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HomeMy WebLinkAbout2024-09-19 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, September 19, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Matthew Sandoval Commissioner Jared Smith Chairperson Maria Lorcher ABSENT Commissioner Andrew Seal Commissioner Patrick Grace Commissioner Sam Rust ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 1. Approve Minutes of the September 5, 2024 Meeting of the Planning and Zoning Commission 2. Findings of Fact, Conclusions of Law for Raising Canes (H-2024-0021) by Michael O'Reilly, located at 2700 N. Eagle Rd. 3. Findings of Fact, Conclusions of Law for Treasure Valley Law Enforcement Childcare Center (H-2024-0030) by Ball Ventures Ahlquist, located at 1085 Ten Mile Rd. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 4. Public Hearing continued from September 5, 2024 for Life Church (H-2024-0024) by Ella Passey, Land Group, located at 3323 E. Commercial Court Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0024 A. Request: CPAM to amend the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 6.72 acres of land from Industrial to Commercial. B. Request: Rezone of 6.72 acres of land from Light Industrial (I-L) to General Retail and Service Commercial District (C-G) zoning district for the expansion of Life Church and the operation of Life Bible College. Motion to recommend approval to Council made by Commissioner Garrett, Seconded by Commissioner Smith. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 5. Public Hearing continued from September 5, 2024 for Calvary Chapel (H-2024- 0020) by Calvary Chapel Meridian, located at 2600 W. Nelis Dr. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0020 A. Request: Rezone of 8.41 acres of land from the I-L to the C-C zoning district. Motion to recommend approval to Council made by Commissioner Smith, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 6. Public Hearing for Baldcypress Multi-Family (H-2024-0028) by Pivot North Design, located at 3570 N. Eagle Rd. Approved Application Materials: https://bit.ly/H-2024-0028 A. Request: Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76 acres of land in the C-G zoning District Motion to approve made by Commissioner Smith, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 7. Public Hearing for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc., generally located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. Approved Application Materials: https://bit.ly/H-2024-0026 A. Request: Conditional Use Permit for a multi-family development consisting of 549 residential units {364 Apartments, 126 flats, 26 townhomes and 33 vertically integrated} on 36.07 acres of land in the R-40 and C-C zoning district. Motion to approve made by Commissioner Smith, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 8. Public Hearing for Meridian OZ (MCU-2024-0002) by Pivot North Design, located rd at 1475 E. Franklin Rd. Continued to October 3, 2024 Application Materials: https://bit.ly/MCU-2024-0002 A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R-40 zoning district. Motion to continue to October 3, 2024 made by Commissioner Smith, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher 9. Public Hearing for Pivot Point Subdivision (H-2024-0029) by KB Homes, generally located south of W. Pine Ave. and east of N. Black Cat Rd. Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0029 A. Request: Annexation of 7.98 acres of land with R-8 zoning district B. Request: Preliminary Plat consisting of 41 building lots and, 10 common lots on 7.98 acres of land currently zoned RUT Motion to recommend approval to Council made by Commissioner Smith, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher ADJOURNMENT 8:33 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting September 19, 2024. Meeting of the Meridian Planning and Zoning Commission of September 19, 2024, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Brian Garrett and Commissioner Matthew Sandoval. Members Absent: Commissioner Andrew Seal, Commissioner Patrick Grace and Commissioner Sam Rust. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Sonya Allen, Linda Ritter, Nick Napoli and Dean Willis. ROLL-CALL ATTENDANCE _X Brian Garrett X Andrew Seal _X Matthew Sandoval Patrick Grace Sam Rust X Jared Smith X Maria Lorcher - Chairman Lorcher: Good evening. Welcome to the Planning and Zoning meeting for September 19th, 2024. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at -- at City Hall and on Zoom. We also have staff from the city attorney's and the city clerk's office, as well as the City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch it streaming on the city's YouTube channel. You can access it at meridiancity.org/live. With that let us begin with roll call. Madam Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda. Can I get a motion to adopt tonight's agenda, please? Smith: So moved. Garrett: Second. Lorcher: It's been moved and seconded to adopt the agenda. All those in favor say aye. Opposed? Motion carries. F Meridian Planning&Zoning Commission September 19,2024 Page 2 of 48 MOTION CARRIED: FOUR AYES. THREE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the September 5, 2024 Meeting of the Planning and Zoning Commission 2. Findings of Fact, Conclusions of Law for Raising Canes (H-2024- 0021) by Michael O'Reilly, located at 2700 N. Eagle Rd. 3. Findings of Fact, Conclusions of Law for Treasure Valley Law Enforcement Childcare Center (H-2024-0030) by Ball Ventures Ahlquist, located