as opposed to any of the other options? Allen: Mr. Mayor, Council Woman Strader, the DA -- a DA provision is probably the best legal document we have, yes. Strader: Okay. Thanks. Sorry. I need it spelled out for me sometimes. I appreciate it. Allen: No worries. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: One question for Sonya. Sonya, so if that condition we put in there is a minimum of four years before plat application, that meets the time frame we think it would be, then, about five years; correct? If we -- Allen: Mr. Mayor, Councilman Hoaglun, Council, yes. Yes, sir. Thanks. Hoaglun: And question for Steve or Mark then. If we do that -- we have talked about time periods of 360 day notice, that sort of thing. If you are following this process when would you give notice to the -- I mean I think we -- I would like you to give notice right away. What's there -- this -- if this is approved to say, okay, folks the clock is going to start ticking, there is going to be about a five year window, but I think there has to be Meridian City Council June 20,2023 Page 27 of 61 some official notification at some point in time that we want to put into the DA to lock that in and I don't know how we follow up on that, staff, to -- to make sure that's done, but what would that time frame in your mind, when you talk about 360 days, that's a year out, approximately, what -- what time frames do you have in mind if you have that window? Arnold: Mayor Simison, Councilman Hoaglun, I think maybe the easiest thing to do is add another condition in the proposed DA that -- you know, right now it says we can't submit anything until, you know, four years for a final plat application and since we all know it's going to take us over a year to get through that process and construction, maybe at that four year mark that's when -- in the provision of the DA that that noticing kicks in, that they are noticed from the date of the final plat submittal and, then, I think there can also be another provision -- I think there was some discussion tonight about working with the housing authority. I think that that could begin, you know, within several months of approval of coordinating with the city and wherever that goes and then -- again my only experience with that was with a family member and it was a HUD process that took a long time and that's all I know. But at least that process can be started sooner, before that four years, and, then, the four years we give the notice to -- that they have got, you know, one year or one year time frame to relocate and put those in the DA, so that you do have those cutoff dates. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Sorry, just -- Perreault: So, if I'm hearing you correctly what you are saying is final plat is submitted 360 days have to go by and, then, it's permitted to be recorded. Is that essentially how that would be worded? Arnold: No. Perreault: Three hundred and sixty days notice -- giving notices is at the time the final plat is submitted -- cannot be recorded until that 360 day period is over? Is that the condition you are asking for? Arnold: Mayor Simison, Council Woman Perreault -- or something similar. But by default if we can't submit a final plat for four years -- if -- when we do submit that it will take over a year plus to do. So, in that time frame that could be our kind of final notice basically. Here, you know, we meet with them in a couple of months, do some fliers or send out some mailers directly. We can start getting on our end to try to figure out, you know, what spaces we may have available. But, you know, in that four years we are doing that initial work with the existing mobile homes and, then, after the four years -- or might be five years before we submit for a final plat application, by the time we submit the final plat, then, we give -- that's their final notice. So, up front notice now and, then, from the time we submit final plat, no sooner than four years will be the final notice. Meridian City Council June 20,2023 Page 28 of 61 Simison: At least in my head I am going to no final plat application shall be received by the city unless residents have been notified. To me that -- that gives us the ability to insert in the DA that they will have to have notified before we will even process the final plat application now. There is always a chance it doesn't pass and they can go back and talk to the residents. But, you know, to me that's what -- the time frame and, then, you just have to make sure you meet the legal requirements on the -- if it's a year or three -- how many days before you could actually process that through, because what the -- you know, if they want to buy in six months, because we got really really good -- right, Bill? At getting our things through. That's how I would do it. I would not allow the -- I would put it on the -- you have to have done it before you accept your final plat notification. Arnold: And we would definitely support that. Allen: Mr. Mayor? Excuse me. May I add to that? Simison: Yes. Allen: Possibly a condition of approval would be submit proof of notification to those homeowners via registered mail with the final plat application and that no building permits shall be issued for the new development within that year period of submittal of the final plat. Simison: Just between you and legal, would we want to cross-reference state code? Is it state code? Is it federal code? Which code gives the housing notification requirements that we would want to reference? Nary: So, Mr. Mayor, Members of the Council, it is state code. I mean HUD may have its requirements, but they don't have a noticing issue. So, it is a state code. But the code could change and so I think -- if we are going to decide on 360 as the notice requirement, then, we just put 360. If we reference the code it could be something different. Simison: Okay. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Could I have Sonya repeat that first one? Submit proof of notification to residents prior to final plat submission or what was that wording? Allen: Mr. Mayor, Councilman Hoaglun, submit proof of notice to neighbor -- or notice to residents of the mobile home park via registered mail submitted with the final plat application. No building permits shall be submitted within one year of the date of submittal of the final plat application to ensure that they have at least that year notice Meridian City Council June 20,2023 Page 29 of 61 and I further suggest to the applicant that they include in their letter to the residents some references for affordable housing, phone numbers, internet links, that kind of thing to further assist. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I appreciate -- Sonya mentioned that there are even more detailed links than what -- than what were put in your -- in -- in your letter. There is -- there is much more significant information that -- that you can provide. So, that just to let you know that you are welcome to call me and e-mail me if you want some links to some things I'm happy to share them with you. Meridian city we have the housing taskforce that we are working on resourcing ourselves and understanding more about affordable housing as well. So, we are in this with you in terms of -- of understanding what's going on in our community. The question I have for you is just a general question of why be willing to pay to be annexed into the city and pay taxes -- to pay city taxes for four or five years? What -- how does that benefit you and is that going to, then, cause you to increase the rents to the -- to your residents? Arnold: Mayor Simison, Commissioner Perreault -- I'm sorry. Councilman. Took lead from my other -- I can't speak to the -- to the rents, because that's -- that's something that fluctuates and I'm -- I'm not sure how they -- that part of their business model. But one advantage of annexing into the city is we have got quite a bit of infrastructure and we have not really talked about that. I would say your Public Works Department is out there significantly fixing problems with sewer and water, so if we were to upgrade those we would have -- have to annex at that time. The other advantage of annexing is we can -- you can provide -- the city can provide sewer to the cottage units. The cottage units were the main focus and like we have said, the -- we wanted just to submit that, but city staff wanted us to clean up the whole thing, because it's -- it's a mess with the zoning issues and things that are going on out there. But it -- it benefits us in the fact that we can provide sewer to the cottages and, then, eventually when they burn through the cottages, which I think it's going to take a while. It's 30 buildings. Then they move on to the multi-family and, then, clean up the commercial. So, that there is a benefit. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I apologize if my question wasn't clear. Obviously you need sewer and water to the cottages. My question was number one versus number two on what the staff had recommended. Why not wait to annexing for the multi-family piece at a later point in time, so that you are not paying taxes on that. It was specific to that piece, not to your whole project, so -- but you already answered my question by saying that there may also be other Public Works related updates or upgrades that goes specifically to that Meridian City Council June 20,2023 Page 30 of 61 bare ground piece -- or, excuse me, that goes specifically to the future multi-family piece. That may be necessary in the interim. Arnold: Mayor Simison, Commissioner Perreault -- Council Woman Perreault, that is correct. I mean it -- it doesn't make any sense for us to do any major upgrades out there for sewer or fix anything until we actually do the multi-family. But I can't speak toward taxes, but I got to think that mobile homes aren't taxed very much. I don't know what their levy rate is, but it's probably fairly low. Allen: Mr. Mayor? Simison: Yes, Sonya. Allen: Excuse me. I just wanted to clarify. The property is already annexed in the city. The applicant is just requesting a rezone. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: My bad. My apologies. I thought we were discussing the possibility of leaving one outside of city annexation, but my bad. Thank you. Well, good. We will happily take the -- the tax income. Thank you. Arnold: I forgot. Sorry. Simison: Council, additional questions, comments? Hoaglun: Mr. Mayor, one additional question for Mark or Steve. Your bullet point number one, the offer to move any of the mobile homes newer than '76 to one of your facilities, that sounds like that offer is -- applicant's willing to do and would -- and we could include that into the -- in case anybody takes you up on that, you would be willing to do that? Is that still on the table? Arnold: Yes. Hoaglun: Okay. Mr. Mayor, a question for staff. The -- Simison: Councilman Hoaglun. Hoaglun: The -- that half section, that's ACHD requirement, that's baked into the project. We don't -- we don't have any -- where they -- the applicant's offering that only build half. I mean ACHD, it sounds like from Steve's comments, that they have kind of walked that in. So, there is no wiggle room on that whatsoever. So, no discussion there; correct? Meridian City Council June 20,2023 Page 31 of 61 Allen: Mr. Mayor, Councilman Hoaglun, Council, ACHD currently owns the right of way for the extension of that street. It is the city's recommendation -- staff and the Commission's recommendation that the applicant construct the full street section. So, you do have the ability to change that if you wish. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I know that this property sits in urban renewal district and MDC has sent in some questions and concerns to our planning staff and in the final report issued to ACHD on June 1st it sounds like ACHD is sort of stating it's the city's responsibility to require the half -- if we want the full to be done or the half and that ACHD is not going to require it. At least that's how I understood the final report. My question to the applicant is since this is an urban renewal district are you -- I mean I would assume you could -- since ACHD is not going to reimburse you, I would assume you could apply for -- I know you can apply for funds from Meridian Development Corporation to cover some of those costs in the URD. Have you made a consideration of doing that? Arnold: Mayor Simison, Council Woman Perreault, yes, we will talk -- that will be one of the groups that we -- we talk to, but we have not talked to them about reimbursing now and I don't know what those costs are or what it would be. I need to get some construction drawings done, so that we could submit for bids and estimates and we have not done that. But if that is a condition placed on us definitely we are going to reach out to see if there is fees. All's we are trying to say is that that's not a standard condition. ACHD didn't require it. I understand why it's wanting to be done or requested now, but it's just -- it's not a typical condition and it's considered, you know, almost like an off-site improvement. But I don't know how we could ask the city to -- yeah. I don't know how we could put a condition that we go work with MDC to get funding or -- for us the easiest thing is just to do the standard ACHD half plus 12. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I wasn't recommending that we condition it, I was just asking if you had looked into it as a way to compensate for some of the funding that would be additional cost that would be required to do the other half side of the street, if you would have some of that offset by your ability to go and pursue some tax increment funds from MDC. But if you haven't looked into that, then, you can't answer that question. So, thank you. Nary: Mr. Mayor? Simison: Mr. Nary. Meridian City Council June 20,2023 Page 32 of 61 Nary: Mr. Mayor, Members of the Council -- and I guess just to put a fine point on it, I mean Steve is correct, it is normally that it is half plus 12. Normally there is another property on either side and they do the other half. So, that's normally how -- why it is done that way and here it sounds like that's not the opportunity that exists. So, it will likely have to, then, be built at some point in the future if it's going to connect either by an ACHD project, which right now appears not to be in there -- at least on their radar or an MDC project or a city project. So, just as long as the Council is comfortable that the other half isn't going to get built by an adjacent property owner. It sounds like that's not the option. That's -- that's why the half is normally the -- the standard. So, as long as the Council is comfortable with that and understands that eventually someone will figure it out. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: So, before I get into anything real crazy here, I want to make sure we kind of have an understanding of some of the points and whatnot that -- before I make a motion for approval of this project that I would include their bullet point number one of the offer to move any of their RV or mobile home parks newer than '76, that whole thing, would be included as one of the conditions. That they would be required to submit proof of notice to residents of the mobile home park via registered mail about the move at submission of the final plat. I can't read my own writing on some of this -- on this other one. That no building permits submitted prior to approval of final plat submissions -- I don't think that's -- I have that right, so -- I can't read my writing. No building permits submitted prior to approval of-- what -- that was one that you had as well. Allen: Mr. Mayor, may I respond? Simison: Yes, you may. Hoaglun: Yeah. Well, we are not in a motion. I want to get feedback on this to make sure we have all of these down and the applicant is aware and -- and the residents are aware of what we are discussing here. Allen: The latter part of your comment. No building permit applications shall be submitted prior to one year from the date of submittal of the final plat application. Hoaglun: Okay. That's the word have been -- no building permits -- building permit applications submitted prior to one year of final plat submissions. Allen: Final plat application. Hoaglun: Applications. Okay. I got things backwards here. No building -- building permits -- submitted or application? I missed -- Meridian City Council June 20,2023 Page 33 of 61 Allen: Building permit application. Hoaglun: Applications prior to one year of final plat application. Allen: Yes. Hoaglun: Okay. There we go. Allen: Sorry. Kind of confusing. Hoaglun: And, then, local resources provided to the residents. So, I want to make that a requirement as part of the conditions and we talked about one year, but we also recognize the fact that it takes a while for those things to get processed and I would like to go a little longer, 18 months. I don't know if -- two years is quite a ways out, but because of the wait list and different things like that, but I don't know what the marker would be, because we can tie everything else to the submission of final plat, but at 18 months I don't know what we can do to make it a little longer or two years to kind of say, hey, two years and, then, how do we know that it's tied to something, so -- because you might change people and people forget and we have got enough to do. So, Sonya, do you have a suggestion? Allen: Yes, Mr. Mayor, Councilman Hoaglun, Council, we could include that in the conditions of approval of the preliminary plat to require -- thinking out loud as we go -- to -- to require a notice to be sent possibly as a -- as a condition of a future time extension application on the preliminary plat. That would be two years. So, that still leaves us three years out, but that might be a good -- a good reminder at that point as well. I can't think of any other possibilities, options on that. Hoaglun: And what I like about that, Mr. Mayor, is the fact that, yes, three years out and, then, we tie that to also the submission of final plat another one year out notice. That way there is two bites of the apple two years out when you submit the preliminary plat approval they are -- they are notified and, then, when -- one year out for the submission of final plat. That way they can't say, oh, we didn't know. It's -- it's there. So, Steve, do you have any -- any thoughts on that? Any issues? Arnold: Mayor Simison, Councilman Hoaglun, let me see if I understand it correct. So, we go -- is it four years and then -- then we can submit our final plat and at that four year mark that's when we notify the neighbors that they are basically moving? Hoaglun: Yes. They have one year left. However, at the -- at the two year mark you would provide them with local resources, kind of a reminder saying, hey, you know, the clock's ticking, here are resources for you to -- and, Mr. Mayor, if city staff was involved in that, I -- what are those resources? Can they provide them I don't know. But something that as -- as was in this about the housing company agency and the different links, local resources available. Here are some local resources you can go to to find housing and that would be done at the two year mark and, then, it will be done again at Meridian City Council June 20,2023 Page 34 of 61 the one year mark with -- when you say, hey, here is the notice, they have been notified by registered mail and we also provided local resources for them to investigate. Allen: Mr. Mayor, may I add to that? Earlier I said as a condition of the time extension for the preliminary plat. That should actually be associated with the conditional use permit for the multi-family development, because a time extension likely will come after that for the preliminary plat if the phase one records within a year. The CUP would be more appropriate for that -- for the multi-family development. Thank you. Hoaglun: So, Mr. Mayor, require local resources provided to residents at submission of the conditional use permit with phase one. Allen: Time extension. Hoaglun: Time extension. Phase one time extension. Allen: Not phase one, because it's not the plat, just conditional use permit for the multi- family development. There is three conditional use permits before you tonight. There is one for the multi-family development in the R-40 district and that condition should be associated with that time extension. Hoaglun: Okay. Allen: Because they have two years from the date of approval of the conditional use permit to commence the use. They, obviously, aren't going to do that, so they are going to have to come back in for a time extension. If you approve the conditional use permit tonight for the multi-family development. Nary: So Mr. Mayor? Simison: Mr. Nary. Nary: So, Mr. Mayor, just so it's clear -- and I don't think we need to create more rules for this, but we don't know in two years what resources will exist or how that will be communicated to anyone. So, as long as the Council is comfortable that if we were to look back at the minutes of this meeting whatever exists, because, really, the way it's written right now one notice of one place to go is adequate and I don't want to change it, because I don't know if there is going to be ten or -- or one and so I just want to be clear to everybody that that condition really is satisfied providing one notice, because we don't know what will exist at the time, so -- Simison: And I can always -- you know, I can't say who is going to be here, I can't say who is going to be in community development, but as far as I'm concerned this would be -- if I'm still around and someone reminds us -- we are working with Crystal on CDBG to initiate a city neighborhood meeting to talk directly with the homeowners and we are bringing in outside resources. No disrespect to a notification. That's not how this is Meridian City Council June 20,2023 Page 35 of 61 going to get accomplished. My opinion. But how do we -- how do we know when that trigger is and who is going to reach out and make sure that that happens? I can put it on my calendar in three years from now. If I'm here, great. Nary: Didn't want an expectation that something more to be done and, then, they would be arguing in two years that they didn't do enough or they should have done more and we don't know what that's going to be. Simison: Mr. Nary, I think you said you are going to be here at least five years; right? Nary: Yeah. I will keep an eye on it with the billboard down on Locust Grove. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: That's -- that's why I stated a little while ago that making this a condition -- condition in my opinion is just too subjective. I don't see how we feasibly condition it from a timing standpoint or -- or what -- I don't know that we all could get on the same page specifically as to what would be enough for the residents. I'm not saying we shouldn't try, but I think we will go down a rabbit hole with it in my personal opinion. So, here is an example. If a resident were to apply for a housing voucher that's federal funds that are -- that are distributed by the county, that housing voucher only allows that resident 90 days to go find another place to live and if they cannot find a landlord that's willing to accept their housing voucher, which is substantially less than market rate housing, they have to give up that voucher to somebody else who is on the wait list and reapply and, then, wait another two years to get another 90 days to get a shot at it and that's the reality of what's going on with housing vouchers in our area and the wait list is very very long. They -- they increased -- they created a -- quite a few more housing vouchers about two years ago, they added 2,600 new vouchers for folks to apply for. They didn't get used, because landlords aren't willing to accept them. They are not -- there is no requirement that landlords have to accept vouchers. So, this is one small part of the problem with housing affordability in our area, even if you were to go through your process to help folks do that, there is no guarantee that that will actually get them someplace they need to go. That's why I'm concerned about the subjectivity of what we can and cannot condition. I want you all to do that voluntarily, because it's the right thing to do for people. I struggle with the city trying to regulate when you do that, how you do that and I'm the first person to say I want you to do it, I just don't know that I would ask our staff to get too specific on it. I like the idea that -- that Council President Hoaglun proposed about the preliminary plat as a way for our staff to be reminded to follow up with you. My hope is that at that time you all will take -- take it and run with it and do the right thing. If that means that, you know, our -- we may or may not have someone on staff in the Mayor's Office that's handling housing, we may not have the same CDBG director, but at minimum I would think that we could at least put something in the DA that allows all parties to be notified that this is -- needs to get started and the applicant should proceed with -- with that. Meridian City Council June 20,2023 Page 36 of 61 Simison: And maybe the best way to do this is to put in the DA, but that they -- that the Mayor's Office and Council is notified when that note -- when that notification is given, because that will at least elevate it to everyone's attention who is here for those that want to be engaged and involved in -- in that process. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I think that's acceptable. I think us trying to get any more specific than that is just going to be too challenging for all parties involved. Hoaglun: So Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: The local housing resources would be part of that registered letter, that they are required proof of notice to residents in the mobile home park via registered mail about move at submission final plat and to include local housing resource options. And that's one year out. So, I think we are all good on that. Okay. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: So, just to recap in the most simple terms possible for anyone that's tuning in, they are -- they are not going to be able to start doing anything at this site for four years to even apply for it at the earliest and, then, after that time they will have at least a year that they have to notify everybody before you could be moved out of your home. But there is nothing stopping you from checking into all of your housing options earlier of your own accord. Am I getting that -- I think I have that right. I just want to make sure that's very clear for everybody who might be watching later. Simison: I think that's clear and accurate to me. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Appreciate Council Woman Strader putting in very clear language. You do have -- other residents that have joined, so it's -- it's -- it's good to put that out there and -- and I will say before we make the motion that, you know, this -- these are difficult -- difficult decisions. These are -- there is no good answer to this. So, we try to find the best possible solution. We work very hard at it. We have several hearings after this and they are patiently waiting and I think they understand the reasons why this -- this takes quite a while to go. But to do nothing in my mind was not an option, because that Meridian City Council June 20,2023 Page 37 of 61 gives the residents even less time to move, anywhere from 30 to 180 days, with no assistance if you want to go -- and this brings the applicant into the process to offer assistance to the parks they own and if there is openings and residents want to go and we appreciate that offer. But I just appreciate the good work of everybody on Council and the Mayor to try to figure out what is the best path on this and, you know, they say that -- that old saying about laws and sausages, it's something you don't really want to see being made and this is kind of the process. It looks messy at times, but we hope the outcome is good in the end. But it does -- it does impact residents and we know that there will be change in their life at some point in time. So, appreciate everyone that's worked on this, so -- unless there is other comment, which we have comment after a motion anyway, but I think we are done. Steve, did you have -- Arnold Mr. Mayor, one last comment. No. We have been talking a lot about the relocations and timings and all that. There is one last thing that we have not talked on as a condition on the preliminary plat. The Planning and Zoning Commission didn't fully understand how our housing worked, so they wanted us -- and recommended to this body that we eliminate the sidewalk at the southeast corner and that sidewalk -- that leads to the front of people's homes. So, we would ask that that condition be eliminated, because they basically need access into the front. But what we would do is -- you know, you can add, you know, decorative lighting along that, because I believe the concern that the P&Z had was that it could become a crime scene behind homes, when, in actuality, this is the front of the home. That's all I had. I do appreciate the Council's approach and concern with housing. It's been one of my biggest things in the valley. We are unaffordable right now. We are not making anything more affordable and I would be interested to sit in on your -- any of the committee -- the committees that you have about that, because I would like to learn more about it. We have done some things down in Kuna on some really tiny lots and I think that agencies and jurisdictions are going to have to start doing things that are kind of outside the box to make things affordable, because we are not affordable right now. And I would also like to thank staff. We started working with them in 2015. So, this has been a long run. And I will stand for any questions. Simison: Thank you. Council, any questions on the last point that he brought up regarding the path? Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I want us to ask staff -- was that -- I vaguely remember that now about that sidewalk, to remove that requirement in the southeast corner I think it was. Allen: Mr. Mayor, Councilman Hoaglun, yes, please. That's Condition 2.2F. Strike that condition requiring the removal of the pedestrian pathway along the eastern boundary of the site adjacent to the single family residential portion of the development and if you Meridian City Council June 20,2023 Page 38 of 61 wish add a condition, as the applicant offered, to include pedestrian lighting along that pathway. Thank you. Hoaglun: All right. Thank you, Mr. Mayor? Thank you, Steve. Simison: Then with that, Council, do I have a motion to close public hearing? Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move that we close the public hearing on H-2022-0013. Overton: Second. Simison: I have a motion and a second to close public hearing. Is there any discussion? If not all in favor signify by saying aye. Opposed nay? They ayes have it and the public hearing is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I will make a motion -- motion to approve. After considering all staff, applicant, and public testimony to approve File No. H-2022-0013 as presented in the staff report for the hearing date of June 20th, 2023, with conditions to be -- to be added, which include the bullet point in the staff report of moving costs be covered as outlined in their -- their bullet point. That they submit proof of notice to residents of the mobile home park via registered mail about move at submission of final plat and that that registered mail informing them of the submission also include local housing resources, links or information that they can access to help find other housing options. That the -- no building permit applications be issued prior to one year of final plat application. No building permit applications prior to one year of final plat applications. And that we strike Condition No. 2.2.F and include a condition that includes the pedestrian lighting plan as outlined by staff and applicant. Allen: Mr. Mayor, may I clarify the motion, please? Overton: Second. Simison: We have a motion and a second. Question from staff. Allen: Did the maker of the motion intent to require with the CUP time extension a notice to neighbors? Meridian City Council June 20,2023 Page 39 of 61 Hoaglun: Yes, I did. Allen: Thank you. Hoaglun: I did. Thank you for -- Allen: The conditional use permit for the multi-family development. Hoaglun: Yes. Well, actually, conditional use permit for multi-family development. That's the two years out. I think -- I think in discussion, though, we went to the one year with the final product -- for the submission of the final plat. One year. Instead of the two year. Just to keep things a little cleaner. Allen: Did you want to do both or just one? Hoaglun: Council Woman Perreault -- Simison: Council Woman Perreault. Perreault: Thank you. I apologize. I missed that. I was under the impression that we would -- that neighbors would be notified -- is that what you are discussing, neighbors -- you are mentioning neighbors being notified. That would be at the submission of the final plat. Hoaglun: Mr. Mayor? Perreault: I didn't hear anything about a CUP being a trigger for communication -- Allen: There was discussion about two notices. One going out within two years of the date of the conditional use permit for the multi-family development with the time extension request that will be required, because the -- this property won't redevelop within that two year period. The use won't be commenced. So, it will require a time extension if that conditional use permit is approved tonight. They had -- we had discussed a --just a really early notice, then, that would give them still about three years out to get on any possible lists or affordable housing that might take longer than a year. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Council Woman Perreault, it was to try and give them maximum notice during that two years and that gives them three years, but, then, one -- one year prior and that's the -- basically the last one year to go and that's -- that's it. So, if you are okay with adding that condition I think we are good. Perreault: Mr. Mayor? Meridian City Council June 20,2023 Page 40 of 61 Simison: Council Woman Perreault. Perreault: I apologize, I was -- I was not recognizing the vehicle that was used to renew the -- the plat for two additional years. You are saying that we use the CUP to do that. Got you. That's where I was getting messed up. So, yes, two -- two notifications. Two years in advance of final plat and, then, at the final plat submission. Absolutely. Hoaglun: Mr. Mayor, that condition of -- conditional use permit for filing multi-family development time extension that they would also provide notice to residents of housing resources if the second agrees or would like to add that. Overton: Second agrees. Simison: Second does agree. I have a motion and a second. Is there further discussion? Okay. Ask the Clerk to call the roll. Roll Call: Hoaglun, yea; Borton, absent; Cavener, yea; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. Thank you, everyone, for being here and the in-depth conversation and the work that needs to be moved ahead. MOTION CARRIED: FIVE AYES. ONE ABSENT. Simison: With that we are going to go ahead and stand in recess for about 20 minutes. Council Woman Strader, does that work, 20 minutes? Strader: Fifteen would be fine. Thank you, Mr. Mayor. Simison: We will take a 15 minute break, so reconvene at 8.20. (Recess: 8:05 p.m. to 8:20 p.m.) 2. Public Hearing for Graycliff Estates Subdivision No. 2 Lot 13, Block 5 (H-2023-0023) by KB Home, Sabrina Durtschi, located at 4456 S. Redwater Ave. A. Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 13, Block 5. 3. Public, Hearing for Graycliff Estates Subdivision No. 2, Lot 21, Block 5 (H-2023-0027) by KB Home, Sabrina Durtschi, Located at 4469 S. Colditz Way A. Request: Vacation of the northern 5-feet of the 10-foot-wide public Meridian City Council June 20,2023 Page 41 of 61 utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 21, Block 5. Simison: We will go ahead and come back from our recess. Thank you very much for allowing us for those that are still here in the audience and with that we will move on to our second action item and we will open these both together? Okay. Then we will go ahead and open public hearing H-2023-0023 and public hearing H-2023-0027 with the staff comments. Allen: Thank you, Mr. Mayor, Members of the Council. The two vacation applications are before you tonight. The properties are located at 4456 South Redwater Avenue and 4469 South Colditz Way. Both properties in the R-8 zoning district. The applicant requests to vacate the northern five feet of the ten foot wide public utilities pressurization and lot drainage easements along the southern boundary of Lot 21, Block 5, and the southern boundary of Lot 13, Block 5. The reason for the request is that the configuration of the lot and the utility easement along the subdivision boundary does not accommodate the footprints of the applicant's housing collection for this development. Approval of a reduction to the easements as proposed will allow all of their building floor plans to fit on these lots. Relinquishment letters have been submitted from all impacted utility companies consenting to the partial vacation of easement as proposed. Letters were received from the Boise Project Board of Control, CenturyLink, Idaho Power, Intermountain Gas Company and Sparklight. Staff is recommending approval of the requested vacations. No written testimony has been received. Thank you. Simison: Thank you. Council, any questions for staff? Is the applicant here? Good evening, Sabrina. Nice to see you. Durtschi: So great to see you all. For the record my name is Sabrina Durtschi. I am here on behalf of KB Home. My business address is 1299 North Orchard Street, Boise, Idaho. 83706. And as Sonya has so thoroughly went over our brief quick application, we, unfortunately, after recording the plat found out that due to the configuration none of our floor plans really fit the lot sizes. So, that's the reason why we are asking for the reduction in the vacation of half the easement. So, with that I will thank you for your time and stand for any questions. Simison: Thank you. Council, questions? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Hello, Sabrina. So good to see you. As far as the utility companies that sent letters approving the -- the partial vacations, how did you get to that list of companies that needed to be notified? Does it specifically say in your plat that those were the Meridian City Council June 20,2023 Page 42 of 61 utilities that had easement access or was it just -- were you being very thorough? Are there any other companies that potentially could claim access that aren't on this list? Durtschi: Sure. Mayor, Council Woman Perreault, actually, there is a checklist that the application provides that lists all of the public utilities that I'm required to notify and that's the list that I did notify, so -- yes. Simison: Council, any additional questions? Okay. Durtschi: Thank you so much. Simison: Mr. Clerk, do we have anybody signed up on these items? Johnson: Mr. Mayor, we did not. Simison: Okay. If there is anyone present and would like to provide testimony on these items, either in the room or online please come forward now or use the raise your hand feature on Zoom. Seeing no one coming forward, no one raising their hand, would the applicant like to make any final comments? Applicant waives final comments. Council, what's your direction? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Move to close the public hearing on Item 2 and Item 3. Strader: Second. Simison: I have a motion and a second to close the public hearings for Item 2 and Item 3. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public hearings is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Mr. Hoaglun did the easy one earlier, I guess I will -- I will make a motion. After considering all staff and applicant testimony I move to approve File No. H-2023- 0023 as presented in the staff report for the hearing date of June 20th, 2023. Perreault: Second. Meridian City Council June 20,2023 Page 43 of 61 Simison: I have a motion and a second to approve Item 2. Is there discussion? If not, Clerk will call the roll. Roll Call: Hoaglun, yea; Borton, absent; Cavener, yea; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FIVE AYES. ONE ABSENT. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: After considering all staff, applicant testimony I move that we approve File No. H-2023-0027 as written in the staff report for the hearing date of June 30th, 2023. Hoaglun: Second. Simison: I have a motion and a second to approve Item H-2023-0027. Is there any discussion? If not, Clerk will call the roll. Roll Call: Hoaglun, yea; Borton, absent; Cavener, yea; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FIVE AYES. ONE ABSENT. 4. Public Hearing for Pollard Subdivision (TECC-2023-0001) by Brighton Development, Inc., generally located on the north side of W. Chinden Blvd., east of SH-16, in the south 1/2 of Section 21, T.4N., RAW. A. Request: Time Extension for 1-year on the preliminary plat, until June 4, 2024, in order to obtain the City Engineer's signature on the Final Plat. Simison: Next item is Item 4, public hearing for Pollard Subdivision, TECC-2023-0001. We will open this public hearing with staff comments. Allen: Thank you, Mr. Mayor, Members of the Council. The next application before you is a request for a time extension on the approved preliminary plat. This property consists of 71 .3 acres of land. It's located near the northeast corner of State Highway 16 and West Chinden Boulevard and is zoned R-8 and C-G. The applicant is requesting a one year time extension on the preliminary plat in order to obtain the city engineer's Meridian City Council June 20,2023 Page 44 of 61 signature on the final plat. The plat consists of 75 building lots, seven common lots and four other lots on 71.3 acres of land. The preliminary plat for this project was approved by City Council on June 4, 2019, and one time extension has been approved by the director, which expired on June 4th, 2023. The subject time extension request was received prior to the expiration date. The applicant requests approval of a one year time extension in order to obtain the city engineer's signature on the first phase final plat, which was approved by City Council on September 27th, 2022. The applicant is currently working to get the plat signed, but was not able to do so prior to the expiration date. The phase one final plat includes all of the commercial areas noted as -- noted as phases one and two on the phasing plan approved with the preliminary plat. The residential portion remains to be included in a future final plat as phase two. Approval of the subject time extension will allow the applicant to obtain the city engineer's signature on the final plat and proceed with development of the property. If City Council does not approve the requested extension a new preliminary plat application will be required. With all extensions the director may require -- excuse me. The City Council may require the final plat to comply with the current UDC provisions in effect at this time. Since the approval of the preliminary plat in 2019 the following UDC standards have changed. Street buffer landscaping includes more specifications for such and enhanced landscaping is required in buffers along designated entryway corridors, such as West Chinden Boulevard and State Highway 20-26. The off-street parking standards for two bedroom single family residential units now require fewer spaces, i.e., two spaces are required instead of four, with at least one space in an enclosed garage. The amount of qualified open space for the R-8 zoning district has increased from ten percent to 15 percent and some of the standards for such have been modified. A total of 2.19 acres or 12.19 percent was proposed for the 17.97 acre residential area. Based on the current standard a minimum of 2.7 acres would be required, which requires an additional approximately half of an acre of qualified open space. The number of site amenities have changed from one for each 20 acres of development area to a point system requiring one point of site amenity for each five acres of land. One amenity, a children's play structure, was proposed with the preliminary plat. Based on the current standard a minimum of four points of site amenity would be required. A tot lot qualifies as one point. Additional amenities totaling at least three points are required to comply with the current standard. Staff recommends future development comply with the aforementioned current UDC standards for development as a provision of the requested time extension on the preliminary plan. The applicant is in agreement with this recommendation. Staff further recommends the landscape plan for the first phase final plat approved by City Council, but not yet recorded, be amended through an administrative landscape plan modification application to reflect compliance with the updated landscape standards for street buffers, including those for entryway corridors. The applicant does not agree with this recommendation and requests the associated Condition No. 9.3 is stricken. Staff is recommending approval with the conditions in the staff report. Mike Wardle, Brighton Corporation, submitted written testimony requesting Condition 9.3 is stricken. Staff will stand for any questions. Simison: Thank you. Council, questions for staff? Okay. Would the applicant like to come forward? Meridian City Council June 20,2023 Page 45 of 61 Wardle: Mr. Mayor, Council Members, Mike Wardle. Brighton Corporation. 2929 West Navigator in Meridian. I don't want to belabor the issues, but I want to just comment about the two hours that you just spent on a very very difficult and challenging issue. This June marks the 14th year that my wife and I have engaged in helping those of the inner city poor, the homeless, the incarcerated and those being released from incarceration and, in fact, one of our visits was to an individual in the facility that you folks were talking about tonight and as we have watched the challenges that these folks face, it's -- it's heartbreaking, because there are no really easy solutions. In fact, there are most -- almost no solutions to the challenges that they face in these circumstances. So, even though I expected to have dinner at 7:00 o'clock, I do appreciate the fact that you had some time to go over some challenges that are very apparent in -- in the valley, not just in your city, but in the valley and the region. So, hats off to you for taking the time to do that. As Sonya noted in the fall of last year you did approve the final plat for Pollard No. 1 Subdivision and that did include a landscape plan. Since that approval we have been involved now in getting all of our plans approved and signatures and so forth and if you have been out -- or maybe you have been trying to dodge the Highway 16 Chinden area because of construction, but if you have been out there you will see that construction is well underway. We -- I think we might have already completed the city's regional sewer lift station out there. It's at least -- it's a part of that project, but there is a lot of activity on site and we understand the issue, but it's kind of fascinating that here we have a final plat approved just a few months ago and now we are dealing with the preliminary plat from 2019 and, then, the updated standards and we are -- we have no problem with the standards that were noted in the staff report, with this one exception, because after final plat approval -- of course, we, then, do all of our budgeting, we get our plans and so forth approved and now we are being requested to modify something. But it's not insurmountable, but it's significant and so we are simply asking for deletion and we did submit a letter dated June 15th asking for the deletion of that updated landscape plan. It's not that we are trying to do anything deficient or less -- lesser standard, but it just changes something that we have already been in the process of doing through the final plat process and now have to kind of re -- rebound back to preliminary plat issues. So we are agreeable with the requirements that staff has proposed with that one exception and ask that Condition 9.3 relative to updating the landscape plan be deleted from this approval since you just approved the plan a few months ago and we are under construction. Be happy to answer your questions. Simison: Thank you. Council, questions for the applicant? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Good to see you, Mr. Wardle. I just want to make sure I'm understanding that that is specific to the street buffers and the entryway corridors. Is there anything additional to that that will be affected or would affect open space or is it -- Meridian City Council June 20,2023 Page 46 of 61 Wardle: No, nothing additional. And, in fact, you are actually going to have a second bite at the apple, because part of the project area that we are platting likely will see a conditional use permit coming forward in the future that will involve a significant amount of that frontage. So, some of these things can be caught up at that point. So, it's a good question and I think a simple answer. Perreault: Mr. Mayor, one more question. Simison: Council Woman Perreault. Perreault: I noticed that the final plat is significantly different from the preliminary in terms of size of lot -- of the lots and number of the lots. I know you don't have to answer this question for our decision tonight, but are you willing to give us an update on what has changed in the -- in the concept of the project? Is there anything significant that would be helpful for us to know? Wardle: Mr. Mayor, Council Member Perreault, the use of -- the residential component, which is the future, will probably be replaced with a new final plat -- a new preliminary plat, excuse me, when that comes in, because likely a few changes there. But in terms of the rest of the project to commercial uses anticipated, no, not significant differences and I think the Mayor actually in his State of the City address recently noted the use -- the primary use that's coming forward of medical service facility -- not a hospital, but a medical service facility, that will be one of the first users there. So, the commercial uses are still intended to be commercial and the only difference here -- I think we have reduced the number of lots, because when you preliminary plat you kind of anticipate the world and, then, you get to reality and we are now at reality. So, the uses are coming forward and they are now being known. So, that's as far as I would go. Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mike, you have been talking about the landscape plan not -- not being insurmountable, but significant. Wardle: Good question, Council Member Hoaglun. We actually submitted the request -- or the condition impact to our landscape architects and they said it would be a fair amount of reworking from what was approved just a few months ago and we have made commitments through our budgeting process and so forth with our contractors. So, it would be taking a step back that we would prefer to move forward. Hoaglun: Okay. Thank you. Seal: Council, any additional questions for the applicant? Okay. Meridian City Council June 20,2023 Page 47 of 61 Wardle: Thank you, Mr. Mayor. Simison: Thank you. Mr. Clerk, anyone signed up on this one? Johnson: Mr. Mayor, no. Simison: Okay. If there is anybody present who would like to come forward and provide testimony on this or online you can use the raise your hand feature. Seeing no one coming forward or raising their hand, would the applicant like to make any final comments? Applicant waives. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Seeing no more comments, I move that we close the public hearing. Cavener: Second. Simison: Motion and second to close the public hearing. 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. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I would like to move for approval. After considering all staff, applicant and public testimony I move to approve File No. TECC-2023-0001 as presented in the staff report for the hearing date of June 20th, 2023, with the request that condition 9-3 is stricken. Perreault: Second. Simison: I have a motion and a second. Is there discussion? If not, Clerk will call the roll. Roll Call: Hoaglun, yea; Borton, absent; Cavener, yea; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FIVE AYES. ONE ABSENT. Meridian City Council June 20,2023 Page 48 of 61 5. Public Hearing continued from May 9, 2023 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 zoning district. B Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested R-15 zoning district. C. Request: Conditional Use Permit for a multi-family development consisting of 138 units on 13.60 acres in the R-15 zoning district Simison: Council, next item up is item -- sorry. Turn the page. Public Hearing No. 5, which was continued from May 9th, 2023, for Artisan Victory Market, H-2022-0066. We will continue this public hearing with staff comments. Parsons: Thank you, Mayor, Members of the Council. Here to get another project wrapped up tonight. So, last one on the agenda this evening is the Artisan Victory Market. As Mayor mentioned this -- you heard this item on May 9th. During those discussions you had talked about the potential of the applicant removing some of the commercial, potentially going all residential, or maybe removing the drive through component and keeping a small commercial component. There was some discussion around some integration and how that commercial was actually integrating into the overall project. So, based on those discussions during that hearing the applicant actually went back to the drawing board and went with what they felt was their best option moving forward and I have laid some of that out in a memo that I prepared for you on June 15th. So, the applicant did go back to the drawing board and, essentially, submitted all revised plans for what is, essentially, now an all residential project in the mixed use community designated area. As we discussed last time, typically staff likes to have more than one land use type on this particular property. But, again, when you are looking at the larger 50 acre area staff did make note of -- that there are additional uses in this area that could support a single use on this particular property. So, the annexation itself has changed -- again, I would also mention to the -- the Mayor and Council that the project has been really noticed to reflect the plans that we are talking about tonight. So, it's been properly noticed, reposted, everything is in order to move forward on this application based on some of that discussion that we had at the previous hearing. So, as -- as -- as you recall this did have a small C-C component that has been removed and now the applicant is proposing to annex in the entire property with an R-15 zoning district. Revised plat was also submitted. Probably the most notable change here that you can see is that originally it was two commercial lots and three multi-family lots. They have now since changed it to four multi-family lots consistent with their annexation request and based on some of the discussions that they heard. I would also mention to the Council that this site still has a private street app -- application associated with it, along with some of the local street network that will be Meridian City Council June 20,2023 Page 49 of 61 extended as part of the project. So, if you recall this portion here was the local street and, then, it was a looped internal private road that was proposed -- that was -- has been approved by the director. I would also point your attention to the southwest corner of the development and this is where that commercial was going to happen and they were trying -- the applicant was -- had the two commercial lots there and they were tying into the shared access with the adjacent property. Based on discussions with the applicant and some of the discussion that we had on the May 9th hearing, there was some concern that the commercial didn't integrate well or there was concerns with commercial traffic driving through the residential portion of this site and so the applicant has -- rather than provide that vehicular connection there the applicant is just proposing a pedestrian connection in -- in that area of this -- this plat and the conditional use permit site plan that you will see here shortly. So, I just at least wanted to point that out to you as well, that there is no longer -- there is no -- the potential for cross-access has currently been removed in favor of that pedestrian connection. So, here is the revised site plan for the conditional use permit. Again, as you can see here the applicant has added more townhome units and actually reconfigured probably this portion along the south and, then, that southwest corner. So, this is where a majority of the site has changed from what you previously saw and you can see the unit count increased from 131 to 138. Now, because the R-15 zone has expanded based on the annexation request, the density has gone down slightly, even though the unit count has gone up. So, when we talked about this project back in May the density was about 11 .2, if remember correctly, and now it's about ten. So, a modest decrease here in density. And, then, the applicant's also showing you some of the pedestrian connections and, then, here is what I was referring to as far as the connectivity to the future daycare here along the southern boundary. Also mention to you that there is some traffic calming that has been added as well. Moving on to the landscape plan, again, completely redone. The applicant has provided an open space exhibit. So, open space has -- minimum qualified open space required for the project is 2.21 acres and the applicant has stated in their revised narrative and on their submitted drawings that they are providing 2.28 acres, which is in excess of UDC standards. Also mention to you with the increase of the residential units the applicant has updated their parking calculations, too, and I think they have conveyed to me that there is 274 parking stalls that they are providing, code only requires 261. So, again, open space and parking does exceed UDC standards. And, again, I went ahead and threw in the -- the fencing plan and that's been updated to reflect the conditions of approval as well. Here are the amenities. Again, the applicant is complying with all amenity requirements for the proposed use. The one that isn't noticed here noted here on the plan is the requirement for the charging stations. But in the applicant's narrative they are proposing that as one of their amenities and they were conditioned to do so as well. And, then, because there are no commercial elevations anymore, the elevations have been updated to reflect only the potential elevations and no commercial component. So, just wanted to quickly touch on those items for -- for your consideration tonight and, then, also in that memo, as I received those revised plans from the applicant, I had a chance to go through the recommended DA provisions to you and some of the conditions of approval and I noted in not only the memo, but also this slide which items need to be stricken or modified if you guys are in favor of this Meridian City Council June 20,2023 Page 50 of 61 application tonight. I will go ahead and conclude my presentation and I will stand for any additional questions you may have. Simison: Thank you, Bill. Council, any questions for staff? Okay. Would the applicant like to come forward? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: While the applicant is coming forward, I just -- I kind of want to share -- I was -- I was absent for this -- when this was heard in May, but I have had a chance to review all the application materials. I have watched the hearing, read the minutes, so I'm prepared to be involved in this conversation. Simison: Thank you, Councilman Cavener. Good evening. Koeckeritz: Good evening, Mayor, City Council Members. I'm Elizabeth Koeckeritz. I'm with Givens Pursley at 601 Bannock. I am here on -- Boise, Idaho. I am here on -- tonight on behalf of the applicant Baron Properties and with me tonight is Matt, Riggs Greg Hector and Shannon Ely, all members of Baron Properties. It's good to be back here. I would like to start by saying once again thank you to Bill, because there have been so many discussions in the last six weeks and over the last year and a half working through other iterations of this project with various staff members, going from more commercial to just commercial to some commercial, but always trying to really listen and pinpoint in on what staff was looking for and, then, really listening to the comments that were coming from you, the Mayor and City Council, at our last hearing to really try to come up with a plan that we think is really the best fit for Baron Properties and for the city as a whole. So, Bill did a good job of just kind of going over some of the highlights of the changes and so I just really wanted to sort of focus in on how we ended up on that a hundred percent residential. Well -- just scrolling in a little bit. Bill covered this. We are off of -- we are directly east of Eagle Road, a little bit north of Victory. I'm going to pass slides so quickly. Okay. All right. As you can see on this site plan, the real changes are all down, as Bill mentioned, in that southwest corner and we have replaced the commercial pad with two townhome units and one one bedroom duplex unit on the west and, then, the townhome units that were on the southern boundary have now been replaced with two bedroom bungalow units that results in 138 units, which is only seven more than was previously approved -- or previously proposed. As Bill mentioned, this is within the mixed use -- mixed use community FLUM designation and it is a relatively small in-fill area within the larger mixed use community. That mixed use community, if you remember, it does include a wide variety of uses from storage to an office park with a dentist and accountant. More high density single family residential. This multi-family proposal -- to the south there is the daycare and the over 55 community. There is a Starbucks proposed -- I don't know if it's under construction yet -- with a drive through and, then, a Rite Aid all sort of within this area. So, really, this -- this FLUM designation has all of the various components of a mixed use community, Meridian City Council June 20,2023 Page 51 of 61 except for the multi-family residential housing and when we looked at this when we went back and continued to talk about it, one of the things that has always been a struggle with this site is that it is so -- it is really access constrained and it's not a super desirable spot for commercial due to the fact that it's sort of -- it's mid block, there is only one access onto Eagle Road, and so it's really hard to -- it's just -- it's not a super visible location. It's not the hard corner. It's not the places that businesses are really looking for and looking to develop. It's also not -- we all can recognize, I believe, that having commercial up that close to residential, whether there is the drive through component that we originally had requested or not, is also really tough to really integrate the two uses and not create more of that dangerous cars passing through situation of just having really two very different sort of uses abutting right up next to each other and one of the concerns that was raised and that we agree with is just the cut-through traffic. They are going to come in -- individuals will come in, they will drive in, they will go to the commercial space and, then, instead of just driving out -- back out, because they won't be able to get across Eagle Road, it will be hard for them to make a left-hand turn, they will cut through the rest of the development, drive up Titanium to Easy Jet to get across or they will be cutting down directly south past that proposed daycare to get out onto Victory and either way that cut-through traffic just is not the ideal situation. One of the other small benefits of this is that the traffic counts do go down slightly. I don't know the exact -- I don't have the exact numbers with me, but they were small enough that ACHD did not require any additional updates, they just send an e-mail saying that's fine. We also know that the homeowners association to the east was also preferring and advocating for the hundred percent residential in this location. And, then, finally and really probably most importantly, it just gives a really that much nicer living experience for the residents who live here in this community. They don't have to worry about individuals who aren't members of this community cutting through going to a Walgreens in that location. It's really going to be a lot more insulated, a lot safer, a lot more peaceful sort of community to live and to be able to walk in. The individuals in this community and in other -- the surrounding neighborhoods will easily be able to pass through this neighborhood to the -- to the residential neighborhoods and, then, the commercial to the north and the commercial to the south. One other thing that we have been -- that I believe this one shows it best probably. Another change that we made on our site plan -- I believe that it was at Council Member Strader's request and, then, also Council Member Perreault had sort of seconded it and asked about it -- was sort of really increasing on that Titanium Boulevard, the -- sort of the sense of a boulevard and the sense of a place and having the larger trees, because we also recognize that we have installed the traffic calming, we do have the bulb outs, but trees do cause cars to go slower. They just make things a lot -- it just makes it a lot nicer and so what we have here is we really have tried to put on the maximum number of trees that we can get along that street given the spacing requirements and that these are in the eight foot parkway strips, so you can't have the -- always necessarily the very biggest trees right there, but what, then, we have also done, in addition to having all of those trees, is in our open spaces on both the north where there is the dog park and a small green area and, then, on the south and near the community garden, we have put in some of the biggest trees -- the class three caliper trees, which are swamp oaks and Bloodgood London plain trees and so -- and, then, throughout we also have just a huge number of Meridian City Council June 20,2023 Page 52 of 61 trees. We have really emphasized just that that -- I mean trees make -- the tree canopy makes a place -- just a much nicer place to be and overall the city code requires us to have 67 trees and overall this community does have 210 trees and most of them are of the two bigger sizes. And so that was one thing that we did take into account and, last, I just wanted to touch on parking. Bill mentioned I believe that there were 278 spaces. I believe we counted and we hadn't been counting some of the spaces on the townhomes. By our more recent count that -- it actually comes up to 305 spaces that count towards the parking, when city code only requires the 261 . In addition to that we still do have approximately 50 spaces of parking on our streets on Titanium and Publisher. And with that I will stand for any questions. Simison: Thank you. Council, questions for the applicant? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: If I recall correctly I might have been the only Council Member not too worried about the traffic from the surrounding areas coming through and was really hoping you would come back with more commercial. I -- I'm -- I'm always hesitant to give up the frontage of a major road to -- to not have commercial in general. So, my question for you is the FLUM designation that's just to the north of this is M-C, R-G, it's regional, and there are quite a few multi-family projects in there and/or there are some considering going in there, some large projects. So, I'm curious if you took that into account, since it's -- it's an -- it's the same area that you said is in walking distance for these folks to go to for their commercial. If you took those units into account when you were assessing that -- you know, this being only multi-family in this FLUM designation, which is fairly small, if you had considered that multi-family that was going into that, if it's within walking distance? Koeckeritz: Mayor Simison, Council Member Perreault, one thing we did look at what had been proposed, what was -- what's going in there, what's actually being developed and one of the things that we -- we do know both from -- is that much of that other development, it's -- it's of a very different type than this. It's a lot more of -- even if they are nicer, there is some proposed -- on some of them up north that are more of the three story -- I'm not just going to say a three story walk up, but a three story or four story with interior elevators, but just sort of a different living experience. This is really -- it's sort of -- it's a different living experience. It's sort of where you would go when you move out of more of the apartment -- the standard apartment style and you are looking for more of this cottage lifestyle. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Meridian City Council June 20,2023 Page 53 of 61 Perreault: Okay. So, it's not so much that there isn't other multi-family available, it's that -- it's the specific style of multi-family. Is that -- am I understanding you correctly? Koeckeritz: Mayor Simison, Council Member Perreault, within -- we mostly -- we mostly focused on this specific FLUM designation, because that's what we are really looking at primarily. But, then, I know when you do scroll out further -- so, there -- and there is no multi-family in this FLUM designation and, then, when you sort of step back and look at the bigger picture, within the other multi-family residential that's just in this general area there is nothing of this type to my knowledge. Perreault: Okay. Thank you. Simison: Council, additional questions for the applicant? Perreault: Mr. Mayor, I apologize, I have one more. Simison: Council Woman Perreault. Perreault: You had stated that -- in the narrative that not being able to have a drive through you felt like sort of eliminated a lot of commercial options. Can you share with us if -- if you had a specific applicant that, then, you weren't going to be able to work with or kind of what -- what -- how did you come to the determination that -- that you believed that commercial would not be viable here? We -- we have had a couple of applications in the past -- recent past where it was 20 plus years that something sat vacant and they couldn't -- so, that to me says, okay, yes, definitely like it's not viable, because 20 years have gone by and it's been advertised and they haven't found a commercial tenant. I'm not saying that's how long you would have to wait, but I just want to understand the process you went through to make that determination and, honestly, I have seen these mixed use designations with small commercial and residential surrounding be done very successfully in numerous places in Meridian. So, guess I'm trying to -- I'm struggling with the statement that these two uses don't mix when they are working in numerous areas of our city. Koeckeritz: Okay. So -- Mayor, Council Member Perreault, so to the first part of your question -- and I will ask Matt Riggs to come up and speak more specifically about the conversations he's had. But I do know that there have been meetings with brokers, discussions with brokers, on the marketing of this and not having a drive through makes a commercial development, especially one that's really a lot less visible, it makes it much more difficult to market. As far as mixed use having the -- it's sort of the same question, sort of a little different. I do think that commercial and residential can live harmoniously and I have seen it done in certain places, obviously, throughout this area. But in this particular instance, because it was a smaller area of commercial that was really -- it's that access challenge sort of piece of it where we only were able to get -- and ACHD was only ever going to approve one access into this development. It just makes it a lot more difficult with the flow and not being able to come out directly and make a left-hand turn, there is just a lot of those things that are going into making this Meridian City Council June 20,2023 Page 54 of 61 more difficult. Although I know Matt Riggs here with the ownership team can speak directly to the conversations they have had. Simison: Council, any additional questions for the applicant? Thank you very much. Mr. Clerk, do we have anyone signed up on this item? Johnson: Yes. First is Carole Gabrielson. Simison: Okay. And when you come forward if you will state your name and address for the record and be recognized for three minutes. Gabrielson: My name is Carole Gabrielson. My address is 4231 East Easy Jet Drive, Meridian. 83642. 1 live in Sutherland Farm and I come here tonight in support of Artisan Victory Market project by Baron Properties. We first heard of this project at a well-attended neighborhood meeting hosted by Baron on March 30th, 2022. A lot of detailed information was presented and there was an opportunity to visit with team members after the meeting. Everyone left with a positive attitude towards the project for the following reasons. Baron chose a lower density than what could have been built. The rental units are high quality builds, single story units would abut the existing homes in Sutherland Farm and the Village of Sutherland Farm, providing a residential environment for those existing neighbors. The two story units would be built along Eagle Road. Baron Properties will maintain sole ownership of Artisan Victory Market and is platted so that the units cannot be sold off in sections. If a resident has -- has issues with their unit there will be an office on site that is staffed. There are ample parking spaces, much more than what is required. There are 305 parking spaces for the multi-family portion and that doesn't include available on-street parking. There will be additional traffic generated, but the amount will be much lower than what would be generated by multi-story apartments or townhomes. Two wells already on the property will supply water needed to maintain the landscaping. Baron Properties has two of these projects in Meridian that are nearing completion, one on Black Cat and one on Ten Mile and Pine. What was presented at the Planning and Zoning and the City Council meetings was exactly what was built. This is important to our subdivision, because other projects built around this morphed into something very different than what was initially presented. The Baron team has consistently proven that they are willing to work with anyone affected by their projects. Baron held the second neighborhood meeting on March 21 st, 2023, to assure residents that there was no significant changes in the project. At a recent Planning and Zoning meeting the manager and many of the residents from The Point were in attendance to express their concerns about the safety of residents crossing Titanium Street from The Point cottages, then worked with The Point and came up with traffic calming measures that helped to -- to create a better situation and there is no one from The Point here tonight to say anything different. I would like to also say something about taking out the commercial aspect of it. This is not particularly good property for commercial. It's hard -- the access is not wonderful here and part of it is because of Titanium and the way The Point was built. So, I think that it is exactly right, that there is no commercial being built and I thank you for the opportunity to speak. Meridian City Council June 20,2023 Page 55 of 61 Simison: Thank you. Council, questions? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Not a question, Carole, but just a compliment. To stick with us until after 9:00 o'clock and not only stick with it, but come and speak in favor of an application, I mean that is -- that is a rarity. It's clear you care about your neighborhood, you care about our community. That rang true in your testimony and so for me when -- when nobody shows up to testify that's one thing, but when somebody sticks with us long enough to say what they think in favor of the project, that just counts so much towards me and I just wanted to let you know as one Council Member I really appreciated your testimony tonight. Gabrielson: Thank you. I appreciate that. Simison: Thank you, Councilman Cavener. Well said. Johnson: Mr. Mayor. Eric Gabrielson. Simison: And here comes the other shoe. If you can state your name and address for the record. E.Gabrielson: Mayor Simison, City Council members and staff, my name is Erik Gabrielson. I live at 4231 East Easy Jet Drive in the Sutherland Farm Subdivision. I support the Baron Properties and their development of Victory Market. The development is the best use of this land with more density and traffic versus other developments of three or four story apartments or townhouses. This should be a residential with no commercial project, since its borders residential properties on all sides. On the south side you have The Point, the east or north is a Sutherland Farm Subdivision and across the street and, then, you go to the east is Thousand Springs. You have commercial development north of Easy Jet along Eagle Road and south of Victory and Eagle Road. This is a high end residential project with one owner, all residents -- residences of houses and townhouses are leased out. The City of Meridian has approved three other projects by Baron Properties that are very similar to this project in the houses and layout. I sympathize with the residents of Sutherland Farm and The Point regarding the development and the traffic that it will create, but the traffic in this development would be much less than other developments of apartments and/or townhouses on this land. Baron Property has expressed that they are willing to work with The Point to slow traffic through their area on Titanium Way. This type of development of building homes for lease is a developing trend in the United States for families who want to live in a house, but can't afford to buy a house. I request that you approve this project. Thank you so much for your time. Simison: Thank you. Council, questions? Meridian City Council June 20,2023 Page 56 of 61 Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I have a very difficult question for you. How long have you and Carole been married? E.Gabrielson: We just had our 50th anniversary in February. Hoaglun: Congratulations. That's wonderful. And I bet you have never had a Tuesday night date like -- date night like tonight. Glad we could share it together. E.Gabrielson: Okay. Thank you. Appreciate it. Thank you. Simison: Thank you very much. Mr. Clerk, do we have anyone else signed up? Johnson: Mr. Mayor, I do not. Simison: Is there anybody either online or in the audience who would like to provide testimony on this item? Seeing no hands raised or people moving forward, would the applicant like to close. Riggs: So, Mayor, Council Members, Matthew Riggs here. 529 West Fordham Drive in Eagle and just wanted to quickly, you know, cover some of the topics on -- on the commercial side of things. You know, Council Woman Perreault, to your question, we were in active discussion for a long time with a pharmacy user there -- frankly, very similar to Rite Aid. They were struggling with where to find a store on this particular intersection and their demographics team, if you will, said we have to have a store here in this area, what is available that would work for this. That's when they approached us. They were needing a drive through, you know, at the initial discussions with -- with that user. It seemed to be a good fit relative to the location and the size that they needed, but ultimately, you know, I think I would echo what, you know, some of our friendly neighbors have -- have said and what has come out, you know, in this room and with staff and the Planning and Zoning and that is, you know, this is surrounded on three sides by -- by residential. You know, we do own other properties as referenced in Meridian that have commercial components that are in this same zoning designation. Those are different really for -- for what we have been speaking about the -- the access and the visibility on those sites make for more viable and interesting opportunities for some of these commercial users. We have seen interested parties, you know, from small restaurants up to full, you know, two and three acre users interested in our other sites. In that same time frame we have been working on this site -- really for two years before we have been going. So, we are three years into this and during that time it's been marketed, you know, the whole time with our brokerage team and, yeah, that one pharmacy user was -- was really the only interested party that approached us. So, ultimately, you know, talking to staff, talking to the neighbors and staring at our site, you know, around our own conference table, you know, felt like this was the best fit for this Meridian City Council June 20,2023 Page 57 of 61 relatively difficult, you know, site within the neighborhood and the -- the micro sub market if you will, right -- right in the area. We feel like it -- it is served proficiently, you know, from the neighborhood services are within walking distance, you know, just immediately around the site and, then, what's to the north and also what's going down to the south. So, you know, we have worked hard on the commercial, for a long time there did believe that that was where this project would go and in our best efforts just weren't really able to get, you know, any -- any serious bites, other than that one pharmacy user. So, with that, you know, I would stand for questions and/or request approval. Simison: All right. Thank you. Council, any questions? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I don't know if this is a question for you or another member of your team, but the access from the south on the very west side of the project next to the multi-family does that -- does that dead end there in your project or does that connect to the lot -- the empty lot to the -- yes. Right there. That connects, then, to lot to the south? Riggs: Mayor, Council Woman Perreault, that -- that now is dead ending into our lot. We studied along with staff the connectivity and what's going into the south and ultimately, you know, decided that -- that that through traffic from the school and from the drive-through Starbucks is, you know, not something that our site would -- would want, you know, life safety and otherwise with that traffic coming through and, then, also, you know, it feels like that's a good mitigation to prevent, you know, school drop off from -- from hooking around into the -- into Titanium and the neighborhood to the -- to the back. So, as of now -- or, you know, in this plan, yes, that is -- that -- that tees into a dead end there on the southwest side of the site. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Thank you. I just want to follow up on that with staff. Does that create any unnecessary restrictions on the property to the south to not have that connectivity? I mean typically promote the connectivity. So, can you comment on how that will affect the southern neighbor given that it's a fairly small property and they are on the corner, which, then, you know, affects their access as well? Parsons: Mayor, Members of the Council, I think the applicant did a good job. We -- after the hearing on the 9th we sat down and we said what -- if we are going to lose the commercial what makes sense, given the fact that a lot of the uses to the south of this site will be auto dominated with people dropping off children at the daycare, the potential drive through for Starbucks and they also have an additional pad site and, Meridian City Council June 20,2023 Page 58 of 61 then, hearing some of the concerns that were raised during the public hearing, it was our opinion that it may be best just to do a pedestrian connection in that location, because we do have the local street network and some additional access points that were granted to that property to the south for them to exit onto Eagle Road. So, to answer your question does that put a hardship on them? I think the -- the preschool may appreciate it more that it doesn't go in, to be honest with you, because what happened was with this plan their driveway doesn't quite align with what they were trying to do on the property to the south, so it really created a jog. So, it did not tie in very well and just from -- from a logistical standpoint and just the traffic generation from those two uses staff just felt more comfortable, to be honest with you, with a pedestrian connection. Simison: Just to follow up on that, are we able to go back and tell them that they don't have to make a road connection or is it going to be an oddly working -- they must build this with this road -- this not to be extended or be more -- I would hope that we would have a way to not require them to do something we don't want them to do and, then, put up stupid bars -- Parsons: Mayor, Members of the Council, no, that is not a public street there, so they do not have to say to be extended in the future and, yes, we do -- they have a condition of approval to grant cross-access to this property, but if you don't require that from this developer, then, it really goes nowhere. They just have a condition of approval that runs with their land. Currently we have not had an application, other than the CUP that you guys acted on for the drive -- for the daycare, excuse me, we have not received any certificate of zoning compliance or design review application for the site. But we could capture some of that in there that -- because it wasn't required with this project, we are not requiring it for them to reciprocate to this -- to this property. So, there is ways to tell that story in a different manner. Simison: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I know for single family homes when we have a cul-de-sac we now limit it to three drives. This has five or six. Are we still okay with our -- with our code? Parsons: Mayor, Members of the Council, you are. That's, essentially, just a drive aisle. It's not a common drive. So, it's just -- multi-family is treated a little differently than single family with common driveway. So, yes, they can have that number of units, as long as they meet Fire Department requirements for turnaround. It's not over -- overstep my -- my area, but there is a certain threshold they can't exceed -- certain linear footage. Meridian City Council June 20,2023 Page 59 of 61 Simison: Okay. Council, any additional questions for the applicant? All right. Thank you. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I would just like to say that I know I was kind of critical of the commercial and drive through last time and I really like what they have done. I'm glad to see it all residential. I'm glad to see the traffic calming. Glad to see the extra parking, the lower traffic counts. I think everything they have done to this plan has been an improvement and I'm really happy and I will be supporting it tonight. Cavener: Yeah, Mr. Mayor? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I echo the same comments. I like the boulevard feel, the addition of the trees. I would have appreciated if we could have had more neighborhood serving really small scale commercial here, but it doesn't appear that that's worked out. I do think this is kind of best case scenario for fit with the surrounding neighborhoods. I think you guys did a nice job and certainly it's much better than having to drive through and the chaos that -- that was going to come from all that being co-located. So, appreciate the continuance and appreciate the applicant taking another crack at it. Simison: Councilman Cavener. Cavener: Yeah. Mr. Mayor, I just want to credit the applicant and I think, Council, you know, if we go through these long conversations, one, two, hours and, then, results in continuance and sometimes it makes me, you know, pull out the little hair that I have, but I think this is a -- a really good example of being patient, allowing the applicant to be creative, respond to feedback from Council and ultimately result in a much better projects. So, thanks for that. Simison: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Appreciate Councilman Cavener's comments, because I think even though it's an inconvenience to have a continuance and takes longer time and we know time is money, it resulted in a better project and we are able to -- you know, felt the applicant really listened to the Council and what their thoughts were and how to make this work Meridian City Council June 20,2023 Page 60 of 61 and not how it didn't work and that's greatly appreciated. So, I'm glad we are -- we are at the end of it for -- for you to move forward with the project it sounds like, so appreciate that. And, Mr. Mayor, if there is no further comments I would move that we close the public hearing on H-2022-0066. Hoaglun: Second. Simison: I 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. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: After considering all staff, applicant and public testimony, I move to approve File No. H-2022-0066 as presented in the staff report for the hearing date of June 20th, 2023, and to make sure that the modifications presented by staff, condition modifications per staff memo, are included in the -- in the motion. Cavener: Second. Simison: Have a motion and a second. Is there discussion? If not, Clerk will call the roll. Roll Call: Hoaglun, yea; Borton, absent; Cavener, yea; Perreault, yea; Strader, yea; Overton, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FIVE AYES. ONE ABSENT. Simison: Really appreciate it and there is about a three-quarter acre property on the corner of Victory. If you guys can figure out what to do with that, there could be a little bit of neighborhood commercial right there. I just don't know how you are going to get access or parking or anything else, so -- okay. Anyways, thank you. FUTURE MEETING TOPICS Simison: With that, Council, anything under future meeting topics or do I have a motion? Cavener: Mr. Mayor? Meridian City Council June 20,2023 Page 61 of 61 Simison: Councilman -- Cavener: Move to adjourn. Simison: Motion to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 9:28 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 7 / 11 2023 MAYOR ROBERT E. 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. i I i CITY OF MERIDIAN CITY COUNCIL i PUBLIC FORUM SIGN-IN SHEET 1 Date: June 20, 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 Changes to Agenda: None Item #1: Promenade Cottages (H-2022-0013) Application(s):  Rezone  Preliminary Plat  (3) Conditional Use Permits rd At the last hearing on May 23, City Council directed Staff & the Applicant to come up with some possible solutions pertaining to nd displacement of residents of the mobile home park if the proposed MFR development is approved in the 2 phase of development where the mobile home park is currently located. Staff issued a memo that included several possible options, as follows:  Include a provision in the Development Agreement (DA) that requires the Applicant to come back before City Council prior to the 2nd phase of development with an amendment to the DA that includes a solution on where the residents of the mobile home park may live when the property redevelops.  Deny the request for rezone to R-40 for the multi-family development at this time as it creates a non-forming use (i.e. the mobile home park isn’t an allowed use in the R-40 district); and consequently, deny the portion of the Conditional Use Permit (CUP) request that extends the non-conforming use (i.e. mobile home park in R-40 district) and deny the CUP request for the multi-family development. The private street approval should be modified to not approve private streets in the multi-family portion of the development.  Deny the CUP request for a multi-family development in the location where the mobile home park is currently located. The developer can re-apply when they have a plan for the residents that will be displaced.  The developer could subsidize the rate of the proposed apartments if they so choose for a certain period of time for residents of the mobile home park; however, the City should not require this. Planning Staff spoke with The Housing Company to see if a recently approved affordable housing project (i.e. Wood Rose Apartments – 46 units) might be able to accommodate some of the residents and was told there would be a waitlist by the time the subject property redevelops that can be accessed at https://www.thehousingcompancy.org/ . They did note that it may be difficult to guarantee any units to these residents due to the guidelines required by HUD and not knowing each individual’s needs; however, they did provide some local resources (i.e. links) the developer can share with the residents, as follows: https://housingidaho.com and https://bcaacha.org/. Because current projects are coming in above budget, partnering with others at this time is unlikely. The Applicant also submitted a letter with an inventory of the number of RV’s (15), mobile homes older than 1976 (17) and mobile homes newer than 1976 (8), that includes some possible options to help with the displacement of residents of the mobile home park, including the following:  Offer to move any of the RV’s or mobile homes newer than 1976 (at the Applicant’s cost) to a mobile home or RV park they’re building in Ontario, OR or to any park they own in Eagle, Twin Falls or Kimberly, assuming there are spaces available in those parks at that time.  Instead of giving a 90-day notice to vacate when they’re ready to begin construction, they’ll give 180-day notice and will provide assistance in finding affordable housing & RV park options at that time by providing materials & internet links.  Replace the existing manufactured home community with a new one in another location if the City has any surplus property for sale and is amenable to allowing the development of another park within its boundary to accommodate the 25+/- homes that could potentially be relocated. rd  Lastly, if the City is amenable to the Applicant only building half instead of a full street section for NE 3 St. between Gruber & Badley, the Applicant could allocate a portion of those dollars to providing financial assistance to the residents of the mobile home park. Written Testimony since Commission Hearing: None Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2022-0013, as presented in the staff report for the hearing date of June 20, 2023: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2022-0013, as presented during the hearing on June 20, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0013 to the hearing date of ___________2023 for the following reason(s): (You should state specific reason(s) for continuance.) Item #2: Graycliff Estates No. 2 (Lot 13, Block 5) (H-2023-0023) Application(s): Vacation Size of property, existing zoning, and location: This property is located at 4456 S. Redwater Ave. and is in the R-8 zoning district. Summary of Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 13, Block 5. The reason for the request is that the configuration of the lot and the platted utility easement along the subdivision boundary does not accommodate the footprints of the Applicant’s housing collection for this development. Approval of a reduction to the easement as proposed will allow all of their building floorplans to fit on this lot. Relinquishment letters have been submitted from all impacted utility companies consenting to the partial vacation of easement as proposed. Letters were received from Boise Project Board of Control, Century Link, Idaho Power, Intermountain Gas Company and Sparklight. Staff Recommendation: Approval Written Testimony: None Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2023-0023, as presented in the staff report for the hearing date of June 20, 2023: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2023-0023, as presented during the hearing on June 20, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0023 to the hearing date of __________ for the following reason(s): (You should state specific reason(s) for continuance.) Item #3: Graycliff Estates No. 2 (Lot 21, Block 5) (H-2023-0027) Application(s): Vacation Size of property, existing zoning, and location: This property is located at 4469 S. Colditz Way and is in the R-8 zoning district. Summary of Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 21, Block 5. The reason for the request is that the configuration of the lot and the platted utility easement along the subdivision boundary does not accommodate the footprints of the Applicant’s housing collection for this development. Approval of a reduction to the easement as proposed will allow all of their building floor plans to fit on this lot. Relinquishment letters have been submitted from all impacted utility companies consenting to the partial vacation of easement as proposed. Letters were received from Boise Project Board of Control, Century Link, Idaho Power, Intermountain Gas Company and Sparklight. Staff Recommendation: Approval Written Testimony: None Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2023-0027, as presented in the staff report for the hearing date of June 20, 2023: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2023-0027, as presented during the hearing on June 20, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0027 to the hearing date of ____________ for the following reason(s): (You should state specific reason(s) for continuance.) _______________________________________________________________________________________________________ Item #4: Pollard Subdivision (TECC-2023-0001) Application(s):  Time Extension (Preliminary Plat) Size of property, existing zoning, and location: This property consists of 71.3 acres of land, is located near the NEC of SH-16 & W. Chinden Blvd. and is zoned R-8 & C-G. Summary of Request: The Applicant requests a 1-year time extension on the preliminary plat in order to obtain the City Engineer's signature on the final plat. The plat consists of 75 building lots, 7 common lots and 4 other lots on 71.3 acres of land. The preliminary plat for this project was approved by City Council on June 4, 2019 and (1) time extension was approved by the Director, which expired on June 4, 2023. The subject time extension request was received prior to the expiration date. st The Applicant requests approval of a 1-year time extension in order to obtain the City Engineer’s signature on the 1 phase final plat, which was approved by City Council on September 27, 2022; the Applicant is currently working to get the plat signed but was not be able to do so prior to the expiration date. The Phase 1 final plat includes all of the commercial areas noted as Phases 1 & 2 on the phasing plan approved with the preliminary plat; the residential portion remains to be included in a future final plat as Phase 2. Approval of the subject time extension will allow the Applicant to obtain the City Engineer’s signature on a final plat and proceed with development of the property. If City Council does not approve the requested time extension, a new preliminary plat application will be required. With all extensions, the Director may require the final plat to comply with the current UDC provisions per UDC 11-6B-7C. Since the approval of the preliminary plat in 2019, the following UDC standards have changed: • Street buffer landscaping includes more specifications for such and enhanced landscaping is required in buffers along designated entryway corridors such as W. Chinden Blvd./SH 20-26. • The off-street parking standards for 2-bedroom SFR units now require fewer spaces (i.e. two (2) spaces instead of four (4) with at least one (1) space in an enclosed garage). • The amount of qualified open space for the R-8 zoning district has increased from 10% to 15% and some of the standards for such have been modified. A total of 2.19-acres (or 12.19%) was proposed for the 17.97-acre area. Based on the current standard, a minimum of 2.7 acres would be required, which requires an additional 0.51-acre of qualified open space. • The number of site amenities have changed from one for each 20 acres of development area to a point system requiring one (1) point of site amenity for each 5-acres of land. One (1) amenity, a children’s play structure, was proposed with the preliminary plat. Based on the current standard, a minimum of 4 points of site amenity would be required; a tot lot qualifies as one (1) point – additional amenities totaling at least three (3) points are required to comply with the current standard. Staff recommends future development comply with the aforementioned current UDC standards for development as a provision of the requested time extension on the preliminary plat. The Applicant agrees with this recommendation. st Staff further recommends the landscape plan for the 1 phase final plat approved by City Council but not yet recorded, be amended through an administrative landscape plan modification application to reflect compliance with the updated landscape standards for street buffers, including those for entryway corridors (i.e. Chinden Blvd./SH 20-26). The Applicant does not agree with this recommendation and requests the associated condition (#IX.3) is stricken. Staff Recommendation: Approval with the conditions noted in the report. Written Testimony: Mike Wardle, Brighton Development (requests condition #IX.3 is stricken). Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number TECC-2023-0001, as presented in the staff report for the hearing date of June 20, 2023: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number TECC-2023-0001, as presented during the hearing on June 20, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number TECC-2023-0001 to the hearing date of ____________ for the following reason(s): (You should state specific reason(s) for continuance.) Item #5: Artisan Victory (\[file #\]) Application(s):  Size of property, existing zoning, and location: This site consists of \[#\] acres of land, zoned \[district\], located at \[address/general location\]. History: \[details\] Comprehensive Plan FLUM Designation: \[details\] Summary of Request: \[details\] Commission Recommendation: \[approval/denial\] Summary of Commission Public Hearing: i. In favor: ii. In opposition: iii. Commenting: iv. Written testimony: v. Key Issue(s): Key Issue(s) of Discussion by Commission: i. Commission Change(s) to Staff Recommendation: i. Outstanding Issue(s) for City Council: i. Written Testimony since Commission Hearing: \[name(s)\] - \[issue(s)\] Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number \[#\], as presented in the staff report for the hearing date of \[date\]: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number \[#\], as presented during the hearing on \[date\], for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number \[#\] to the hearing date of \[date\] for the following reason(s): (You should state specific reason(s) for continuance.) City Council Meeting June 20, 2023 Item #1: Promenade Cottages Subdivision AERIAL MAPZONING MAPFUTURE LAND USE MAP Rezone, Preliminary Plat, (3) Conditional Use Permits Rezone Exhibit 40-8 to R-R40-8 to R-RG-8 to C-R Preliminary Plat & Phasing Plan Site/Landscape Plan Open Space Exhibit Parking Exhibit Cottage Elevations Apartment & Clubhouse Elevations Item #2: Graycliff Estates Sub. 2 (Lot 13, Block 5) Partial Easement Vacation– Item #3: Graycliff Estates Sub. 2 (Lot 21, Block 5) Partial Easement Vacation– Item #4: Pollard Subdivision Phase 2Phase 1 Time Extension (Preliminary Plat)– Item #5: Artisan Victory Market AERIAL MAPZONING MAPFUTURE LAND USE MAP0066) -2022-Annexation, Preliminary Plat, Conditional Use Permit and Private Street (H– Proposed Annexation Area 15 Zone Only-with R Revised Preliminary Plat w/ One Fewer Buildable Lot Revised Site Plan from 131 to 138Residential Units Increased – 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 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from May 23, 2023 for Promenade Cottages Subdivision (H-2022-0013) by Steve Arnold, A-Team Consultants, located at 403 E. Fairview Ave. Application Materials: https://bit.ly/H-2022-0013 A. Request: Rezone approximately 6.819 and 0.326 acres of land from the R-8 and C-G zoning districts to the R-40 (6.61 acres) and C-G (0.535 acres) zoning districts.B. Request: Preliminary Plat consisting of 30 single-family residential lots, 5 multi-family lots, 2 commercial lots and 8 common lots on 7.64 acres of land in the requested R-40 and C-G zoning districts.C. Request: Conditional Use Permit to construct a 90-unit, multi-family development on approximately 2.8 acres in the requested R-40 zoning district.D. Request: Conditional Use Permit to construct single-family, detached dwellings on the 10 of the 30 single-family residential lots in the requested R-40 zoning district.E. Request: Conditional Use Permit to allow the existing, non- conforming parking, landscaping and mobile home park to remain as is for an extended period of time in the C-G and requested R-40 zoning districts. PUBLIC HEARING SIGN IN SHEET DATE: June 20, 2023 ITEM # ON AGENDA: l PROJECT NAME: Cottages Subdivision (H-2022-0013) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Mayor Robert E. Simison C� E IDIAN __ City Council Members: =�� Brad Hoaglun John Overton Joe Borton Jessica Perreault i L A H O Luke Cavener Liz Strader June 14, 2023 MEMORANDUM TO: Mayor &City Council FROM: Sonya Allen CC: City Attorney, Steve Arnold RE: Promenade Cottages (H-2022-0013) In response to the discussion at the May 23rd City Council hearing pertaining to displacement of residents of the mobile home park if the proposed multi-family development is approved in the 2nd phase of development, Staff offers the following possible solutions to the concerns discussed: 1. Include a provision in the Development Agreement(DA)that requires the Applicant to come back before City Council prior to the 2nd phase of development with an amendment to the DA that includes a solution on where the residents of the mobile home park may live when the property redevelops. 