at 1085 Ten Mile Rd. Lorcher: Next is the Consent Agenda. There are three items on the Consent Agenda tonight. The approval of the minutes from the September 5th Planning and Zoning meeting. Facts and Findings and Conclusions of Law for Raising Cane's Restaurant and Facts and Findings and Conclusions of Law for the Treasure Valley Law Enforcement Childcare Center. Could I get a -- may I get a -- let me try it again. May I get a motion to accept the Consent Agenda as presented? Smith: So moved. Garrett: Second. Lorcher: It's been moved and seconded to adopt the Consent Agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant is finished we will open the floor to public testimony. Each person will be called only once during public testimony. The Clerk will call the names individually of those who signed up on our website in advance to testify. You can come to the microphone in Chambers or you will be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or -- or a presentation for the meeting it will be displayed on the screen and our Clerk will help run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group allow you to speak on their behalf you will have up to ten Meridian Planning&Zoning Commission September 19,2024 Page 3 of 48 minutes. After all those who have signed up in advance have spoken we will invite anybody else in Chambers who wish to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button in the Zoom app or if you are listening on a phone please press star nine -- star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please, be sure to mute those extra devices so we don't experience feedback and we can hear you clearly. When you have finished the Commission -- and the Commission doesn't have any more questions for you you will return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak and please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to the questions or concerns we will close the public hearing and the Commissioners will have an opportunity to discuss and hopefully make final decisions or recommendations to City Council as needed. ACTION ITEMS 4. Public Hearing continued from September 5, 2024 for Life Church (H- 2024-0024) by Ella Passey, Land Group, located at 3323 E. Commercial Court A. Request: CPAM to amend the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 6.72 acres of land from Industrial to Commercial. B. Request: Rezone of 6.72 acres of land from Light Industrial (I-L) to General Retail and Service Commercial District (C-G) zoning district for the expansion of Life Church and the operation of Life Bible College. Lorcher: With that I would like to open Item No. H-2024-0024. Life Church has filed for an amendment for the future land use map and a rezone from light industrial to general retail for the expansion of the church and the operation of the Life Bible College. We will begin with the staff report. Ritter: Good evening, Chair and Commissioners. So, the applicant is requesting an amendment to the future land use map in the comp plan to change the designation from light industrial to general retail service commercial district to allow for the uses of the Life Church and the Bible college, which would be principally permitted uses. The project site is located at the southeast corner of Eagle Road and East Commerce Court. There are two parcels consisting of 6.72 acres of land that are currently zoned light industrial. The parcels are lots in the Commerce Park Subdivision that was recorded in 1979. In 2011 Life Church requested approval of a conditional use permit for the operation of a church in an existing warehouse building. Although a church is not listed in the Comprehensive Plan as a preferred use in the light industrial areas, it is designated as a conditional use in the Unified Development Code. Because the F Meridian Planning&Zoning Commission September 19,2024 Page 4 of 48 proposed use will be offset of most of the industrial activity that were occurring in the area and there were staging hours of operation, staff believes the church activities would not interfere with the adjacent uses and, furthermore, the building was currently vacant and being underutilized and the Comprehensive Plan -- excuse me. Wasn't showing my slideshow. Encourage the adaptive reuses of vacant -- of existing developed sites. For these reasons staff found the request generally confirmed -- conformed to the Comprehensive Plan. As a Comprehensive Plan map amendment is needed to rezone the property from industrial to commercial, staff is recommending the applicant enter into a development agreement with the city. The current future land use map designation for the property is general industrial and the zoning is light industrial. The applicant is requesting, again, a Comprehensive Plan map amendment to change this in the future land use map to accommodate the rezone to C-G to allow for the uses of the church and the Bible -- again, which would be principally permitted. Mixed-use regional is adjacent to the property to the west and commercial is adjacent to the south, as you can see on the -- on the document on the screen. So, after reviewing the Comprehensive Plan and the nearby properties, staff believes the requested commercial designation is appropriate given the proximity to the railroad and the surrounding industrial uses. Additionally, the commercial FLUM designation, which already exists to the south of the property, further supports this recommendation. The Comprehensive -- for industrial the Comprehensive Plan identify industrial land uses and designation that allows for a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex and incidental retail and office uses. So -- and, again, in addition to that is like light industrial and heavy industrial. For commercial it uses -- the land uses are identified as a designation that 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 carefully -- careful to promote a high quality of life through -- through thoughtful site design, connectivity and amenities. And, again, sample zonings are the C-G, the C-C and the C-N. So, the C-G zone is defined as the largest scale and broad mix of retail, office, service, light industrial uses, which close -- with close approximate -- proximity to interstates or arterial intersections. Staff's analysis of the requests are as follows: Alignment with the existing use of the current use. The church fits better with the commercial destination where such uses are principally permitted. Under the general industrial designations. educational institution -- under the general industrial destination industrial -- educational institutions are prohibited and churches require a CUP. So, compatibility and planning goes under the C-G zone suitable for the larger scale. Again, broad mix of retail, office, service, light industrial uses near Interstate and arterial. Surroundings zones. The properties to the south and northwest are zoned C-G, indicating the change to C-G would be consistent, again, with the land use patterns and zoning designations. So, the commercial designation will facilitate the continued operation and potential expansion of the church and the Bible school, promoting a more coherent and compatible land use pattern. Changing the future land use designation to C-G supports the existing uses on the property and aligns with the surrounding commercial and mixed-use areas. So, this is their map for the rezone. It includes both properties. This is a picture of the Meridian Planning&Zoning Commission September 19,2024 Page 5 of 48 extension they would like to do on the church. It is this portion right here. And these are pictures of the existing landscaping along. We did note in looking at this property back when it was approved that there were trees that were supposed to be not removed during construction that were not -- that were -- as you can see taken out. So, with their certificate of zoning compliance we will ask that those trees be replanted. These are the proposed elevations. These are just some existing pictures of the property. The city did receive one written testimony and it was from Tim Wallace and he owns the property that is adjacent to the vacant lot. He wants assurance that after the -- if the map amendment is approved that his property will not be affected and will maintain the same rights they had with the current zoning. He wants to make sure they would not be subject to any new limitations of being next door to the C-G zoned property. The -- the rezoning will allow the church to continue operating as it currently is. There -- from what I understand there won't be any changes to the current operation, so I -- staff does not feel that it would have any effect on the adjacent property. And with that staff recommends approval of the proposed amendment to the future land use map and rezone per the provisions in Section 5 in accordance with the findings in Section 6. And at this time I will stand for any questions you might have. Lorcher: Thank you very much. Would the applicant like to come forward? Hi. Thompson: Hi there. Tamara Thompson. I'm with The Land Group. Our offices are at 462 East Shore Drive in Eagle. I'm here tonight representing the Life Church and also with me is Pastor Wade Moore should you have any questions for him. Just know that that he is here. So, before you tonight is a comp plan map amendment from general industrial to commercial for -- and a rezone from light industrial to C-G on two parcels. There are 4.22 acres and 2.5 acres for a total of 6.72 acres. Staff gave you a great overview, so I'm not going to -- to rehash all of that. I just want to reiterate that the church is flourishing in their current location and they wish to expand to the vacant lot that they own to the east of their current site and this will be an additional building for the church. The school has 85 students and they are not expanding the school. The school will stay as is and they -- they attend classes ten and a half hours a week, so it's not -- not a -- you know, it's -- it's not every day and -- and that kind of thing. It's -- it's Tuesday, Wednesday and Thursday from the hours of 9:00 to 11:50 a.m. and, then, one evening they do from 6:30 to 9:20 p.m. So, it's off of the -- the peak hours and it's -- it's a very short time. But just reiterate that the Bible college is not expanding. The expansion is for the church, because it's flourishing. Changing the future land use map and the rezone to C-G supports the existing uses on the property and aligns with the surrounding commercial and mixed-use areas. We have read the staff report and agree with staff's analysis and recommended conditions of approval and we respectfully request your approval tonight and we are here for questions. Lorcher: Thank you. Commissioners, are there any questions for the applicant before we take -- Garrett: No, I don't. Meridian Planning&Zoning Commission September 19,2024 Page 6 of 48 Lorcher: Okay. Thank you. Thompson: Thank you. Lorcher: Madam Clerk, are there -- are there anybody on Zoom or in Chambers that would like to testify? Lomeli: Madam Chair, Wade Moore signed up. Lorcher: Pastor, would you like to speak? Okay. Did you have anything else to add? Can I get a motion to close the public hearing? Smith: So moved. Garrett: Second. Lorcher: It's been moved and seconded to close the public hearing -- hearing. All those in favor say aye. Opposed? Okay. The public hearing is closed. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Well, I for one been very happy with the fact that you took a very vacant building and turned it into something that's thriving. So, you know, I have been here since 1995 and there was a business there a long time ago and it was vacant for a long time and the care and the time that you have taken for that land has -- has absolutely flourished. It looks like the only thing you really need to do is add a few trees. So, that should -- and I think they are all on sale right now, so you should be good. Commissioners, any other comments? Or a motion? Garrett: I will move. After considering all staff and applicant and public testimony I move to recommend the approval to the City Council of File No. H-2024-0024 as presented in the staff report for the hearing date of September 19th, 2024. Smith: Second. Lorcher: It has been moved and a second to approve Life Church rezone. All those in favor say aye. Any opposed? All right. Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 5. Public Hearing continued from September 5, 2024 for Calvary Chapel (H-2024-0020) by Calvary Chapel Meridian, located at 2600 W. Nelis Dr. A. Request: Rezone of 8.41 acres of land from the I-L to the C-C zoning district Flo Meridian Planning&Zoning Commission September 19,2024 Page 7 of 48 Lorcher: The next item on the agenda is Calvary Chapel has filed for a rezone from light industrial to community business. We will begin with the staff report. Allen: Thank you, Madam Chair. The next application before you is a request for a rezone. This site consists of 8.41 acres of land, zoned I-L, located at 3600 West Nelis Drive. This property is part of the larger McNelis Subdivision that was annexed back in 2004 with a development agreement and a preliminary plat. A final plat was later approved and recorded that included this property as Lot 4, Block 2, McNelis Subdivision. The development agreement was later amended in 2011. A conditional use permit was approved in 2018 for a church use in the I-L, light industrial zoning district on the subject property. A certificate of zoning compliance and design review application was approved in 2020 for a two story church on this site, as approved with the conditional use permit. A subsequent certificate of zoning compliance and design review application was approved earlier this year for additional structures on the east side of the church to be used for youth and adult ministry and an office and a storage building at the northwest corner of the site. The Comprehensive Plan future land use map designation is mixed-use nonresidential. The applicant is requesting a rezone of 8.41 acres of land from the I-L, light industrial, to the C-C, community business zoning district as shown in the exhibit on the left. No new development is proposed with this application. The applicant has been operating a private education institution, i.e., a Christian school for pre-kindergarten through 11 th grade out of the existing church and plans to move it to the new buildings east of the church in the future once they are constructed. Eventually once funds are raised a new school is planned for construction in the area to the west of the existing church. The existing I-L zoning district prohibits private education institutions. The proposed C-C zoning district will accommodate the church use, as well as the private education institution and is consistent with the underlying future land use map designation of mixed-use nonresidential for the property. As a provision of the proposed rezone staff recommends a new development agreement for the subject property that accommodates the proposed C-C zoning and the church and private education institution uses. The new development agreement will only be for this property and the property will no longer be subject to the existing development agreement and addendum for McNelis Subdivision. No written testimony has been received from the public on this application. The applicant did submit a letter saying that they are in agreement with the staff report provisions. Staff is recommending approval. Staff will stand for any questions. Lorcher: Okay. Thank you very much. Would the applicant like to come forward? Good evening. Drake: Hello there. I'm Troy Drake, the lead pastor of Calvary Chapel. Lorcher: Okay. Drake: And I just came up because I felt like I had to. I don't really have anything to add, just -- I was just going to concur with the staff analysis and the -- you know, the -- 11 Meridian Planning&Zoning Commission September 19,2024 Page 8 of 48 the thorough work that they did. So, I'm just here for questions -- answer questions or -- and just to acknowledge that we agree with it. Lorcher: Okay. Thank you. Commissioners, do we have any questions for the applicant at this time? Garrett: No. Lorcher: Okay. Thank you. Drake: All right. Lorcher: Madam Clerk, do we have anybody here to testify? Lomeli: Thank you, Madam Chair. No one has indicated they wish to testify. Lorcher: All right. And, the applicant, you are -- you are good? No other comments that you would like to make? All right. May I have a motion to close the public hearing? Smith: So moved. Garrett: Second. Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Commissioners, anything to say on Calvary Chapel? Garrett: No. Lorcher: It looks like it's really more of an administrative function than anything, so that you can continue to carry on the work that you are doing there since you have been there and possible expansion in the future. Any opportunity for a motion? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering -- after considering all staff, applicant and public testimony I move to recommend approval to the City Council File No. H-2024-20 -- sorry. 2024- 0020 as presented in the staff report. Lorcher: Do I have a second? 12 Meridian Planning&Zoning Commission September 19,2024 Page 9 of 48 Garrett: Second. Lorcher: It's been moved and seconded to approve Calvary Chapel. All those in favor say aye. Any opposed? All right. Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 6. Public Hearing for Baldcypress Multi-Family (H-2024-0028) by Pivot North Design, located at 3570 N. Eagle Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76 acres of land in the C-G zoning District Lorcher: All right. We are clipping right along here. The next item for the agenda is the Baldcypress multi-family for a conditional use permit for a development of 115 residential units. We will start with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for a conditional use permit. This site consists of 3.76 acres of land, zoned C-G. It's located at 3570 North Eagle Road. This property was annexed with C-G zoning back in 2004 with the Market Square application. A development agreement was required as a provision of annexation and governs future development of the property. The Comprehensive Plan future land use map designation is mixed-use regional. The applicant is requesting approval of a conditional use permit for a multi- family development consisting of 115 residential units on 3.76 acres of land in the C-G zoning district. The proposed development including the density of 30.58 units per acre is consistent with the mixed-use regional designation in the Comprehensive Plan. One four story building is proposed which will contain a mix of studio, one bedroom and two- bedroom units. The proposed structure encroaches in an existing easement along the northern boundary of the site, which the applicant plans to vacate. The vacation application should be submitted and approved prior to submittal of a certificate of zoning compliance application for the site. Access is proposed via three entrances from the existing driveway along the west boundary of the site, which connects to West Baldcypress Street, a commercial collector street along the northern boundary of the site. A 20 foot wide landscape street buffer is proposed along the northern boundary line adjacent to Baldcypress Street, a collector street, in accord with UDC standards. Parking lot and perimeter landscaping is required in accord with UDC standards. An existing easement runs along the western boundary of the southern boundary -- excuse me -- western portion of the southern boundary of the site, which prohibits trees within the easement. An alternative compliance application should be submitted to vary from the landscape standards in this area. Because this site is surrounded by commercial uses staff is recommending dense landscaping is provided in perimeter buffers to assist in screening the site and provide a buffer to commercial uses. Each unit will contain a minimum of 80 square feet of private usable open space consisting of patios and decks. A minimum of .66 of an acre of outdoor common open space is required to be provided F13] Meridian Planning&Zoning Commission September 19,2024 Page 10 of 48 within the development. A total of .86 of an acre is proposed as shown in the yellow, consisting of the street buffer along Baldcypress Street, linear open space along the east side of the building where a dog run is proposed, two landscaped areas along the southern boundary of the site at the west and east ends and an open grassy area and outdoor amenity area on the south side of the building. All multi-family developments are required to provide at least one common grassy area integrated into the site design allowing for general activities by all ages. The minimum size of the grassy area is 5,000 square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate with the size of the development as determined by the Commission. Where this area cannot be increased due to site constraints it may be included elsewhere in the development. A 5,010 square foot common grassy area is proposed on the south side of the building and a linear open space is proposed on the east side of the building for a dog run. The Commission should determine if this is commensurate with the size of the proposed development or if additional area should be required. Amenities are required to be provided before the development based on the number of units proposed. For multi-family developments between 20 and 75 units or more four amenities are required with at least one from each category. For developments with more than one hundred units, such as this, the Commission shall require additional amenities commensurate with the size of the proposed development. The applicant proposes the following amenities from each category. From the quality of life category a clubhouse with a swimming pool, fitness facilities, enclosed bike storage and repair station, a dog park with weigh station and an outdoor barbecue area and enclosed storage is proposed. From