2. Deny the request for rezone to R-40 for the multi-family development at this time as it creates a non-forming use (i.e. the mobile home park isn't an allowed use in the R-40 district); and consequently, deny the portion of the Conditional Use Permit(CUP) request that_exterids the non-conforming use (i.e. mobile home park in R-40 district) and deny the CUP,request for the multi-family development. The private street approval should be modified to not approve private streets in the multi family portion of the development. /3. Deny the CUP request for a multi-family development in the location where the mobile home park is currently located. The developer can re-apply when they have a plan for the residents thatwill be displaced.- or unity Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 / Phone 208-884-5533 . www.meridiancity.org 4. The developer could subsidize the rate of the proposed apartments if they so choose for a certain period of time for residents of the mobile home park; however, the City should not require this. Planning Staff spoke with The Housing Company to see if a recently approved affordable housing project(i.e. Wood Rose Apartments—46 units)might be able to accommodate some of the residents and was told there would be a waitlist by the time the subject property redevelops that can be accessed at https://www.thehousingcompancy.org/. They did note that it may be difficult to guarantee any units to these residents due to the guidelines required by HUD and not knowing each individual's needs; however, they did provide some local resources (i.e. links) the developer can share with the residents, as follows: https://housingidaho.com and https://bcaacha.org/. Because current projects are coming in above budget, partnering with others at this time is unlikely. 2 STAFF REPORT E T*,- COMMUNITY DEVELOPMENT DEPARTMENTfor r A M O HEARING 5/23/2023 Legend DATE: F Project Location � o TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 --- � - r b SUBJECT: H-2022-0013 - ' i Promenade Cottages Subdivision m LOCATION: 403 E. Fairview Ave., in the NW 1/4 of ., ® ® _E Section 7,Township 3N,Range 1E. (Parcel#S 1107212707) I�4 ,--T I. PROJECT DESCRIPTION The Applicant has submitted requests for the following: • Rezone of 6.82 and 0.33 acres of land from the R-8 and C-G zoning districts to the R-40 (6.61 acres)and C-G(0.54 acres)zoning districts; • Preliminary plat consisting of 45 building lots [30 single-family residential building lots, five (5)multi-family building lots,two(2)commercial building lots] and eight(8) common lots on 7.64 acres of land in the R-40 and C-G zoning districts; • Conditional Use Permit(CUP)to construct a 90-unit multi-family development on approximately 2.8 acres of land in the requested R-40 zone; • CUP to construct single-family detached dwellings on 10 of the 30 single-family residential lots in the requested R-40 zone; • CUP to allow the existing nonconforming parking, landscaping, and mobile home park to remain as-is for an extended period of time in the C-G and requested R-40 zoning districts; • Private streets(PS)are proposed for internal access to the proposed single-family and multi- family units; and, • Alternative Compliance(ALT)to the off-street parking standards for single-family dwellings listed in UDC Table 11-3C-6,which requires parking pads to be located in front of the garage,to allow the parking pads for the 3-bedroom units to be located as close as possible to the corresponding unit. Page 1 II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 7.64 acres Future Land Use Designation Commercial 2.12+/-acres and High Density Residential(HDR)(5.52+/-acres Existing Land Use(s) Commercial(retail/restaurant/multi-tenant),mobile home park,and vacant/undeveloped land. Proposed Land Use(s) Existing commercial(retail/restaurant)uses to remain, single-family residential (SFR)attached/detached and multi-family residential(MFR)apartments proposed. Lots(#and type;bldg./common) 45 total lots(30 SFR building lots,5 MFR building lots,2 commercial building lots,and 8 common lots Phases 3 Number of Residential Units 120 Density 20.51 units/acre overall in R-40 zoned area Open Space(acres,total See Section VI [%]/buffer/qualified) Amenities Swimming pool,clubhouse,dog park,community garden and a tot lot Neighborhood meeting date December 8,2021 History(previous approvals) Ross's Elm Grove Annexation(Ord.#183);Ross's Elm Grove Annexation No. 2(Ord.#185)(1969) B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no • Traffic Impact Study No(not required) es/no Access There are currently three(3)access driveways via E.Fairview Ave.,an arterial street, (Arterial/Collectors/State &nine(9)access driveways via NE 31 Street,a local street(planned to be a collector). Hwy/Local)(Existing and The three(3)access driveways via Fairview are proposed to remain until Proposed) redevelopment of the commercial area;three(3)access driveways are proposed via NE 3rd St. Stub Gruber Ave. stubs to NE 31 St.to the west of this property but does not exist on the Street/Interconnectivity/Cross property to the east where multi-family apartments exist.East Badley Ave.runs along Access the south boundary of the site.No stub streets exist to this property. Existing Road Network NE 31 St.is a 2-lane local street along the northern portion of the west boundary of the site that dead-ends at Gruber Ave. (it's unimproved between Gruber and Badley abutting the site);E.Fairview Ave.is a 5-lane arterial street along the north boundary of the site;and Badley Ave. is a 2-lane local street along the south boundary of the site. Condition of Area Roadways Fairview Ave.: Better than"E",which is an acceptable level of service for a 5-lane (Level of Service) principal arterial. Existing Arterial Sidewalks/ There is an existing detached 5-foot wide sidewalk along E.Fairview Ave. A 9+/-foot Buffers wide landscaped street buffer exists along Fairview between the western and the middle access driveway;the remainder of the site has no street buffer. A 4+/-foot wide attached sidewalk exists along NE 3'St.There is not a street buffer along NE 3' St.No sidewalk or street buffer exists along Badley Ave. Page 2 Description Details Proposed Road Capital Improvements Plan(CIP)t Integrated Five Year Work Plan(IFYWP): Improvements . Fairview Avenue is scheduled in the IFYWP to be widened to 7-lanes from Locust Grove Road to SH-55(Eagle Road)in 2025. Locust Grove Road is scheduled in the IFYWP to be widened to 5-lanes from Fairview Avenue to Ustick Road with the design year in 2026 and the construction year in the future. • The intersection of Fairview Avenue and Locust Grove Road is scheduled in the IFYWP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes on the east, and 9-lanes on the west leg, plus enhanced pedestrian and bike facilities and intersection lighting in 2025. • Fairview Avenue is listed in the CIP to be widened to 7-lanes from Meridian Road to Locust Grove Road between 2036 and 2040. Fire Service • Distance to Fire 1.8 miles from Fire Station#1. Station • Fire Response Time Within 5-minute response time goal area. • Resource Reliability Fire Station#1 reliability is 76%(below the targeted goal of 80%) • Accessibility Proposed project meets all required road widths,access,and turnaround dimensions. • Risk Identification 4(current resources would not be adequate to supply service to this project) Police Service Distance to Police 2.1 miles Station Police Response Time 3:30 minutes(expected);3:45 minutes(average) Calls for Service 7,199 within a mile of the development %of calls for service split by priority Accessibility If this project includes climate-controlled hallways,PD requests further discussions with developer on plans for emergency police access into each building entry point using a multi-technology keypad. Specialty/resource needs PD already serves this area Crimes 734 Crashes 238 Other Reports West Ada School District Distance(elem,ms,hs) Meridian Elementary,Meridian Middle,Meridian High Capacity of Schools These schools can adequately support the students from this development. #of Students Enrolled #of Students Predicted 18 from this development Wastewater Distance to Sewer Connect to existing sewer main in E.Badley Ave Services Sewer Shed Estimated Project Sewer Additional 1585 GPD committed to model ERU's WRRF Declining WRRF declining balance is 14.35 MGD Balance Project Consistent with Yes WW Master Plan/Facility Plan Water Distance to Water Connect to existing water mains on NE. 31 St. and E.Badley Ave Services Pressure Zone 2 Page 3 1 1 1 1 1 1 1 •IIIiA nl 1■n1■� IIIII•IIIII■1►�■ ��L � �.-,;. I F' - s - • 1 __ i IIn - • - • - ■ a ■11��1�1► r 'y ■oo■■o r■IUlprym ! _k �■�O►`yunllsonnnnnnaGG N_m,• ,i,. � � -. "r r re� - ° p-_ - unuml ■ ■ is Y ! ° — L G3 - • - e r' x rs ry ! 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APPLICANT INFORMATION A. Applicant: Steve Arnold,A-Team Land Consultants— 1785 Whisper Cove Avenue,Boise,ID 83709 B. Owner: Mark Kelly,Lesley's Mobile Estates, LLC 313 N. Main Street, Hailey, ID 83333 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 11/30/23, 1/4/23 5/7/2023 Radius notification mailed to properties within 500 feet 11/13,22, 12/30/22 5/5/2023 Site Posting 10/19/22 5/l/2023 Nextdoor posting 11/28/22, 12/20/22 5/5/2023 V. COMPREHENSIVE PLAN—STAFF ANALYSIS A. Future Land Use Map Designation(https://www.meridiancity.or /�compplan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates most of this property as High Density Residential(HDR) (5.52+/-acres)with some Commercial (2.12+/-acres) along E. Fairview Ave. The HDR designation allows for the development of multi-family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve dwelling units per acre. Development might include duplexes, apartment buildings,townhouses, and other multi-unit structures. A desirable project would consider the placement of parking areas, fences,berms, and other landscaping features to serve as transitions between neighboring uses. These areas are compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and thoughtful site design to ensure quality of place; they should incorporate connectivity with adjacent uses and area pathways, attractive landscaping,gathering spaces and amenities, and a project identity. The Commercial designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. The Applicant proposes to develop the southern HDR designated portion of the property with a mix of single-family attached(20)and detached(10)homes and multi-family apartments(90) at an overall gross density of 20.51 units per acres consistent with the density desired in HDR designated areas. The gross density of the multi-family development is 28 units/acre; with 11 units/acre for the single-family development. Although single-family detached units are not Page 5 specifically listed as a desired use in the HDR designation,the UDC does allow them with a conditional use permit in the R-40 zoning district. The southern 5.85 acres of land(6.61 acres including adjacent right-of-way to the centerline of the road) is proposed to be rezoned to R-40 consistent with the HDR designation. The proposed development should be compatible with the abutting multi-family development on the property to the east. A 15-foot wide landscaped buffer is proposed along the shared property line with the southern portion containing a pedestrian pathway. The southern and western portions of the property abut public streets(NE 3'St. and E. Badley Ave.). The existing retail store and restaurant/multi-tenant building/uses on the northern portion of the property in the C-G zoning district are proposed to remain. These uses provide services to area residents as desired in the Commercial designation. Transportation:Northeast 3'Street exists along the west boundary of the site and is a planned residential collector street per ACHD's Master Street Map(MSM) and north/south corridor through the City from Franklin Rd. to Fairview Ave. Preservation and dedication of right-of-way for the expanded street section and pathway is required with development [see Downtown Meridian City Core Street Cross-Section Master Plan (pg. 4-9)and the Comprehensive Plan (pg. 6-3)]. See analysis below in Section VI.B for more information. Comprehensive Plan Policies(https.11www.meridiancity.orklcompplan): The applicable Comprehensive Plan policies are cited below with Staff s analysis in italics. • "Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City"(2.01.01 G). As discussed above, the subject property is proposed to develop with a mix of single family attached and detached dwellings and multi family apartment units, which will contribute to the diversity of housing types in this area. • "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities"(2.02.01A). The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the west side of NE 3rd Street adjacent to the west boundary of this site; an existing sidewalk provides an on-street route for the pathway along the northern boundary of the site along Fairview Ave. Internal pathways are proposed from the perimeter sidewalks along E. Badley Ave. and E. 3rd Street to the central common area within the residential portion of the site. Qualified open space and site amenities will be required with development of the residential portion of the site in accord with the standards listed in UDC 11-3G-3 and 11-4-3-27C, D. • "Pursue the extension of Idaho Ave. and/or Broadway Ave. to Commercial Dr. and the extension of East 3rd St. from Fairview Ave. to Pine Ave. in Downtown."(6.01.021) Development of this site will facilitate the extension of NE 3rd Street from E. Badley Ave. to E. Fairview Ave. in general accordance with the Downtown Meridian Street Cross-section Master Plan. • "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 currently provided to the existing uses and can be provided to Page 6 future uses within this development. Police and Fire protection is already provided to this property and will continue to be provided. • "Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure,road, and highway extensions,and to facilitate access management."(6.01.02M) Dedication of additional right-of-way and improvements for the expansion and extension of the NE 3.d Street corridor, a planned residential collector street, is required with this development in accord with ACHD's requirements. • "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." (2.02.01E) The proposed high-density development is in close proximity to the downtown area and shopping along the Fairview Ave. transportation corridor. Stafffinds this development to be generally consistent with the Comprehensive Plan, as noted above. VI. UNIFIED DEVELOPMENT CODE—STAFF ANALYSIS Note: The Applicant submitted this application on February 18, 2022; therefore, the UDC standards in effect at that time, dated November 30, 2021, apply to development of this site, not the current standards. A. Rezone(RZ): A Rezone of 6.28 and 0.33 acres of land from the R-8 (medium-density residential) and C-G (general retail and service commercial)zoning districts to the R-40(high-density residential) (6.61 acres)and C-G(0.54 acres)zoning districts is proposed for the existing commercial and proposed residential development in accord with the associated Commercial and HDR FLUM designations for this property. Legal descriptions and exhibit maps for the rezone areas are included in Section VIII.A of this report. There are two(2)commercial buildings (a retail store and a multi-tenant building with a restaurant) on the northern portion of this site along Fairview Ave. that are proposed to remain until the third phase of development; a redevelopment plan was not submitted for this area. A mobile home park exists to the south of the commercial area that is proposed to be removed and redeveloped with 90 multi-family apartments with the second phase of development. The southern portion of the site consists of vacant/undeveloped land that is proposed to develop with a mix of single-family attached(20) and detached(10)homes with the first phase of development. The existing retail store(Rodda Paint)and mobile home park are considered nonconforming uses in the R-8 zoning district, as defined in UDC 11-IA-1,as such uses are prohibited in the R-8 zoning district. See conceptual development plan included in Section VIII.D. The rezone to C-G will remove the nonconforming status of the retail store as such use is a principal permitted use in the C-G zoning district per UDC Table 11-2B-2. The mobile home park is a prohibited use in the proposed R-40 zoning district; a conditional use permit is proposed to extend the nonconforming use in the R-40 district until such time as the property redevelops. The proposed multi-family development is listed as a conditional use in the R-40 zoning district per UDC Table 11-2B-2 and is subject to the specific use standards listed in UDC 11-4-3-27. The proposed single-family attached dwellings are listed as a principal permitted use and the single- family detached dwellings are listed as a conditional use in the R-40 zoning district per UDC Page 7 Table 11-2A-2. The City may require a development agreement(DA)in conjunction with a rezone 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. There is no development agreement currently in effect for this property. B. Preliminary Plat(PP): The proposed preliminary plat consists of 30 residential building lots for 20 single-family attached dwellings and 10 single-family detached dwellings, five(5)multi-family building lots, two (2)commercial building lots, and eight(8) common lots on 7.64 acres of land in the R-40 and C-G zoning districts. This property is within the Northern Gateway Urban Renewal District and within the Opportunity Zone. If approved,the tax increment from this project would go toward making public improvements in the area. The Applicant plans to develop the property in three(3)phases as shown on the preliminary plat. The single-family on the south end of the site is proposed to develop first with the multi-family second, and rebuild of the commercial area last shortly after the second phase. The phasing plan is based on the type of loan the Applicant has on the property. Because the property is income producing,the loan will not allow the owners to disrupt the income being made off the existing commercial buildings and the mobile home park. Once the property is not encumbered by this loan condition,the owner will move forward with Phase II,providing market conditions warrant it; Phase III will follow shortly after. Due to the financing and timing,the Applicant requests an additional period of time of approximately 4-5 years, instead of the standard 2-years,to obtain the City Engineer's signature on the second phase file plat. This will also allow ample time to notice the existing residents of the mobile home park of the plan to redevelop the property. Staff recommends the second phase final plat application is not allowed to be submitted for a minimum period of four(4)years from the date of approval of the preliminary plat to allow residents of the mobile home park ample time to find other housing prior to redevelopment; this will require at least one (1)time extension to be obtained in order for the preliminary plat to remain valid. Dimensional Standards: Future development should comply with the dimensional standards for the R-40 zoning district listed in UDC Table 11-2A-8 and for the C-G zoning district listed in UDC Table I1-2B-3. 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. Access(UDC 11-3A-3): There are three(3)existing access driveways via E. Fairview Ave.,a principal arterial, designated on the Master Street Map(MSM)as a mobility arterial—one(1)for the retail store and two(2) for the multi-tenant building where a restaurant(i.e. Idaho Pizza) is located. There are nine(9) existing access driveways via NE 3rd St., a local street,designated on the MSM as a residential collector street—two (2) for the commercial, one(1)ingress/egress driveway for the mobile home park, and six(6)driveway accesses for individual homes.No access exists via E.Badley Ave., a local street along the southern portion of the property as that portion of the site is undeveloped. Page 8 The two(2)eastern accesses via Fairview for the multi-tenant building are proposed to remain until redevelopment of that portion of the commercial property occurs as removal at this time would negatively affect the existing uses; the western access is proposed to be removed as it's too close to the intersection and doesn't conform to ACHD standards. ACHD is supportive of both of the eastern accesses remaining until such time as the property redevelops. Staff recommends a DA provision requiring all access via Fairview Ave.to cease upon redevelopment of the commercial portion of the property and sole access to be taken via NE 3rd St.,the lesser classification of the two streets,in accord with UDC 11-3A-3 and ACHD Policy. The topography of the eastern portion of the commercial site where the multi-tenant building and the eastern two(2)accesses are located is approximately 3-feet higher than the western portion of the site where the retail building and single access is located and there is no cross-access driveway between the two areas. The northern access via NE 3'St. is proposed to be removed as it's too close to the intersection and doesn't conform to ACHD standards. The second access nearest Fairview is proposed to remain to serve the existing commercial retail store and a new driveway access is proposed 30- feet to the south of the aforementioned driveway as depicted on the site plan in alignment with the driveway on the west side of 3rd. Due to the traffic conflicts that will likely result with the two driveways so close together, Staff recommends these two(2) accesses are combined and aligned with the driveway on the west side of 3rd in accord with UDC 11-3A-3,which limits access points to collector streets.The existing driveway in alignment with Gruber Ave. on the west side of 3'is proposed to remain and be reconstructed as a 30-foot wide curb return type driveway and has been approved by ACHD. The remainder of the accesses are proposed to be closed. Two(2)new accesses are proposed via E. Badley Ave. to the single-family portion of the development,which also provides connectivity to the multi-family and commercial portions of the development. With the subdivision, cross-access/ingress-egress easements should be granted between the single-family,multi-family and commercial portions of the development via a note on the final plat or a separate recorded agreement in accord with UDC 11-3A-3. Street Improvements: An additional 21-feet of right-of-way is required to be dedicated along Fairview Ave. consistent with the MSM; however,no street improvements are required with this application. Fairview is listed in the CIP to be widened from 5-to 7-travel lanes with on-street bike lanes between 2036 and 2040. With development,the existing section of NE 3rd St.is required to be reconstructed and the unimproved section between E. Gruber Ave. and E.Badley Ave. constructed as a collector street in accord with the MSM and in general conformance with The City's Downtown Meridian Street Cross-Section Master Plan, as follows: Page 9 {7 P e..rrvnnn �f >88 IL (i ParllnA „} m e m �1 SA...Ika � Pe,kwev � 4�,,,• � f F 3tnelavnpa Buflvr � � d Parkway Buflvr '� y ; Z Ea V ti r Furmhre 1 E S LiAhling - �' "C15 4 Lb Y4fi '' FnennpeEkedlmN a w Note:Staff is working with ACHD on an appropriate cross-section for this street that generally conforms to the above street section. In accord with the right-of-way referenced in the East 3rd Street Alignment Study and the stated need in the Cross-section Master Plan, Staff recommends the following complete street section for NE 3rd St.between Badley and Gruber is constructed with the first phase of development: Buffer Sidewalk Parkway Curb Bikelane Lane Lane Bikelane Curb Parkway Sidewalk Buffer Total 10 a 2 0 13 13 0 .2 a 5 1 66 For the street section between Gruber and Fairview to be constructed with the second phase of development,the existing section of 3rd St.should be reconstructed as V2 of a 40-foot street section with an 11-foot wide travel lane, an 8-foot wide planter strip and 5-foot wide concrete sidewalk abutting the site. Private Streets: Private streets are proposed for internal access to the proposed single-family and multi-family units for addressing purposes and are required to comply with the standards listed in UDC 11-3F- 4. Twenty-four(24)foot wide streets are proposed in the single-family portion of the development to serve the 2-story structures and 26-foot wide streets are proposed in the multi- family portion of the development to serve the 3-story structures in accord with Fire Dept. requirements. The private streets should be delineated from the parking areas on the common lot. The Director finds the proposed private streets comply with the aforementioned standards and the required Findings for approval(see Section X.F below). Therefore,the Director tentatively approves the private streets subject to completion of the tasks noted in UDC 11-3F-3B within one (1)year in accord with the Findings in Section X.F.Upon completion of these tasks and submittal of the required documents, final approval will be issued. Parking: Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for the use. Alternative Compliance is requested to the off-street parking standards for single-family dwellings listed in UDC Table 11-3C-6 (note#2),which requires parking pads to be located in front of the garage,to allow the parking pads for the 3-bedroom units on Lots 2, 5,9, 11, 12, 14, 19,22,24,26,28 to and 32 to be located as close as possible to the corresponding unit as shown on the parking exhibit in Section VIII.F. Page 10 Although this request is irregular and not ideal, it still provides the required parking in fairly close proximity to the associated dwelling units. The walking distance from the parking spaces to the units they serve varies from 65 to 130 feet. Due to the proposed site design with alley-loaded units accessed by private streets,the Applicant states it's not feasible to comply with the required standards. Staff finds revisions could be made to the plan to comply but it would change the design of the project. Because the proposed alternative means of compliance meets the intent of the requirement by providing an equal means of compliance and shouldn't be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties in accord with the required Findings for such,the Director has approved the request(see Findings in Section X.G). Sidewalks(UDC 11-3A-1 : The UDC requires detached sidewalks along collector and arterial streets; attached sidewalks may be provided along local streets. There is an existing 5-foot wide detached sidewalk along E. Fairview Ave. and a 4+/-foot wide attached sidewalk along NE 3rd St.; no sidewalk exists along Badley Ave. When NE 3'St., a future collector street, is reconstructed and extended, a detached sidewalk will be provided. An attached sidewalk will be required along Badley Ave., a local street. A multi-use pathway is designated on the Pathways Master Plan along Fairview Ave. on this site. If on-street bike lanes are