the open space category picnic areas, including tables, benches and landscaping and a shade structure is proposed. From the recreation category a swimming pool and spa is proposed and, lastly, from the multi- modal category a bicycle repair station is proposed. Staff is of the opinion the proposed amenities are commensurate with the number of units proposed. However, the Commission may require more if determined these aren't sufficient. Off-street parking is proposed in accord with UDC standards. Based on the number of bedrooms per unit a minimum of 189 spaces are required, which includes 12 guest parking spaces and 93 covered spaces. A total of 190 spaces are proposed, one more than required, with 115 of those covered. There are an additional 20 on-street parallel parking spaces available along the south side of Baldcypress Street for overflow parking if needed. Bicycle parking is proposed in accord with UDC standards. Conceptual building elevations were submitted for the proposed four story multi-family structures as shown. Building materials consist of plaster or EFIS and brick cladding in a mix of neutral colors and vinyl or composite windows with metal railing and canopies. Final design is required to comply with the design standards in the Architectural Standards Manual. Written testimony was received from Danielle Stehman, the applicant's representative. Staff is recommending approval with the conditions in the report. Staff will stand for any questions. Lorcher: Commissioners, do we have any questions for staff at this time? Garrett: No. 14 Meridian Planning&Zoning Commission September 19,2024 Page 11 of 48 Lorcher: Would the applicant like to come forward? Stehman: Good evening. Danielle Stehman of Pivot North Design. I'm the representative for the applicant, who is Specific Partners Residential. Lorcher: Can you also give your address for the record, please? Stehman: Yes. Our offices are located at 116 South 6th Street in Boise. Lorcher: Thank you. Stehman: I submitted a presentation. Can you instruct me how I -- okay. Great. Trying to get to full screen and, then, the mouse is really delayed. There we go. Okay. Great. Thank you for considering this proposal tonight. I will go quickly. I think in general we are in agreement with the staff report and willing to accept the conditions as stated. Okay. A quick overview. It's 115 units as stated. A mix of studio one and two- bedroom apartments and, then, residential amenities that go along with that. I wanted to emphasize that we are fitting nicely within the Comprehensive Plan intentions, linking into an existing vehicular and pedestrian network. There is also a transit stop nearby to the site, which is in walking distance. So, here you see different uses represented and in green that's a high density residential use. So, we feel that this does help give a mix of uses as intended in the future land use map for this area. It's helping to balance out what's otherwise a very commercial and retail dominated neighborhood. I have some ideas of what -- what's to come. Across the street, across Baldcypress, is actually City of Boise jurisdiction. Our client previously did this project. It's Meritage West. So, the Baldcypress project is intended to have a similar look and feel. Similar amenities. This project has also a pool, outdoor barbecue area, bike parking and really nicely integrated ground level units with the -- the pedestrian sidewalk network. A site plan -- so our property we are looking to provide a very nice enhanced landscape buffer to the north and we do feel that we are -- we are meeting the criteria for that enhanced landscape buffer to add to the total open space area for the site. In the center, as Sonya mentioned, a number of different amenities that offer residents four seasons of different recreational uses with the pool, the barbecue area, covered lounge seating and, then, open grassy areas first for -- both for people and, then, their furry friends to the east. This is what we think it may end up looking like from the north boundary. This is a view from the entrance, which would be closest to Eagle Road on Baldcypress and, then, another view from the Meritage West property, which is closer to North Records Ave. I wanted to point out the existing streetscape. There are some nice trees that we would like to integrate. Appreciate the opportunity to leave the trees as is, because they are -- they are quite nice. On the right here we see Meritage West, which provides a similar enhanced landscape buffer that we intend to provide. Ours is an attached sidewalk on the other side of Baldcypress Street, but similarly we are tying in those entry level units and some native landscaping, patios and just kind of a softer edge from public to private realm. A similar idea of about landscaping native plants, a mix of varieties of species, create some nice textures and -- and color. On the left you see those existing street trees which we would like to keep on the Baldcypress site. Okay. I just wanted to F15] Meridian Planning&Zoning Commission September 19,2024 Page 12 of 48 emphasize the north area. So, that is something that we will work with planning staff in the CZC phase to -- to provide that enhanced buffer and, then, we are also looking to submit alternative compliance for the area Sonya highlighted on the south where we do have an existing easement, so we can't provide trees in that area. Any questions? Lorcher: Commissioners, any questions for the applicant at this time? Garrett: Yeah. Just a question that might seem silly, but what does a bike repair station look like? Stehman: Sure. Commonly -- so, there is -- there is different types, but commonly it's -- it's like a tall bollard and, then, it has a wrench, something to pump your tire with and often it has a kind of a rail that you can put your bike up on, change a tire, et cetera. So, that's normally provided where we have the bike parking and that's the intention here. Yeah. Good question. Lorcher: Okay. Thank you very much. Stehman: Thank you. Lorcher: Madam Clerk, do we have anybody signed up or in Chambers to testify? Lomeli: Thank you, Madam Chair. No one has signed up. Lorcher: Did you have any other comments from the applicant before we close the public hearing? Are you good? Okay. Can I get a motion to close the public hearing? Smith: So moved. Garrett: Second. Lorcher: It's been moved and closed -- second to close the public hearing. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Commissioners, any comments about this application? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yes. This -- actually, I have a couple comments and, then, just I guess one quick question for staff just to make sure I'm reading something right. This seems pretty straightforward and this seems in line with kind of some of the other developments about it. My -- my question for staff is -- is really just about that 5,010 square foot F16] Meridian Planning&Zoning Commission September 19,2024 Page 13 of 48 grassy area. It seems like that complies with the minimum, but, obviously, it's in here for a reason to -- to point out. So, I'm just curious other developments of the size is -- is it still usually -- does it hit around 5,000 or is this below standard? I just wanted to get an idea of why that was. Why that specifically. Allen: Madam Chair, Commissioner Smith, it was pointed out specifically because it's in code, but it's up to the Commission to determine if they feel it's adequate for the proposed development. Smith: Okay. Allen: So, along with this 5,010 square feet they are proposing the linear open space on the east side of the building, too, so -- thank you. Smith: Thank you. Lorcher: I mean it's interesting that the same developer built a very similar complex across the street, which happens to be in Boise city limits, so, really, it's more of an extension of what's already happening over there. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I would like to make a motion. After considering all staff, applicant and public testimony I move to approve File No. H-2024-0028 as presented in the staff report for the hearing date of September 19th, 2024. Lorcher: Do I have a second? Garrett: Second. Lorcher: It's been moved and seconded to approve Baldcypress Multi-family for a conditional use permit. All those in favor say aye. Opposed. All right. Thank you very much. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. 7. Public Hearing for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc., generally located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. A. Request: Conditional Use Permit for a multi-family development consisting of 549 residential units {364 Apartments, 126 flats, 26 townhomes and 33 vertically integrated} on 36.07 acres of land in the R-40 and C-C zoning district F17] Meridian Planning&Zoning Commission September 19,2024 Page 14 of 48 Lorcher: All right. We good to keep going? I guess we are kind of going along here. The next item is Outer Banks for a conditional use permit for a multi-family development of 549 residential units. We will start with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a conditional use permit. This site consists of -- excuse me -- 19.34 acres of land. It's zoned R-40 and C-C and it's located off of the southwest corner of West Franklin Road and South Ten Mile Road. This property is part of the larger Outer Banks Subdivision that was approved in 2021 with a development agreement. A preliminary plat and a conditional use permit for a multi-family residential development was also approved at that time. A final plat was later approved and recorded that included this property. The conditional use permit was for a multi-family development that has since expired. The Comprehensive Plan future land use map designation for this property is mixed-use commercial and high density residential, with a small sliver of mixed-use residential along the southern boundary. It is within the Ten Mile Interchange Specific Area Plan. A conditional use permit is requested for a multi-family residential development consisting of 516 residential units, which consist of 364 apartments, 126 flats and 26 townhome style units on 19.34 acres of land in the R-40 and C-C zoning districts. I would just like to make a note that there are also 33 vertically integrated residential units proposed. However, conditional use approval is not required for those as the use is principally permitted in the district. The proposed conditional use permit maintains all elements of the previously approved project and updates those areas impacted by zoning code changes that have occurred since the original approval. It's essentially the same project. The proposed development plan is in substantial compliance with the conceptual development plan and building elevations included in the development agreement as required. The proposed gross density of the development is 26.7 units per acre, which is consistent with that desired in the Comprehensive Plan for this area. Access to this site is provided via West Franklin