not constructed by ACHD with the Fairview road widening project, a 10-foot wide detached sidewalk will likely be constructed by ACHD in lieu of the bike lanes. The Applicant should coordinate with ACHD to ensure a 10-foot wide detached pathway is constructed rather than a pathway of lesser width in accord with the Pathways Master Plan. Pathways(UDC 11-3A-8): The Pathways Master Plan(PMP)depicts a 10-foot wide multi-use pathway off-site along the west side of NE 3'St. and an on-street route along E. Fairview Ave. on this site.All pathways should comply with the standards in UDC 11-3A-8. Accommodating the East 3rd Street Pathway is of the upmost importance. Meridian road does not have bike lanes or parkways separating the sidewalk from a 5-lane roadway. Similarly,Main Street does not have bike lanes and the narrow sidewalks do not accommodate bike use so close to storefronts. The City's only opportunity for a family-friendly strong north-south pathway is on 3rd Street which has one of the few rail crossings. This Pathway alignment is adopted as part of the Comprehensive Plan,Pathway Master Plan, and Street Cross-section Master Plan. Portions of East 3rd Street to the South(Carlton to Franklin)are programmed for widening and will incorporate the pathway. The pathway location on the west side has been identified as the safest option and needs to be kept in this alignment on one-side of the street to enhance appeal and promote its use in a pedestrian and bike-friendly downtown. Internal pedestrian pathways are proposed from the perimeter sidewalks to the main building entrances of the commercial buildings and within the single-family residential portion of the development to the central common area. Revisions should be made to the pedestrian plan to provide pedestrian connections between the single-family,multi-family and commercial portion of the development. The pedestrian access to Badley Ave. will provide a connection to the multi-use pathway along the Five Mile Creek to the east. A detached 10-foot wide multi-use pathway should be provided within the street buffer along Fairview with redevelopment of the commercial portion of the site in Phase 3 in accord with the Page 11 PMP.ACHD may construct this pathway with the Fairview road widening project in 2036-2040 if on-street bike lanes are not constructed. Landscaping(UDC 11-3B): A 9+/-foot wide landscaped street buffer exists along Fairview between the western and the middle access driveway; the remainder of the site has no street buffer. No street buffer exists along NE 3rd St. or Badley Ave. A 25-foot wide street buffer is required along E. Fairview Ave.,an arterial street, and a 20-foot wide street buffer is required along NE 3'St.,to be improved as a collector street,per UDC Tables 11-2A-8 and 11-2B-3.No street buffer is required along Badley Ave. Landscaping is required to be installed within the street buffers in accord with the standards listed in UDC 11-3B- 7C. The buffer on the commercial portion of the property will be required with the third phase of development which should follow the Fairview Ave.road widening project. All residential subdivision street buffers are required to be on a common lot,maintained by the homeowner's association per UDC 11-3B-7C.2a. All commercial street buffers are required to be on a common lot or on a permanent dedicated buffer,maintained by the property owner or business owner's association per UDC 11-3B-7C.2b. Landscaping is required adjacent to all pathways within the site in accord with the standards listed in UDC 11-3B-12C. There are existing trees on this site that are proposed to be removed with development. Mitigation is required in accord with the standards listed in UDC 11-3B-IOC.S. Mitigation information should be included on the landscape plan in accord with UDC standards. Common Open Space: The UDC(11-3G-2)does not include minimum open space standards for single-family developments in the R-40 zoning district that are under 5 acres in size. Because the single-family portion of the development is only 2.7+/-acres in size,open space is not required. Common open space is proposed as shown on the landscape plan. Common open space for multi-family developments is required per the standards listed in UDC 11-4-3-27C(see CUP analysis below for more information). Site Amenities: The UDC(11-3G-2)does not include minimum site amenity standards for single-family developments in the R-40 zoning district that are under 5 acres in size. Because the single-family portion of the development is only 2.7+/-acres in size, site amenities are not required. Site amenities are proposed consisting of a 1,260 square foot clubhouse, a plaza area with seating, a community garden,tot lot and a dog park. Site amenity standards for multi-family developments are listed in UDC 11-4-3-27D(see CUP analysis below for more information). In the commercial area, a gazebo and plaza areas are proposed for each building. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City as set forth in UDC 11-3A-18. The Applicant submitted a Geotechnical En ing eeringeport for the subdivision. Stormwater integration is required in accord with the standards listed in UDC 11-3B-11 C. Pressure Irrigation: Underground pressurized irrigation water is required to be provided for each and every lot in the Page 12 subdivision as required in UDC 11-3A-15. This property lies within the Nampa-Meridian Irrigation District boundary. Utilities: 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: There are no waterways of significant size that cross this site. All waterways on this site shall be piped as set forth in UDC 11-3A-6B.3,unless otherwise waived by City Council. The southern portion of this project is within the Meridian Floodplain Overlay District(zone AE). A floodplain development permit is required before land disturbance begins.All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters.The lowest finished floor of the buildings must be elevated to flood protection levels with BFE and lowest finished floor noted on final grading plans. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7.No fencing is depicted on the landscape plan. However,the Applicant intends to construct 6-foot tall solid vinyl fencing along the eastern and northern boundaries of the residential portion of the development to screen the residential from the commercial uses. Fencing details should be included on the landscape plan submitted with the final plat application(s). C. Conditional Use Permit(CUP)—Multi-family Development: A CUP is requested for a multi-family development consisting of 90 residential units on approximately 2.8 acres of land in the requested R-40 zoning district in accord with UDC Table 11-2B-2. Five(5) 3-story 18-plex multi-family structures are proposed containing a mix of 1-(45) and 2-bedroom(45)units ranging from 712 to 1,278 square feet in size. Note: The Applicant doesn't expect the 2nd phase of development in which the multi family development lies, to develop for approximately 4-5 years due to the type of loan they have on the property and restrictions associated with it. Specific Use Standards (UDC 11-4-3-27): The proposed use is subject to the following standards: (Staffs 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 at a minimum setback of 10 feet; no greater setback is required. 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. Page 13 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 each dwelling unit will have a minimum 80 square foot patio or balcony, which meets this standard. 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 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.Based on (45) 1-bedroom and(45) 2-bedroom units, a minimum of 167 off-street vehicle parking spaces are required, including nine(9)guest parking spaces, with 90 of those being in a covered carport or garage per UDC Table 11-3C-6.A minimum of two (2) additional parking spaces are required for the 1,260 square foot clubhouse per UDC 11-3C-6B.1. Total off-street parking required for the multi family development is 169 spaces with 90 covered spaces. The site plan depicts a total of 176 spaces with 81 of those being covered, which is nine(9)more than the minimum required but nine(9)fewer covered spaces than required.A minimum of nine(9) of the parking spaces proposed should be covered. Based on the number of vehicle parking spaces proposed(i.e. 176), a minimum of seven (7)bicycle parking spaces are required per UDC 11-3C-6G that comply with the standards listed in UDC 11-3C-5C. Bike racks should be provided in central locations for each multi family building and the amenity building. Bicycle parking should be included on the site plan in accord with these standards. 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 location of these items 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.Because the site is only 2.8 acres in area, this standard does not apply. Common open space areas are required to comply with the standards listed in UDC 11-4-3- 27C.2,which state that open space areas must be integrated into the development as a Page 14 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.Pathways should be provided to the central common open space area for pedestrian access. 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 site plan depicts a central common open space area of 8,907sf. that meets this requirement. In addition to the baseline open space requirement,which doesn't apply in this instance, 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. 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 of the proposed 90 units contain between 500 and 1,200 s.f of living area; therefore, a minimum of 22,500 sf. (or 0.5 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.None of the units contain more than 1,200 square feet. 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 qualified areas meet this standard. The qualified open space exhibit depicts 0.94-acre of qualified open space, which is 0.44- acre above the required amount. 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 multi family portion of the development is proposed to be constructed in one phase as the second overall phase of development. 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) Some of the qualified open space is located adjacent to a collector street(i.e.NE Yd St.). As such, a berm or constructed barrier should be provided in accord with this standard. Site Development Amenities: Page 15 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. (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. Page 16 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) Based on 90 multi family units, a minimum offour(4)amenities are required with at least one from each category listed in UDC 11-4-3-2 7D.1. The site plan depicts the following amenities: a swimming pool, clubhouse, dog park, community garden, bike lockers and a tot lot from the quality of life, open space and recreation categories.An additional amenity should be provided from the multi-modal category. 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: 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. Landscaping(UDC 11-3B): Street buffer landscaping is required to be installed with the subdivision improvements(see analysis above in Section V.B). Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B- 12C.A mix of trees,shrubs,lawn and/or other vegetative ground cover with a minimum of one(1)tree per 100 linear feet of pathway. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall solid screen fence is proposed along the northern&western boundaries of the multi-family development. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structures multi-family as well as the single-family structures, included in Section VII.G. The single-family cottages are all proposed to be 2-stories in height with 2-car garages,while the multi-family apartment buildings are proposed to be 3-stories in height. The clubhouse will be a single-story in height. The Applicant's narrative states the multi-family buildings will use similar accents that the cottage units will have. A Certificate of Zoning Compliance application is required to be submitted for approval of the multi-family development and re-development of the commercial development to ensure compliance with UDC standards and development provisions associated with this application.A Design Review application is required to be submitted for approval of the single-family attached and multi-family structures and future commercial structures or Page 17 changes to existing commercial structures.Final design of all structures must comply with the design standards in the Architectural Standards Manual. D. Conditional Use Permit(CUP)—Single-family Dwellings in R-40 District: A CUP to requested for the development of 10 single-family detached dwellings in the requested R-40 zoning district as required by UDC Table 11-2A-2. Typically, single-family detached residential uses are not a desired use in the R-40 (high-density residential)zoning district. However,they are allowed as a conditional use. There are existing single-family residential dwellings to the west across NE 3rd St. and to the south across E.Badley Ave. The proposed single-family homes at a higher density of 16.5 units per acre will assist in providing a transition to the multi-family apartments planned in the second phase of this development and should be compatible with adjacent uses. For these reasons, Staff is supportive of the request. E. Conditional Use Permit(CUP)—Nonconforming Use: A CUP is requested to allow the existing nonconforming parking, landscaping, and mobile home park to remain as-is for an extended period of time until redevelopment occurs with the second and third phases of the proposed development. Per UDC 11-1A-1, a nonconforming use is defined as,"A use that lawfully existed prior to the effective date of this title but that does not now conform to the allowed uses for the district in which it is located. For the purpose of this title,nonconforming parking lot design and landscaping shall be deemed a nonconforming use."A nonconforming use may be extended through approval of a CUP as set forth in UDC 11-1B-4A.Ia. The nonconforming use of a portion of the site as a mobile home park and the parking and landscaping in the commercial portion of the development will remain as-is until the second and third phases of development respectively,which will be approximately 4-5 years. The reason for the lengthy request is so that the Applicant may proceed with development of the southern vacant portion of the site with Phase I,while allowing the residents of the mobile home park adequate time to find other housing options prior to redevelopment of that portion of the site with Phase 11. Redevelopment of the commercial portion of the site isn't proposed until the third phase of development. The extended time period for redevelopment of the mobile home park also accommodates the type of loan the Applicant has on the property and the income generating uses in the interim. The extended time period for the commercial portion of the development where the nonconforming parking and landscaping are located will allow the Fairview Ave.road widening project to be completed. For these reasons, Staff is supportive of the Applicant's request. VII. DECISION A. Staff: Staff recommends approval of the requested Rezone,Preliminary Plat and(3)Conditional Use Permit applications per the Findings in Section IX of this staff report. The Director has approved the requested Private Street and Alternative Compliance administrative applications associated with this project. B. The Meridian Planning&Zoning Commission heard these items on April 20,2023. At the public hearing,the Commission moved to recommend approval of the subject RZ,PP and CUP requests. 1. Summary of Commission public hearing_ a. In favor: Steve Arnold,Applicant's Representative Page 18 b. In opposition:None c. Commenting: Kellee Jean Warner d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) testimony a. Question from neighbor regarding how the proposed development would affect adjacent properties. 3. Ke, ids)of discussion by Commission: a. Concern pertaining to the extended time period for redevelopment of the mobile home park and commercial portions of the development and feasibility of the developer's ability to refinance the property after the terms of the existing loan are satisfied; b. Concern pertaining to the upkeep of the mobile home park in the interim of people vacating the mobile homes prior to redevelopment of the site and inclusion of a requirement for the mobile homes to be removed as they are vacated; c. Concern pertaining to the uncertainty of what's involved with the construction of a complete street section for NE 3'St.between Gruber and Badle(i.e. if additional right-of-way is needed from the property to the west; if reimbursement for the cost of construction of the western portion of the street is possible from ACHD); d. Inclusion of a sunset requirement for the CUP for extension of the nonconforming uses. 4. Commission change(s)to Staff recommendation: a. A sunset requirement was included for the CUP for extension of the nonconforming uses consistent with the preliminM plat requirement in the DA(see condition#A.4.1), b. The pedestrian pathway along the eastern boundary of the single-family portion of the site shall be removed due to CPTED safety concerns (see condition#A.2.2f); c. Inclusion of a provision requiring the mobile homes &associated debris that are vacant at the be ig nning of Phase 2 to be removed within 45 calendar days, if there are more than 5 vacant mobile homes,that time period is extended to 90 calendar days (,see DA provision#A.1.1i). 5. Outstandingissue(s)ssue(s) for City Council: a. None Page 19 VIIL EXHIBITS A. Rezone Legal Descriptions and Exhibit Maps Descrption for R-40 Zane September 2,2022 A parcel of land located in the Northeast 114 of the Northwest 114 of Section 7, Township 3 North, Range 1 East of the Bolse Meridian,City of Meridian,Ada County, Idaho more particularly described as follows: Commencing at the 1/4 corner common to Sections 6 and 7,T.3N., R.1 E., B.M.,from which the Section corner common to Sections 1 and 12,T.3N., RAW.. B.M., and said Sections 6 and 7 bears South 88035'29"West,2,404.77 feet;thence on the centerline of E. Fairview Avenue,South 89011'04"West,629.99 feet;thence leaving said centerline,South 0003512'West,310.09 feet to the REAL POINT OF BEGINNING; thence continuing South 00'35'12'West,686.83 feet to the centerline of E. Badley Avenue; thence on said centerline, North 69130'43"West,393.75 feet to the intersection of E. Badley Avenue and NE 3rd Street; thence on the centerline of NE 3rd Street,North O0a28'17'East,730.12 feet; thence leaving said centerline, South 89028'01" East, 90.00 feet to the exterior line of the City of Meridian C-G Zone; thence on said exterior boundary line the following two(2)courses and distances: South 00°28'17"West, 50.16 feet; North 89`11'04' East,305.21 feet to the REAL POINT OF BEGINNING. Containing 6.284 acres,more or less. End of Description. fl Kk. LAND �J ENS 11779 0 at' tia� f4f, Ali rC p, Page I of I Page 20 ' Sccle: 1"=20:7' ❑ 50 100 200 40.. Basis of Bearings _ 58815'29"W 2404,77'' ......... fe 51 56 S89'11'04`W 629.99' 1 S6 - r 57 S12 57 - -_�_— --- - Ui lA I N � d O O D W k7 O L1 I ' Real Paint __`__ of Beginning n N89'11'04"E 305.21' iv e* ±fi.284 W Acres E. Gruber Ave. Co gv Line Table in z a Line Bearing Length v L1 S89'28'01"E 90,00' 1-2 S❑4'28'17'W 50.16' —E. Badley Ave. _ FN89'3fl'43'W 393,75' E N S � 11779 11779 w �QQ� � OFIO�p� hfcGA�'� Aedik—d Tope 21.211 V-%)o.vie R-5 kn R-40 t.d,u V112022&�tl3 iw o. IDAHC Exhibit for 216 21 SURVEY W,S,6.E R'`nsF R-40 Zone Sheet No. BOIfiE,S1p.M¢S3/94 (2as)�m 1 {GROUP LLC Locoed In the NE1/4 of the NWIf4 of Section 7, owg. Date ' T.3N., ME. BAA., Crty of Werldlon, Ada County, Idaho. 9 f2f2022 Page 21 Description for R-40 Zone September 2, 2022 A parcel of land located in the Northeast 114 of the Northwest 114 of Section 7, Township 3 North, Range t East of the Boise Meridian,City of Meridian,Ada County, Idaho more particularly described as follows: Commencing at the 1{4 corner common to Sections B and 7, TAN., R.1 E., B.M.,from which the Section corner common to Sections 1 and 12, T.3N., RAW., B.M.,and said Sections 6 and 7 bears South 88'35'29" West, 2,404.77 feet:thence on the centerline of E. Fairview Avenue, South 8901 T04' West, 629.99 feet;thence leaving said centerline, South 00'35'12"West, 267.11 feet to the REAL POINT OF BEGINNING; thence continuing South 01Y35'12"West, 42.98 Feet to the exterior boundary line of the City of Meridian C-G Zone; thence on said exterior boundary line the following two(2)courses and distances: South 89Q11'04'West,305.21 feet; North 0002817' East,50.16 feet; thence leaning said exterior boundary line, South 89`28'fl1" East,305.22 feet to the REAL POINT OF BEGINNING. Containing 0.326 acres,more or less. End of Description. N- LAND S ENSt 1 779 X Iz4z- � 00. OF k P q McC� � Page IofI Page 22 Scale: 1"=20V 0 50 100 200 400 Basis Of Bearings i� w S88-35'29"W 2404.77- ......... Of E. Fairview Ave. Sl S$• ..,.. 599'11 U4"w 629.99 •''1�4 S fi 512 57 --_-- Section ---��— S7 line 3 kiH n u3 M C N a I I la Real Point 58fD,9'28'O7"E 305.22' of Beginning �� I � 32B Acres � 59911'64"W 305.21, — i I I I Ln r� Ln w 2 Line Table E. Gruber Ave. I Line Searing Length 0 SOO.35'1 ZW 42.9t3' L2 NOD-28'17"E 50.16' I I I 1 I E. Badley Ave. ——— 1pt�4+k L NO 4�Gt N g 1 779 •�c.e.o I,f1l and i�r:xi ni\e.gy.-xw+• �-c le R_no r..a� 3/zln7 s�.o-r PrA Jah No- IDAHO Exhibit for 21-21+ SURVEY Mssn EMEIWo4 R-40 Zone Sheet No- B41Sk,IUAHO�170 i PCOME;WC GROUP, LLC Located in the NE1/4 of the NW/4 of Section 7, owv. Cuis T-31N., R.1E., B.M., My of Merldian, Ada County, Idtiho- 9/2/2022 Page 23 Description for C-G Zone September 2, 2022 A parcel of land located in the Northeast 114 of the Northwest 114 of Section 7, Township 3 North, Range I East of the Boise Meridian, City of Meridian, Ada County, Idaho more particularly described as follows: Commencing at the 1/4 corner common to Sections 6 and 7, T.3N., R.1 E., B.M., from which the Section corner common to Sections 1 and 12, T.3N., R.1 W., B.M., and said Sections 6 and 7 bears South B803529" West, 2,404.77 feet; thence on the centerline of E. Fairview Avenue, South 8V11'04' West, 935.83 feet to the exterior boundary line of the City of Meridian C-G Zone and the MEAL POINT OF BEGINNING; thence on said exterior boundary line, South 00°28'17" West, 259.92 feet: thence leaving said exterior boundary line, North 89'28'01" West, 9 0.00 feet to the centerline of NE 3rd Street; thence an said centerline, North 00°28'17' East, 257.80 feet to centerline of E. Fairview Avenue; thence on said centerline, North 89'11'04" East, 90.02 feet to the REAL POINT OF BEGINNING. Containing 0.535 acres, more or less. End of Description. NO h s� Apr OF 4� q Page 1 of 1 Page 24 Sea€e: 1n{200' 0 50 t00 200 400 Sosis of 8earir€gs _ w 588'35'29"W 2404.77' ............... . . . . E. Fairview Ave. a (if ( _!_ 9'11'04"W 935.$3' _ 14r1k 56 51 56 L2 58 heal Paint _ 57 S12 57 elion�kw g of Beginning f - k t line C, m a C-j kn aN Z a a J + N m I I L1 En I I En °C Line Fable Ir i Line Bearing Length • I E. Gruber Ave, L1 N89'28'01"WW 90,00' L2 N8911WE 90.02' I {I I I II I r —E. Bod€ey Ave. -— - - ` N,, LAND � 410,1GN� Cr _ 4 11779 74 � �O� rE O F l9�dz �4t p, 3 kc c. aaeW—1 rpe c-c e.a� 9/7p21vz 4 M]s IDAHO Exhibit for 216 21 SURVEQQ �/ DHSSW.Ey1ERAl1}ST [�`—V UC1e Sheet 4", Y 9018E�ILUM�93704 GROUP, LLC located In th. NE1/4 of the Nw1/4 of Seotion 7, cwg- Pot. T.3N., R.1E., 9.M., CIly of 1d idion, Ada County, Idaho- 9/2/2022 Page 25 B. Preliminary Plat(dated: 4/7/2023) - 1 'PRELIMINARY DEVELOPMENT FEATURES LRLI,. �.�g — B ioiss�.r wrtx:e a o.OiuEerm .o.asw.merc _ a x� iA��4� I �•�cx� �eR 1r�L g" JLR o PROJECT LOCATION —e LEGEND P I i xano sEcnow PBUAIEBABE C017ABES SUBBlVISfBB rxruarxaervurear %ANPIIl EEtlRA4T lV1HWfR r SHFEf1OF1 Page 26 C. Landscape Plan(date: 4/7/2023) _ L 4 AiIe,�=oA� ICI s. ,I f T. II PROMENADE COMITES SUROIEISlOA ��' �® '" ort uxoscaxvux PLANT PALLETT-94I1469 LANDSCAPE NOTES LAND-',GAPE CALCULATIGN& ISOMETRIC VIEW PLANT Ill-TREES ID o 6•LmAI!cWLE DETAIL DEVEI..OPMENT DATA' ruc. --T- a_ a PRUAMRARECUTEARESSUM MIU 1R�PLNIIMGlBTAKMG �41"IEL PLPNRJG ���'" ��. PLV COIEI TEAM Page 27 D. Site Plan(dated: 4/7/2023) PRELIMINARY DEVELOPMENT FEATURES c NOTES. B �nE inw�nx.,omm MULTIFAMILY COTTAGES �I LEGEND PROJECT LOCATION WJ ..E W.a. .. O .._...:-.. _E — o�a�K �wa.aF.cm�nrwxxo ° "E " mxufrex PROMENADE COTTAGES SUBDIVISWN SUEPLANAW wa�anr�n •TeM,..,, Page 28 E. Open Space Exhibit(dated: 4/7/23) E,srso sr ———— e A. cap E nrv„E s —0-S MIVE PHASE! { PHASE3 R-40 f-S GG S rHuuaas ori� ,_' IIIIL�JjI COTTAGES OPEN SPACE CALCS TOTAL AREA=32.72 AC LEGEND' QUALIFYING OPEN SPACE=3.69 AC(25.4%) MULTIFAMILY OPEN SPACE CALS TOTAL AREA=t3.13 AC QUALIFYING OPEN SPACE=t.94 AC(30.03%) COMMERCIAL OPEN SPACE CALCS w.�wx PROMENADE CUiTASE$SUBOlVUrYUM TOTAL AREA=t1.78 AC aR n OM SPA PI A OPEN SPACE(NO REQUIREMENTS)=f25 AC(14.04%) Page 29 F. Parking Exhibit(dated: 4/7/2023) PARKING FEATURES RESERVED PARKING ! I II I I II COLONNADE DRIVE _ COTTAGES L—_J L__ _J PH [ [ [ — R-4040 rc d ❑ a ,6, o _ PROJECT LOCATION - II 9 I I 11 I ALAMFDA DRIVE xww.T f [ I I I I I � - [ ViciwrvonaP -COTTAGES ® s V aawu �� awuEron Po PMOMEMAOEEOTTAME$SUMOMMOM a`"`^'m nurwuear�er •TEAM.... Page 30 G. Conceptual Building Elevations Cottages: - �r's'a�r"�P41p.•,''Ei 1 It R,"s�p�� II fps - r ICI ma' 0-M� JAI� CompoSI west elevation Y mnn Composite Noslh ElevWion ll Composite South Elevolion �._slich t@f k - L Meln.-Lr HOUSING fir Imo' WhM,C1I dSubdWI,I- woe wee woe eeo coe Compmlle Elevvlbns SUD3 Composte East ElevaXon n „„ P-1/P-3 SOUTH(1 P-10-3 EAST(1 $I7_ L � { slgchtes� ®® M ®® ®® Mum PMULv HOUSING ®® �'rvhf CI0.d SUbdMston Elevallons Hnlh P•1/P•] P•1/P•3 NOMTX 3 _ P•1/P.3WM �A3.02 Page 31 ®® ©©� ®® ©©® ®® ®®® P•2 SOUTH q P•2 EAST/2, _- shchtes� e� � I�IIh��1�yy]�tI O i MULTI-F-Y HOUSING Mile Cloud Subdivhlon ElevaXons P-2 P-2-NORTH� P-]WESf/, LJ lsms �A3.03 P-4/P-5 SOUTH 4 P•4/P•5 FASi 2 , shchterl �® ®� `. MurnaAMlLr xousExG ®® Whr.Cloud Subdhlslen EL ElevaXons P.4/P-S P-4/P-5 NORTX(mil P-4/P-5 WEST�1 15-003 A3.04 Page 32 fFF91LF N01FS; -- LI - ��' i � ©6 �. l L � P-6 SOUTH P-6 EAST oo� III I III �®� �Mum-raMfFT xolmPfc ®®® WhU Cloutl SubtlNlslon ElevaSons P-d P•6 NOPTH/1 P•6 WEST/1 13-0L3 A3.03 P-4/P-3 PAST zA - S sllchterl or l moo Mum--LYHOD— ®®® ®®� =CloutlSubdWld- ElcvaHons P�/P•4 P-4/P-3 NORTH 3 P-4/P-3WEST n KA3.06 Page 33 ®® U ® ®® EL P-1/P•4 SOUTH �� P•1/P.4 EAST 8 �t a f sllvn, � pow ��. _ ®®® _ ®®® �MULII•IAAULY HOUSING Mr.Cloud SebdMslon El.v ...P-I/P.4 P-1/P-4 NORTX n P-I/P-4 WEST�nl �A3.07 Floor Plans: https:llweblink.meridiancioy.or lWebLinkIDocView.aspx?id=274096&dbid=0&repo=MeridianC hty Page 34 Apartments(18-plex): REAR ELEVATION �. G- 7- - FRONT ELEVATION I _ - SIDE ELEVATION UNIT 2x2-1 UNIT 1 x 1-1 UNIT ix1-2 UNIT 2x1-1 UNIT x1-2 UNIT2x1-2 FF --1 ELM GROVE APARTMENTS Page 35 Clubhouse: 'NISI ELEVAHON 50UEH L-LEVp310N .: cif..," .. .. .,i�. ra SO'#' OCNCRETE WALK IVALIS ■ I I I I I I I I I ry I:C.,..L t� f , I I ■ I � I I I I I I I I ' I POOL ENTRY) I C FF. 411ITrE ■ 7•k J I 707 I L————————————————————————————J Page 36 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Rezone 1.1 A Development Agreement(DA) is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of rezone 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 rezone. The DA shall,at minimum, incorporate the following provisions if City Council determines the rezone is in the best interest of the City: a. Future development of this site shall be generally consistent with the site plan, landscape plan,phasing plan and building elevations included in Section VIII and the provisions contained herein. b. The final plat application for the second phase of development shall not be submitted to the Planning Division for a minimum period of four(4)years from the date of approval of the preliminary plat to allow residents ample time to find other housing prior to redevelopment of the site. c. All access via E. Fairview Ave. for the subject property shall cease upon redevelopment of the commercial portion of the property and sole access shall be taken via NE 3rd St.,the lesser classification of the two streets,in accord with UDC 11-3A-3 and ACHD Policy. d. With the first phase of development,the developer shall street section for NE 3rd St. between Badley and Gruber to be constructed with the first phase of development: e. With the first phase of development,the Developer shall construct NE 3'St.between E. Badley Ave. and E. Gruber Ave. as a complete street section(from west to east abutting the site), as follows: 4-foot wide buffer, 10-foot wide sidewalk/pathway, 8- foot wide parkway, 2-foot wide curb,two (2) 13-foot wide travel lanes,2-foot wide curb, 8-foot wide parkway, 5-foot wide sidewalk and 1-foot wide buffer within 66- feet of right-of-way. f. With the second phase of development,the Developer shall reconstruct NE 3'St. between E. Gruber Ave. and E. Fairview Ave., as half of a 40-foot wide street section with an 11-foot wide travel lane, an 8-foot wide planter strip and 5-foot wide concrete sidewalk abutting the site. g. The existing nonconforming parking and landscaping in the commercial portion of the development and the mobile home park in the R-40 zoning district,is allowed to remain until redevelopment of the site in accord with the phasing plan as approved with the conditional use permit for extension of these nonconforming uses. h. Depict pedestrian connections between the single-family,multi-family and commercial portions of the development. All pathways should comply with the standards in UDC 11-3A-8. i. The mobile homes and associated debris that are vacant at the beginning of Phase 2 shall be removed within 45 calendar days; if there are more than five(5)vacant Page 37 mobile homes,that time period is extended to 90 calendar days. 2. Preliminary Plat 2.1 The final plat(s) shall include the following revisions: a. Depict a 25-foot wide street buffer along E. Fairview Ave., an arterial street,and a 20-foot wide street buffer along NE 3'St.,to be improved as a collector street, within a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association,per UDC 11-3B-7C.2a. b. Remove the western-most driveway access driveway via E. Fairview Ave. on the commercial portion of the property as it does not meet ACHD policy. c. Remove one of the two driveway accesses via E. Fairview Ave. in front of the existing multi-tenant building in accord with UDC 11-3A-3,unless otherwise waived by City Council. d. Combine the two (2)northern access driveways via NE 3'St. and align the driveway with the driveway on the west side of NW 3'St. e. A cross-access/ingress-egress easement shall be provided between the single-family, multi-family and commercial lots via a note on the final plat or a separate recorded agreement in accord with UDC 11-3A-3. f. Delineate the privates from parking areas on the common lot. 2.2 The landscape plan included in Section VII.0 shall be revised as follows: a. Depict a 25-foot wide street buffer along E. Fairview Ave., an arterial street, and a 20-foot wide street buffer along NE 3'St.,to be improved as a collector street,with landscaping in accord with the standards listed in UDC 11-3B-7C. b. Landscaping is required adjacent to all pathways within the site in accord with the standards listed in UDC 11-3B-12C. c. Mitigation information should be included on the landscape plan for all existing trees that are being removed with development in accord with the standards listed in UDC 11-3B-IOC 5. d. Depict a minimum 5-foot wide detached sidewalk with an 8-foot wide parkway along the east side of NW 3'Street in accord with the Downtown Meridian Street Cross- Section Master Plan(see pg. 4-11). e. Depict a 10-foot wide detached sidewalk/pathway along E. Fairview Ave. within the street buffer if not constructed by ACHD with the Fairview Ave. road widening project. £ Remove the pedestrian pathway along the eastern boundary of the single-family portion of the site at the direction of the Commission. 2.3 Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and UDC Table 11-2B-3 for the C-G zoning district. 2.4 All private streets within the development shall comply with the design and construction standards listed in UDC 11-3F-4. Page 38 2.5 Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Alternative Compliance was approved for Lots 2, 5,9, 11, 12, 14, 19, 22,24,26,28 to and 32,to allow the parking pads to be in alternate locations as depicted on the parking exhibit in Section VIII.F instead of in front of the garages. 2.6 The Applicant shall comply with all ACHD conditions of approval. 2.7 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15,UDC 11-3B-6 and MCC 9-1-28. 2.8 Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 2.9 A Design Review application shall be submitted for approval of the single-family attached structures. Final design shall comply with the design standards in the Architectural Standards Manual. 2.10 The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. 3. Conditional Use Permit(multi-family development): 3.1 Compliance with the specific use standards listed in UDC 11-4-3-27: Multi-Family Development and the dimensional standards listed in UDC Table 11-2A-8 is required. 3.2 The site/landscape plans submitted with the Certificate of Zoning Compliance shall be revised as follows: a. 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. b. 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 11-4-3-27B.7. c. Depict landscaping along all the foundation of all street facing elevations in accord with the standards listed in UDC 11-4-3-27E. d. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C.A mix of trees, shrubs, lawn and/or other vegetative ground cover with a minimum of one(1) tree per 100 linear feet of pathway. e. Depict a minimum of 176 off-street parking spaces as proposed with at least 90 of those being in a covered carport or garage per UDC Table 11-3C-6. f. Depict a minimum of 7 bicycle parking spaces(based on 176 vehicle parking spaces proposed)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 central locations for each multi-family building and the amenity building. Page 39 g. Pathways should be provided to the central common open space area for pedestrian access in accord with UDC 11-4-3-27C.2b. h. Depict an additional site amenity from the multi-modal category listed in UDC 11-4- 3-27D.Id in accord with UDC 11-4-3-27D.2c. i. Depict minimum 7-foot wide sidewalks where parking abuts sidewalks if wheel stops aren't proposed to prevent vehicle overhang in accord with UDC 11-3C-5B4; if 7- foot sidewalks are proposed,the length of the stall may be reduced to 17 feet. j. Depict a berm or constructed barrier at least four feet(4') in height,with breaks in the berm or barrier to allow for pedestrian access,along NE Yd St. in accord with UDC 11-4-3-27C.7. 3.3 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. 3.4 Submit a floor plan(s)for the multi-family structures that depict a minimum of 80 square feet of private,usable open space for each unit in accord with UDC 11-4-3-2 7B.3. 3.5 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. 3.6 A Certificate of Zoning Compliance and Design Review application shall be submitted for approval of the multi-family 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. 3.7 The conditional use permit shall be 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. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1) of this section,the director may authorize a single extension of time to commence the use not to exceed one(1)two-year period. Additional time extensions up to two(2)years as determined and approved by the commission may be granted. With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. 4. Conditional Use Permit(Extension of Non-Conforming Uses) 4.1 The conditional use permit for the extension of the non-conforming uses stated herein is valid for a period of four(4)years from the date of approval. A time extension ma,, b�quested in accord with the standards listed in UDC 11-5B-6F.3. 5. Conditional Use Permit(Single-family Detached Residential in the R-40 Zoning District) 5_1 The developer is allowed to construct up to ten(10) single-family detached dwelling units in the R-40 zoning district as allowed by UDC Table 11-2A-2 with a conditional use permit. Page 40 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Ensure no sewer services cross infiltration trenches. 1.2 End of line requires a minimum of 0.6% slope. 1.3 Minimum angle into/out of a manhole in the direction of flow is 90 degrees. This is not met for tie in from the apartments to NE 3rd St. 1.4 Water or sewer mains requires a 20'easement with main centered in the middle. Sewer and water in parallel require a 30'easement with 10'separation between mains and edge of pavement. Sewer crossing the common lot as well as within the apartments do not meet these requirements. 1.5 Provide 20'easements for water services up to water meters and 10'beyond. 1.6 Provide 20'easements for fire hydrant laterals and 10'beyond. 1.7 Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls, fences,infiltration trenches, light poles, etc.) are built within the utility easement. 1.8 Water main stubs to future phases must have a blow-off 1.9 Provide a water valve halfway through the apartment loop. 1.10 A portion of this project is within the Meridian Floodplain Overlay District. A floodplain development permit is required before land disturbance begins.All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters. The lowest finished floor of the buildings must be elevated to flood protection levels with BFE and lowest finished floor noted on final grading plans. 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. 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. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- Page 41 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 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 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.10 Applicant shall be required to pay Public Works development plan review,and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.11 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.14 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. 2.15 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. 2.16 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. 2.17 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. 2.18 A street light plan will need to be included in the civil construction plans. Street light Page 42 — 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. 2.19 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. 2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=274173&dbid=0&repo=MeridianC iv D. POLICE DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=274178&dbid=0&repo=MeridianC i &cr=1 E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=277899&dbid=0&repo=MeridianC Lty F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=276640&dbid=0&repo=MeridianC ity&cr--I https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=285893&dbid=0&repo=MeridianC hty G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=282985&dbid=0&repo=MeridianC https://weblink.meridiancity.oLvlWebLinkIDocView.aspx?id=278368&dbid=0&repo=MeridianC ky H. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=279665&dbid=0&repo=MeridianC Page 43 hty I. COMMUNITY DEVELOPMENT DEPARTMENT—SCHOOL IMPACT https://weblink.meridianciU.org/WebLink/DocView.aspx?id=278904&dbid=0&repo=Meridian C ky J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciU.org/WebLink/DocView.gyp x?id=283103&dbid=0&repo=MeridianC i &cr--I K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.org/WebLink/DocView.gyp x?id=285917&dbid=0&repo=MeridianC fty https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=274103&dbid=0&repo=MeridianC hty L. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=293798&dbid=0&r0o=MeridianC fty M. MERIDIAN DEVELOPMENT CORP. https://weblink.meridiancitE.org,/WebLink/Doc View.aspx?id=294143&dbid=0&repo=MeridianC X. FINDINGS A. Rezone: 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 proposed zoning map amendment to R-40 and C-G and subsequent development is generally consistent with the Comprehensive Plan and the underlying FLUM designations of Commercial and High-Density Residential. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment will alleviate the existing nonconforming use of the commercial retail use in the R-8 zoning district and allow for a range of housing opportunities consistent 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 Page 44 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. This finding is not applicable as the application is for a rezone, not annexation. 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, density, transportation, and pedestrian connectivity with the condition in this report. (Please see Comprehensive Plan Policies in, Section V 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 IX of the StaffReport 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) in Section IX. 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 issues associated with the platting of this property that would be detrimental to the public health, safety or general welfare. 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(multi-family development): The city council shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds the site is large enough to accommodate the development of 90 Page 45 apartment units and meet all of the dimensional and development regulations of the R-40 zoning district. 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 the proposed multi family development will be harmonious with the Comprehensive Plan and in accord with the standards in the UDC. 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 design, construction, operation and maintenance of the proposed multi family development will be compatible with other uses in the general neighborhood and should not adversely change the essential character of the same area, if all conditions of approval are met. 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 the proposed use, if it complies with all conditions of approval imposed, will not adversely affect other property 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 the proposed use will be adequately served by essential public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Because all public facilities and services are readily available, the Commission finds that the proposed use will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. Although traffic will increase in the vicinity with approval of the proposed multi family development, the Commission finds it shouldn't be excessive or detrimental to any persons, property or the general welfare. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance.(Ord. 05-1170,8-30- 2005,eff. 9-15-2005) The Commission finds approval of the proposed use shouldn't result in the destruction, loss or dame of any such features D. Conditional Use Permit(single-family dwellings in R-40 district): The city council shall base its determination on the conditional use permit request upon the following: Page 46 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 the site is large enough to accommodate the proposed use and meet all of the dimensional and development regulations of the R-40 zoning district except for the off- street parking standards, of which the Applicant requests approval of alternative compliance (see Section VI.D). 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 the proposed use(i.e. single-family dwellings) will be harmonious with the Comprehensive Plan in it they will provide a transition in density and uses to the proposed multi family development and complies with UDC standards with approval of a conditional use permit. 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 design, construction, and proposed operation and maintenance of the single-family dwellings will be compatible with other such uses in the neighborhood to the west and south and should not adversely change the essential character of the same 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 the proposed use will not 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 the proposed use will be adequately served by essential public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. Although traffic will increase in the vicinity with approval of the proposed residential units, the Commission finds it shouldn't be excessive or detrimental to any persons,property or the general welfare. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance.(Ord. 05-1170,8-30- 2005,eff. 9-15-2005) The Commission finds approval of the proposed use shouldn't result in the destruction, loss Page 47 or dame of any such features. E. Conditional Use Permit(nonconforming use): The city council shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds this finding does not apply to the proposed extension of the nonconforming uses. 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 this finding does not apply to the extension of the nonconforming uses as the proposed uses do not comply with certain UDC standards, thus the reason for the request. 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 extension of the nonconforming uses is compatible with other uses in the general neighborhood that are yet to redevelop and comply with current UDC standards and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds the extension of the nonconforming uses will not adversely affect other property 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 the extension of the nonconforming uses will continue to be adequately served by the facilities and services noted. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the extension of the nonconforming uses will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. The Commission finds the extension of the proposed nonconforming uses will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare as noted. 8. That the proposed use will not result in the destruction,loss or damage of a natural, Page 48 scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005,eff. 9-15-2005) The Commission finds the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and The Commission finds the proposed extension of the nonconforming uses do not encourage or set a precedent for additional nonconforming uses within the area. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. The Commission finds the proposed extension of nonconforming uses are comparable to adjacent properties in the area that are yet to redevelop. F. Private Street: 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 design of the proposed private streets complies with the standards listed in UDC 11-3F-4. See analysis in Section VI.B for more information. 2. Granting approval of the private street would not cause damage hazard,or nuisance, or other detriment to persons,property,or uses in the vicinity; and The Director finds that granting approval of the proposed private streets would not cause any hazard, nuisance or other detriment to persons,property or uses in the vicinity if the streets are designed as proposed and constructed in accord with the standards listed in UDC 11-3F- 4B. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The Director finds the use and location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan as they are proposed to connect to local(E. Badley Ave) and collector(NE 3Yd St)streets consistent with private street standards. 4. The proposed residential development(if applicable)is a mew or gated development. The Director finds the proposed residential development incorporates a mew in the site design as desired. G. Alternative Compliance: In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds with the proposed site design, strict adherence or application of the requirements is not feasible; however; revisions to the site plan could be made to comply. Page 49 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative means of compliance provides an equal means for meeting requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the proposed alternative means of compliance to the parking standards will not be materially detrimental to the public welfare of impair the intended use and character of surrounding properties. Page 50 E IDIAN.;--- Applicant's Presentation Page 4 Application Request agency conditions.Street reimbursement and the sidewalk, we can comply with all rd With the exception of 316.lighting to address the Commission’s Concerns. Sidewalk elimination at the southeast, that sidewalk is needed for the buildings, we can add 15.ACHD to purchase additional ROW if needed.Street but we request reimbursement for the west side and help from rd We can construct all of 314.CC&R’s along with an HOA will control the development and will be provided for each use.13.The existing loan on the property does not allow for modifying the income production. 12.Timing: three phases, cottages first, multifamily 4 years later, then the commercial11.8 and mobile home.-The applications will correct a nonconforming use for commercial in R10.and not construct the entire width rd We ask to comply with ACHD on 39.We will add the additional covered parking as requested.8.Areas, and pathways.Amenities: club house and pool, bike lockers, dog park, tot lot, gazebos and plazas, garden 7.Utilities: all are available and we will be correcting the mobile home issues with that phase6.Road.Applications submitted: Rezone, Preliminary Plat, 3 CUP’s, Alternative Compliance, and a Private 5.40 and Commercial, the site complies.-Comp Plan calls for R4.)sp. Lower density for amenities and open(Density: Cottage (11/acre) Multifamily (28/acre)3.Existing uses are mobile homes and two commercial buildings with vacant land2.Residential Count: 30 cottage homes and 90 multifamily units, and 2 commercial on 7.64 acres.1. Preliminary Plat Map Site Plan Parking Requirements Landscape Plan Looking South 3Badley rd Looking South on 3 rd Cottage Building Cottage Building Cottage Building Cottage Paseo Cottage Alley Typical Fencing Around some buildings Typical Multifamily Building: Reviewed at DR Discussion Items:2. Sidewalk at the southeast corner of the site. ImprovementsStreet rd 1. Reimbursement/Coordination for 3 In Closing: Please Help ! w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Graycliff Estates Subdivision No. 2 Lot 13, Block 5 (H-2023- 0023) by KB Home, Sabrina Durtschi, located at 4456 S. Redwater Ave. Application Materials: https:Hbit.ly/H-2023-0023 A. Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 13, Block 5. i I PUBLIC HEARING SIGN IN SHEET E DATE: June 20, 2023 ITEM # ON AGENDA: 2 PROJECT NAME: Graycliff Estates Subdivision No. 2 Lot 13, Block 5 (H-2023- 0023) 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 f 1 2 ' 3 j 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 6/20/2023 Legend DATE: 0 «Project Location R-8 TO: Mayor&City Council R-8 FROM: Sonya Allen,Associate Planner 208-489-0573 R-40 RUT SUBJECT: Graycliff Estates No. 2 (Lot 13,Block 5) -VAC R-8 H-2023-0023 LO OCATION: 4456 S. Redwater Ave., in the SE 1/4 of Section 25,T.3N.,R.1 W. RUT R-4 1=L I. PROJECT DESCRIPTION Request to vacate the northern 5-feet of the 10-foot wide public utilities,pressure irrigation and lot drainage easements along the southern boundary of Lot 13,Block 5, Graycliff Estates Subdivision No. 2. II. APPLICANT INFORMATION A. Applicant: Sabrina Durtschi,KB Home— 1414 W. Bannock St.,Boise, ID 83702 B. Owner: KB Home Idaho,LLC— 1414 W. Bannock St.,Boise,ID 83702 C. Representative: Same as Applicant III. UNIFIED DEVELOPMENT CODE Per UDC Table 11-5A-2,vacation of a utility easement falls under"all others",which requires approval from City Council at a public hearing. IV. NOTICING City Council Posting Date Newspaper Notification 5/28/2023 Pagel Radius notification mailed to 5/25/2023 properties within 300 feet Next Door posting 5/25/2023 V. STAFF ANALYSIS The Applicant requests approval to vacate the northern 5-feet of the 10-foot wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 13,Block 5, Graycliff Estates Subdivision No. 2. The reason for the request is that the configuration of the lot and the platted utility easement along the subdivision boundary does not accommodate the footprints of the Applicant's housing collection for this development. Approval of a reduction to the easement as proposed will allow all of their building floorplans to fit on this lot. A legal description and exhibit map of the portion of the easement proposed to be vacated is included in Section VI below. The Applicant submitted relinquishment letters from all impacted utility companies consenting to the partial vacation of easement as proposed. Letters were received from Boise Project Board of Control, Century Link, Idaho Power,Intermountain Gas Company and Sparklight. VI. DECISION A. Staff: Staff recommends approval of the partial vacation of the public utility easement as proposed by the Applicant and as agreed upon by the easement holders. Page 2 VIL EXHIBIT Legal Description&Exhibit Map of the Portion of the Utility Easement Proposed to be Vacated Legal Description Easement Vacation Lot 13, Block 5, Graycliff Estates Subdivision No. 2 A portion of an existing Pub Irc utilities, Graycliff Estates Subdivision Homeowners Association Inc. Pressure Irrigation and Lot Drainage easement located in Lot 13 of Block 5 of Graycliff Estates Subdivision No. 2, as shown in Book 124 of Plats on Pages 19872 through 19575, records of Ada County, Idaho: being located in the SW'/of the SE '1 of Section 25, Township 3 North, Range 1 West_ Boise Meridian, City of Meridian,Ada County, Idaho, and more particutarly described as follows Commencing at an Aluminum Cap monument marking the northeast comer of the SE %(E'/. corner)of said Section 25, from which an Aluminum Cap monument marking the southeast corner of said Section 25 bears S 0°32'44"W a distance of 2664.85 feet; Thence N 89°29'05"W along the northerly boundary of said SE'l a distance of 1320.30 feet to a 518 inch diameter iron pin marking the northeast corner of the N V'/.of the SE Y.(CE 1116 corner)of said Section 25; Thence along the northerly boundary of said NW%cf the SE'Y. N 89*23'55'W a distance of 1320.88 feet to a 518 inch diameter iron pin marking the northwest corner of the SE'/a(Center T/4 corner)of said Section 25. Thence along the westerly boundary of said SE '/d S 0"27'25"W a distance of 1697.31 feet to a point marking the southwesterly corner of said Graycliff Estates Subdivision No.2: Thence along the southerly boundary of said Graycliff Estates Subdivision No_2 S 89'04'16" E a distance of 417.87 feet to a point, Thence leaving said southerly boundary N 0"55'44" E, parallel with the westerly boundary of said Lot 13, a distance of 5.0D feet to the POINT OF BEGINNING; Thence continuing N 0°55'44"E a distance of 5.00 feet to paint; Thence S 89'04'16" E, parallel with the southerly boundary of said Lot 13, a distance of 114.07 feet to a point; Thence S 0"27'25"W, parallel with the easterly boundary of said Lot 13, a distance of 5.00 feet to a point; Thence N 89°04'16'W, parallel with the southerly boundary of said Lot 13, a distance of 114.11 feet to the POINT OF BEGINNING. ��RL LA�rD� Said easement vacation area c❑ntains 5717 square feet(0.013 acres) ' z , more or less and is subject to any other easements existing or in use. �`1 - Clinton W. Hansen, PL5 Land Solutions, PC January 25, 2023 NW . k�A l..?indSofutl:on Lot 1361ack m Easeent VacaUon 0rayOFEstales5uWIvlslon No.2 Job No.21-29 Page 1 of 1 Page 3 EASEMENT VACATION PUBLIC UTILITIES, ORAYCLIFF ESTATES SUBDIVISION HOMEOWNERS ASSOCIATION INC- PRESSURE IRRIGATION AND LOT DRAINAGE EASEMENT LOT 13, BLOCK 5, ORAYCLIFF ESTATES SUBDIVISION NO, 2 LOCATED IN THE SW 114 OF THE SE 114 OF SECTIOIN 25, T. 3N„ R.1 W.,S-M CITY OF MER10IAN, ADA COUNTY, 0AHO cry 1/a T—_ _ _ __- W. HARRIS ST- 25 3D N '23'56"W 1320 68' N89'2ff'05"44 1/4 132Q-30' urn 03 dN P W. LYRA ST, + vi vi 8 E7€1STW6 PU9LIC 11T111115, GF?AYCLIFF ESTATES SK160IW95K1N IIDk1E0WdERS m A55UC14TIgN JK PRESSURE IRRICANN MO LOT DRAINAGE EASWENT PER PLkT of GRAYCLIFF[STATES SUACMSIOW ND- 2 ce NU an�E - ----- - 25 30 NO-55'4{'€ 13 114,07` 50 7'25"w 36 31 58914#'19"E 5,U0 _58$1pf'16'E 5.at7' 111.11' III i 417.8 EASMNT VACATION AREA; 570 SF /0.013 ACRES PONNT OF i I BEGINNING EXISTING 10' POUG UAW, GRAYCLIFf ESTATES $U9Q15'AN 40MEONNERS A$S"TION lK PRMURE IARIGATON AND LOT DRAaNlu6E F�a6INT PER PLAT OF CRAKLIFF ESTATES SU9pI4 AN ND 2= 5' EASEMENT TO REMN -1 5' EASEMENT TO fIF YACATE4 "l 1 4 W, AMITY RD, 3s t.LAAfa ` 1st q r, r ar ,~ W. D' 50' 100' 200' Lard 6lutions "land surveying and consurdng 231 E 5TH gT T.STE A uEfti6uw,1a a (3oa)zt&wqo (208)7ee-25-L-F nx uww lusor,pion�Pia a . :'I Page 4 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Graycliff Estates Subdivision No. 2, Lot 21, Block 5 (H- 2023-0027) by KB Home, Sabrina Durtschi, Located at 4469 S. Colditz Way Application Materials: https://bit.ly/H-2023-0027 A. Request: Vacation of the northern 5-feet of the 10-foot-wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 21, Block 5. i PUBLIC HEARING SIGN IN SHEET DATE: June 20, 2023 ITEM # ON AGENDA: 3 PROJECT NAME: Graycliff Estates Subdivision No. 2, Lot 21, Block 5 (H-2023- 0027) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 i 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 6/20/2023 legend DATE: 0 Project Location R-- v TO: Mayor&City Council R-S FROM: Sonya Allen,Associate Planner 208-489-0573 R-40 RUT R-15 SUBJECT: Graycliff Estates No. 2 (Lot 21,Block 5) -VAC R,8 H-2023-0027 LO OCATION: 4469 S. Colditz Way, in the SE 1/4 of Section 25,T.3N.,R.1 W. RUT R-4 I-L I. PROJECT DESCRIPTION Request to vacate the northern 5-feet of the 10-foot wide public utilities,pressure irrigation and lot drainage easements along the southern boundary of Lot 21,Block 5, Graycliff Estates Subdivision No. 2. II. APPLICANT INFORMATION A. Applicant: Sabrina Durtschi,KB Home— 1414 W. Bannock St.,Boise,ID 83702 B. Owner: KB Home Idaho,LLC— 1414 W. Bannock St.,Boise,ID 83702 C. Representative: Same as Applicant III. UNIFIED DEVELOPMENT CODE Per UDC Table 11-5A-2,vacation of a utility easement falls under"all others",which requires approval from City Council at a public hearing. Page 1 IV. NOTICING City Council Posting Date Newspaper Notification 5/28/2023 Radius notification mailed to 5/25/2023 properties within 300 feet Next Door posting 5/25/2023 V. STAFF ANALYSIS The Applicant requests approval to vacate the northern 5-feet of the 10-foot wide public utilities, pressure irrigation and lot drainage easements along the southern boundary of Lot 21, Block 5, Graycliff Estates Subdivision No. 2. The reason for the request is that the configuration of the lot and the platted utility easement along the subdivision boundary does not accommodate the footprints of the Applicant's housing collection for this development. Approval of a reduction to the easement as proposed will allow all of their building floorplans to fit on this lot. A legal description and exhibit map of the portion of the easement proposed to be vacated is included in Section VI below. The Applicant submitted relinquishment letters from all impacted utility companies consenting to the partial vacation of easement as proposed. Letters were received from Boise Project Board of Control, Century Link, Idaho Power,Intermountain Gas Company and Sparklight. VI. DECISION A. Staff: Staff recommends approval of the partial vacation of the public utility easement as proposed by the Applicant and as agreed upon by the easement holders. Page 2 VII. EXHIBIT Legal Description&Exhibit Map of the Portion of the Utility Easement Proposed to be Vacated Legal Description Easement Vacation Lot 21, Block 5, Graycliff Estates Subdivision No. 2 A portion of an existing Public Utilities,Graycliff Estates Subdivision Homeowners Association Inc. Pressure Irrigation and Lot Drainage easement located in Lot 21 of Block 5 of Graycliff Estates Subdivision No.2, as shown In Book 124 of Plats an Pages 19872 through 19875,records of Ada County,Idaho,being located in the SW'/,of the SE'/,of Section 25,Township 3 North, Range 1 West,Boise Med6an,City of Meridian. Ada County, Idaho,and more particularly described as follows; Commencing at an Aluminum Cap monument marking the northeast corner of the SE'/.(E Y. corner)of said Section 25,from which an Aluminum Cap monument marking the southeast corner of said Section 25 bears S 0°32'44'VV a distance of 2664.85 feet; Thence N 89°29'05"W along the northerly boundary of said SE'%a distance of 1320.30 feet to a 518 inch diameter iron pin marking the northeast corner of the NW'/.of the SE'/4(CE 1116 corner)of said Section 25; Thence along the northerly boundary of Said NW'%of the SE '/4 N 89°23'56"W a distance of 1320,68 feet to a 518 inch diameter iron pin marking the northwest comer of the SE'/,(Center'1, comer)of said Section 25; Thence along the westerly boundary of said SE'!,S 0°27'25"W a distance of 1597.31 feet to a point marking the southwesterly corner of said Graycliff Estates Subdivision No.2; Thence along the southerly boundary of said Graycliff Estates Subdivision No.2 S 89°04'16"E a distance of 60.00 feet to a point; Thence leaving said southerly boundary N 0°27'25"E,parallel with the westerly boundary of said Lot 21,a distance of 5-OD feet to the POINT OF BEGINNING; Thence continuing N 0'27'25" E a distance of 5.00 feet to point; Thence 5 89"04'16"E.parallel with the southerly boundary of said Lot 21,a distance Of 114-24 feet to a point; Thence S 0'55'44"W parallel with the easterly boundary of said Lot 21,a distance of 5-DD feet to a point; Thence N 89°04'16"W,parallel with the southerly boundary of said Lot 21,a distance of 114-20 feet to the POINT OF BEGINNING. �yp,L Lq fy� Said easerent vacation area contains 571 square feet(0-013 acres) ��❑ is r SGp more or less and is subject to any other easements existing or in use_ fi Ciinton W_ Hansen,PLS 0. P Land Solutions,PC P 04 January 25,2023 o 1 � VV i.anialtatlons Lot 21 aho-ck5 Easement Vacation Graycliff Estates Subdivision No.2 ��� .nn wnr,rwnne comm�inu Job No.21-29 Page t of 1 Page 3 EASEMENT VACATION PUBLIC UTILITIES, GRAYCLIFF ESTATES SUBDIVISION HOMEOWNERS ASSOCIATION INC. PRESSURE IRRIGATION AND LOT DRAINAGE EASEMENT LOT 21, BLOCK 5, GRAYCLIFF ESTATES SUBDIVISION NO.2 LOCATED IN THE SW 114 OF THE SE 114 OF SECTION 25, T_ 3N_. RAW,, B.M. CITY OF MERIDIAN, ADA COUNTY, IDAHO W. HARMS ST. tE I IG 25 so N89'23'56"ri T328.68' 29'65�y 1 ¢ 0 r� I � � ry W ki + W. LYRA ST. o 3: ti EXI K PUB11C 'J`ILITILS, CAL IFr ;STATES SJBCM510N HOMEOWERS E IFc ASSOCIAWN WC. PR:£SURt IN-IGATION AND Ur DRAINAGE EASEMENT PEP N0'27'25"E PTAT OF CRAYMFF ESTATES SUODIVISION NO 2 41POIN7 114.44' sD 5'af•wISLQCKI 5W'04'16_f ' S-OO'N89U#'16"IV114.20' EXISTING I0' RuBUC UTI_KS, GRAYCUFF ESTATES SUBWAS10N HOMEOWNERS OF ASSOCIA110H INC. PRESSURE IRRIGATION AM LOT OR IVa EASEMENT PER 1 BEGINNING PLAT OF CRAYWFF ESTATES SUBDrYSIOM 140. 2 5' EPSIMMI TO Rt MN �a 5' EASEMENT T4 BE VACATED 1 EASEMENT VACATION AAE1k 571 SF f 1013 ACRES 25 1/ 36 W. AMITY RD. LLANps o _ - (L DOD OL N W.tk4w 0' 59 100' 200' La"rrhdSiolutions _-`Land Surveying and Consulting ;Z31 E srx$ r.S1E A "FROM 16 63642 (M12892M40 ;2,Q8i2B&25571u rxw Is�oi.i��Ois J09 x0.'tJ-Yi Page 4 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Pollard Subdivision (TECC-2023-0001) by Brighton Development, Inc., generally located on the north side of W. Chinden Blvd., east of SH-16, in the south 1/2 of Section 21, T.4N., R.1W. Application Materials: https://bit.ly/TECC-2023-0001 A. Request: Time Extension for 1-year on the preliminary plat, until June 4, 2024, in order to obtain the City Engineer's signature on the Final Plat. PUBLIC HEARING SIGN IN SHEET DATE: June 20, 2023 ITEM # ON AGENDA: 4 PROJECT NAME: Pollard Subdivision (TECC-2023-0001) 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 C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 6/20/2023 Legend DATE: Project Location TO: Mayor&City Council La FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: Pollard Subdivision-TECC TECC-2023-0001 LOCATION: Near the northeast corner of SH-16 and W. Chinden Blvd.,in the SW '/4 of Section 21,TAN.,R.1 W. I. PROJECT DESCRIPTION Request for a one-year time extension on the preliminary plat in order to obtain the City Engineer's signature on the final plat. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 71.3-acres Existing/Proposed Zoning R-8(medium-density residential)&C-G(general retail&service commercial) Future Land Use Designation Mixed Use—Interchange(MU-I),Mixed Use—Community(MU-C)and Medium Density Residential(MDR) Existing Land Use(s) Agricultural Proposed Land Use(s) Phase 1 will include a 95K square foot(s.f.)medical office,a 12K s.f convenience store(retail),a 48K s.f,office,a multi-tenant retail/office building,a health club,and a 36K s.f flex office and is slated to open mid/late 2020;Phase 2 will include a 1 OK s.f emergency room,50 bed hospital,50K s.f.medical office building,(23)48K s.f. offices and a 36K s.f. flex office and is slated to open mid/late 2022;and Phase 3 will include 74 conventional single-family residential units and independent living units for 55 and older and an 88-bed assisted living facility—date yet to be determined. Neighborhood meeting date;#of 3/23/2023 attendees: History(previous approvals) H-2019-0021,DA Inst. #2019-060655);FP-2022-0023 Page 1 III. APPLICANT INFORMATION A. Applicant: Josh Beach,Brighton Development,Inc.—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 B. Owner: Michael Hall, SCS Investments, LLC—855 W. Broad Street, Ste. 300, Boise, ID 83702 C. Representative: Same as Applicant IV. NOTICING City Council Posting Date Notification published in newspaper 5/28/2023 Notification mailed to property owners within 300 feet 5/25/2023 Applicant posted public hearing notice on site 6/9/2023 Nextdoor posting 5/25/2023 V. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC Per UDC 11-613-7C, "Upon written request and filing by the applicant prior to the termination of the period in accord with subsections A and B of this section, 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." VI. STAFF ANALYSIS The preliminary plat(H-2019-0021) for this project was approved by City Council on 6/4/19 and was valid until 6/4/21. The plat consists of 75 building lots, seven(7) common lots and four(4) other lots on 71.3 acres of land in the R-8 and C-G zoning districts and is proposed to develop in three(3)phases per the approved phasing plan in Section VIII.A. The Director approved a two (2) year time extension on 4/23/21 for the Applicant to obtain the City Engineer's signature on the final plat, which expired on 6/4/23. The request for a subsequent time extension was received prior to the expiration date. The Applicant requests approval of a one(1)year time extension in order to obtain the City Engineer's signature on the first phase final plat. The final plat for Phase 1 was approved by City Council on 9/27/22; the Applicant is currently working to get the plat signed but will not be able to do so prior to the expiration date (see Section VIII.C). Note: The Phase 1 final plat includes all of the commercial areas noted as Phases 1 and 2 on the phasing plan approved with the preliminary plat; the residential portion remains to be included in a future final plat as Phase 2. Page 2 Approval of the subject time extension will allow the Applicant to obtain the City Engineer's signature on a final plat and proceed with development of the property. If City Council does not approve the requested time extension, a new preliminary plat application will be required. With all extensions,the Director may require the final plat to comply with the current UDC provisions per UDC 11-6B-7C. Since the approval of the preliminary plat in 2019,the following UDC standards have changed: • Street buffer landscaping includes more specifications for such and enhanced landscaping is required in buffers along designated entryway corridors such as W. Chinden Blvd./SH 2O-26. See UDC 11-3B-7Cfor more information. • The off-street parking standards for 2-bedroom single-family residential units now require fewer spaces(i.e. two(2) spaces instead of four(4)with at least one(1) space in an enclosed garage).See UDC Table 11-3C-6for more information. • The amount of qualified open space for the R-8 zoning district has increased from 10%to 15%and some of the standards for such have been modified. See UDC 11-3G-3 for more information.A total of 2.19-acres (or 12.19%) was proposed for the 17.97-acre area. Based on the current standard, a minimum of 2.7 acres would be required, which requires an additional 0.51-acre of qualified open space. • The number of site amenities for residential developments have changed from one amenity for each 20 acres of development area to a point system requiring one(1)point of site amenity for each 5-acres of land. See UDC 11-3G-4 for more information. One (1) amenity, a children's play structure, was proposed with the preliminary plat. Based on the current standard, a minimum of 4 points of site amenity would be required; a tot lot qualifies as one (1)point—additional amenities totaling at least three (3)points are required to comply with the current standard. Staff recommends future development comply with current UDC standards for development noted above as a provision of the requested time extension on the preliminary plat. Staff further recommends the landscape plan for the first phase final plat approved by City Council but not yet recorded,be amended through an administrative landscape plan modification application to reflect compliance with the updated landscape standards for street buffers.Note:If a hospital develops in the commercial portion of the development as originally anticipated, a conditional use permit will be required for approval of the use.As a condition of approval, compliance with the traffic noise abatement standards listed in UDC 11-3H-4 will be required; or, alternative compliance may be requested where the Applicant has a substitute noise abatement proposal in accord with ITD standards and prepared by a qualified sound engineer. VII. DECISION A. Staff: Staff recommends approval of the proposed time extension for a time period of 1-year as requested,to expire on 6/4/24 with the conditions in Section IX. Page 3 VIII. EXHIBITS A. Preliminary Plat(date: 1/10/2019) &Phasing Plan POLLARD SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND SITUATED IN A PORTION OF THE SOUTHEAST 114 OF THE SOUTHWEST 1/4 AND THE SOUTH W EST 114 OF THE SOUTHEAST 1/4 OF N SECTION 21,TOWNSHIP 4 NORTH,RANGE 1 WEST,BOISE MERIDIAN,ADA COUNTY,IDAHO y d RUT . ew�uos�eo�ox r�w.rearner ' f �iwn rurors� ® ®®®®® RUT ®p®®®®U.... .�O O m O ® �m Fir .e m ___ _______ coxrRa Roy¢_— '�� ® R3 O O b O 0 u� �rou�rt wx _ RUT POUARDSUBDNISION e _ PP1.0 e PHASING MAP E a - I am p+ r II yi N i�2 O - CHINDEN BLVD BRJ + ON CENTRAL VALLEY PLAZA CO M MTM Pollard Subdivision i.Eoro�9 Page 4 B. Approved Landscape Plan(dated: 1/10/2019) 1, I y II POLLARD SUBDIVISION r i� J fi l Ir I• ,� ® 000000 °i ------- .. f Q I MIN 9� N� t .. c %•�+ �//--''�� ° iVwa�iunae:r. �� vw.— wax wmii w OPEN SPACE fALC4LATIONS I]TREE/80005F) uem�x nu�w area. m�..�ww wwwmw ewwrE mrswm....rmuu�wr� u wrvwE mrs avu xw+.m.rem� u.a:.<vs w.o rxr SiT[EETTRE E GLVULRON5[1TREEJ35 LF�� ••¢ w.ww ^�_�^^'��°^^•�.ne,�era��g.A—.dmno.m��o� - �>,+� xxwus omwawArw wea u—.iemmuu..aee aim rxxz�, POLLARD SUBDIVISION ,6 D . t u.u.R .r :a 'v MMG—I)NREGUIREMENTS�� m"m+r...._......r ffi No5[' E R R ip R w Nruu 45E5[i ix J 35 CFI wa amn=x TOTALS m PPL1.0 Page 5 C. Approved Final Plat for Phase I(FP-2022-0023) PLAT OF POLLARD SUBDIVISION No.1 A PARCEL OF LAND SIPUATED IN R PORTION OF THE SDVTXEW f 1A OFTME 50UIMWESF 114 AND THE SOUTHWEST 114 OF THE SOUTHEAST V4 OF SECTION 31,TpW N$HIP 3 NORTH,RAKE 1 EAST,B.M., CITY OF M ERIDIAR,ADA ODLINTY,IDAHO — _ �1/xe�maxm�Yn:ncN 2� '• O61/�EIX Q YCAOM�R•I- __ __�_ � No ov IE k 55r27"W"E 2-14' S69'21'e6"E SA9'20'x5'E I 53TS5'5R"E 11.01' 6Y•W' N45'3R'31"E �-g 4'p0'YS"£ - 54T10'OF'E FF,OS' PI40'33'36'E 33R'P]'30'E 21.33 2E.]3' He F']a'SR'E lallteune 569'2T'OR"E 8I199' ISAS 12.0$" 3NYp]'O6"E 5]B 15' � SIB'M'ZS"E SIIN'M'25'E 52156' 1413' W66,HM Nn9�� W.W6verme Dr. ! 2a6Ae' SSS'an'22LE I 61.66' 1 I 5G7'OS'39'E I CNIIxEP•.61F 1 2Ah3T' NR6'30132 I5ev15xat E I ].]9' Rdhoume __ aw ve' a, w' F Eul5AY9PNat Pwlm' s6.03'4e"e'.n•sea5xbet axP.a' I I � �I i' ^ w.W6vMan Or. Paae[ar aTrmet ias,s I I 7I� 6lOElf1 5 I I �'W � r W.l"rttle Raveriln. IiI z '_ F�--I �� W. Riven `--- ----------r r--------- -------- © p i - � � o o f � N�'25'31-W 4�0.R0• i — I I wRR'ZY1]'Y! HNT13'391r 9HO.PR' WR OP EEgNNIC '�" uriNl[1C 92-)] p H0PPY1]'W 31214' N66'25'31'W 323.25' «b I -- _ Nlp•23'31'W 583.E0' 29 2S ——�— 1r i(te maice aEenoln xt/4n SIT 1�RV+ai4a �,a���� m ___ ___I _xlexa'a�1 tan.xs__ —•._ ___ W.ETIItlEn Ekd. ' f 0p� LEGEND & A mum uiuwuN nx=M xmm aP� �RMcx ro ow Nam® R 150 no SURVEY NARRATIVE u it rI£HN NM[1A.'lIC lJP WT® Im"P�1�:1•.IFd ART'�f MXP Sr[n[r N �ry s rtm Mive mxe�usim N T["E YRN101re a ,xxax a M!wuxmc Nsolp wNaan Txn Pu SHEEI INDEX �YCNmiK�[:q"Pa:9'.Eif sf*/RE9E'q 9 •noYp+. s,m, enEn.0 suEorxsv,wr.ia<xw xrvP ecw¢ur euxa•xa[ wuR wuc V-j rrcx�i,c "E[firl m is u Y[tt x-mu ruT uv.ux¢uu awh Trus s,¢r]-P[9x Pur vu,ux[axo cumc»eus ��E3p km ® GEfAE.xTE9 Pp10.XORIIae fOINY LR¢[ 9xiR.-CRnnuTE Oe vutxs,xm[s wr"w6w SrExT a_n�lay]Es axo xPPR_"'- 12�59 REFERENCES NvxtMT W v4' ", Pui or rnxR 1 7•i4•�� E N 9 F N E E E I H 9 _ •wP6-xeax s,n[mxce ei rxv.caum,rvxn Dexeleper -------- 14YA vx[•a eoIEO -T a-,ease.�4VAH6 a rd LOErm.OMIIe v n.Vs ni oNXE Brighton x R'pPenww_ e+.4 f(� ,nc wwow pee�rAP.,.I w1 PEmRo a�3R.er xe T4ae.Rnmeos v Nr muna.xw9. Corporation MerldYn,Idaho Page 6 IX. CONDITIONS OF APPROVAL 1. Applicant shall comply with all terms of the annexation and associated development agreement provisions and the preliminary plat approved for this property(H-2019-0021,Inst. #2019- 060655;FP-2022-0023. 2. Comply with the off-street parking standards listed in UDC Table 11-3C-6 for single-family residential dwellings. 3. Prior to submittal of the Pollard Subdivision No. 1 final plat(FP-2022-0023) for City Engineer signature, submit an administrative landscape plan modification application to revise the landscape plan to reflect compliance with the updated standards listed in UDC 11-3B-7C for street buffers,including those for entryway corridors(i.e. W. Chinden B1vd.SH 2O-26). 4. The plans submitted with the final plat application for the residential portion of the development shall be revised to comply with the following: a. Comply with the qualified open space standards for the R-8 zoning district listed in UDC 11- 3G-3. A minimum of 2.7-acres of qualified open space is required. b. Comply with the qualified site amenity standards for the R-8 zoning district listed in UDC 11-3G-4.A minimum of four(4)points of site amenity is required. 5. The applicant shall obtain the City Engineer's signature on the first phase final plat by June 4, 2024 in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid; or another time extension may be requested. Page 7 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from May 9, 2023 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 zoning district.B. Request: Preliminary Plat consisting of 5 building lots and 1 common lot on approximately 13.6 acres in the requested R-15 zoning district.C. Request: Conditional Use Permit for a multi-family development consisting of 138 units on 13.60 acres in the R-15 zoning district. I PUBLIC HEARING SIGN IN SHEET DATE: June 20, 2023 ITEM # ON AGENDA: 5 PROJECT NAME: Artisan Victory Market (H-2022- 0066) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (marl(X if yes) If yes, please provide HOA name 1 Co.rote 1c, ( 2 ► , Cis del✓ Yar 1 \1 rim �y� O er ca 2 2 � I C H�j 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 MODERN - - CRAFTSMAN goalsI■...■■...•�:� - ■■■■■■Ing ■ ■�•� > _ • � � 1� M■ Eno A im soon NEW VICINITY MAP MODERN CRAFTSMAN INK ' In,a � 1 SITE PLAN a ZONING • Seeking R-15 (13.6acres) from • Zoning of immediately �-3�- ,` • adjacent propertiesMW • North: R-8 • East: R-4 TI • South: R-15 and CCr Vx 6 B y MODERN - - 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 RESIDENTIAL OUMMNITY P I f • Within a fully integrated Mixed- ■ 1Z Use Community Designation FF • Enhanced resident and k,,-- pedestrian safety V1 • Eliminates access challenged Ell commercial pad ■ ovs., Decreased impact to surrounding neighborhoods. w- ���"Sw � w MODERN _ CRAFTSMAN mlugsp E2 M.It 3 y-v+civl�IT -_ a it im a _ 118 NON COVERED SURFACE PARKING �3 a, MAW dd u Wf u 80 COVERED SURFACE PARKING (CARPORT) '} 52 ATTACHED GARAGE FT - -- ... 24 DETACHED GARAGE 50 ON STREET PARKING T -£: r■ _�` inLi_i u !° 30 DRNrEWAY PARKING 1 °?°iP� pi l i i il°�°°°��TI —I� F .0 1 , • •` I ------ -----'-'-' -- -- _.�. li Mill a. LJNEaR FbRRWAY LOCAFE STRIP Q7 it i i # > F" liE w* • • I I �' °"- LIbC 11-4-3-27 4'4 CUTDOOR COMMON OPEN SPACE _ F ii - Y Irk-AwlIL �-� - UDC 11-4-3-27 C - COMMON OPEN SPACE AREA � - I t . . . .. . . .. . I' u I� • ., .H H.I.I..l..l1l _� �. �. ,E.�s_- LIbC 11-4-3-27 U - PRIVATE USEABLE DPEN SPACEem - t Exceeds Open Space Requirement n Each unit has a private outdoor space MODERN — CRAFTSMAN j �i9 it I � II i PUHES ERR MODERN CRAFTSMAN THANK YOU 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 TRAIIIC CAIMING Chicanes at North and South ends of S.Titanium Ave and E. Publisher St Bulbs at intersection of S. Titanium and E Publisher St • Raised crosswalks Rp I • Meetings and coordination with The Pointe at Meridian MODERN _ CRAFTSMAN 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 PRODUCT VARIITY a mix • Varying roof lines blended throughout the community M for a custom home community feel • Up to 6 unique products • Three exterior color schemes • Rich materials including cultured stone, wood tone lap siding and architectural asphalt shingles A ` _ � ra ' Residential Units: <<-I ' 1 bed/1 bath duplex (42%) - 58 units — T • 2 bed/2bath single family homes (32%) - 44 units • 16 units with attached garage • 28 units without garagef� ' 3 bed/2bath single family homes - (13%) 18 units % 3, • Townhomes with garages - (15%) 18 units - ' Detached Garages with Storage • 24 garage bays (4 buildings with 6 bays each) MODERN __ 64 storage units (4 buildings with 16 storage units each) CRAFTSMAN 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 � �i iIII I •� I � ' a CIUBHOUSI to t 0_01-vim 11 `A y MODERN �. _- . - CRAFTSMAN RISIBINTIAI: L{ CI rrn ri i ... r • Two different rooflines • 58 units (42% of unit mix) • Three exterior color schemes • 692 sf MODERN _ CRAFTSMAN 2 13 RIBROON TOWNHOMIS RISIDINTIAI: ICY.. I E i e 18 units (13% of unit mix) • Three exterior color schemes 1,213 - 1,352 sf ' Two car ara e for each unit MODERN g g — CRAFTSMAN DITACH[D BARAGIS WITH STORAGI ■ ■ it � 0 24 garage bays (4 bldgs w/ 6 bays each) Three exterior color 64 storage units (4 bldgs w/ 16 storage units each) schemes MODERN CRAFTSMAN z yr COMMUNITY ANINIT11S • Spacious clubhouse with lounge, coffee bar, in conference room, zoom room and state of the art fitness center • Large pool deck and pool with covered patio/grill area and high-end furniture • Community garden, playground, fenced dog park, and large open spaces • Package lockers p;x • Wide sidewalks and connectivity throughout the site to allow for social interaction 7 • Lush landscaping throughout the community -, • In-unit washer/dryers == _. , • Smart security systems, smart thermostat and I keyless entry 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 RISIDINTIAI: W_ i.Af T p f s _ -s7 18 units (13% of unit mix) Two different rooflines MODERN 1,302 sf Three exterior color schemes - 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• SCHOUIS • Low Demand: Project targets young professionals and retired baby boomers • School options: West Ada, Charter, Private, Online, Choice • West Ada: Elementary and Middle schools that will serve the project have capacity School Enrollment Capacity Pepper Ridge Elementary MountainLewis & Clark Middle School 885 1,000 • • 4. Schoolof • Christine Donnell y 1 Spalding Elementary - STEM 678 750 MODERN CRAFTSMAN 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.