Road and South Ten Mile Road, existing five lane arterial streets that run along the northern and eastern boundaries and West Cobalt Drive, an existing three lane collector street that runs along the southern boundary of the development. The Kennedy Lateral bisects this site within a 55 foot wide easement and is proposed to be piped throughout the development and that is this area right here if you can see my cursor. The street buffer along Cobalt Drive is existing and was installed with the subdivision improvements. Internal parking lot and open space landscaping is required with development in accord with UDC standards. Open space is proposed within the development in excess of the minimum standards. A minimum of 4.95 acres of qualified open space is required. A total of 5.45 acres is proposed consisting of the street buffer along Cobalt Drive, linear open space within the Kennedy Lateral easement and other areas and internal common areas integrated into the site design where amenities are proposed, several of which are over 5,000 square feet in area. Each unit will contain a minimum of 80 square feet of private usable open space consisting of patios and balconies as required. Site amenities are proposed within the development from each of the required categories as follows: From the quality of life category clubhouse with the fitness facilities, dog washing facilities, Internet cafe, co-working center, game room and a dog park, with a waste station is proposed. From the open space category two 18 Meridian Planning&Zoning Commission September 19,2024 Page 15 of 48 plazas, a fire pit and six barbecues are proposed. From the recreation category a swimming pool, walking trails, two sports courts, i.e., bocce ball and pickle ball and children's play structures are proposed. From the multi-modal category four bicycle repair stations are proposed, which include stands, repair tools and tire pump. Staff is of the opinion the proposed amenities are appropriate for the development proposed and doesn't recommend any additional amenities are provided. Similar with the last application, if the Commission feels that more or different amenities should be provided that is in your purview, as well as the open grassy areas. Off-street vehicle parking and bicycle parking is proposed in excess of UDC standards. A minimum of 950 spaces are required, including guest spaces with 516 of those being in a covered carport or garage. A total of 1,022 spaces are proposed, including 520 covered spaces and 30 compact spaces. Eight of the spaces are substandard and will need to be revised. Conceptual building elevations were submitted as shown and these are the flats. These are the tri- level apartments or the townhome style units. These are the high density apartments. And the clubhouse. The design of the proposed structures appears to be of high quality and are generally consistent in style, materials and colors. Final design of the site and structures is required to comply with the design elements of the Ten Mile Plan and the design standards in the Architectural Standards Manual, in accord with the development agreement. No written testimony has been received on this application and staff is recommending approval with the conditions in the report. Staff will stand for any questions. Lorcher: Would the applicant like to come forward? Clark: Hi, everybody. Lorcher: Hi. Clark: Hethe Clark. 251 East Front Street. Representing the applicant. And, Sonya, do you have that presentation for me? So, I will be brief on this one as well. Just maybe -- I thought I would just give you a little bit of background as to why we are here. You don't usually see a project this big have to come back and get another conditional use permit. Oftentimes when conditional use permits lapse it's because, you know, project's not moving, people aren't doing anything. The ground still looks the same as it did the day that the application was approved. That's not the case on this one. This application has been hard at work for the last several years since we got our approval. The -- the commercial area that I'm sure you guys have all driven by it, you have seen the new stores going in, very successful already. On the residential side, since we -- the -- the work has been going on that for the last couple of years in fact. So, back in 2022 -- and let me just give you here a list back in '22, in fact, we had already installed the entire length of Cobalt Drive and if you ever want to have lunch with me and experience PTSD, we can talk about the process of building Cobalt Drive and getting all that approved back in the day. Bill knows what I mean by that. But at that point we had -- we had tiled the Kennedy Lateral. We had sewer mains and hydrants in, so -- and I can show you a couple of pictures here as well. We had the roads and the residential areas cut earlier this year. So, this is not a situation where nothing's gone on out there, 19 Meridian Planning&Zoning Commission September 19,2024 Page 16 of 48 it's a situation where Meridian has a very restrictive code and one that if you are not used to it you wouldn't expect that -- if you have done this much work that you need to go renew your conditional use permit and Meridian's code is unique. So, Boise's code says that you have to initiate construction of the improvements, including installation of utilities, which is a -- I think a more reasonable standard. Nampa's you have to have a permit for alteration of the site, whereas Meridian says you have got to have a building permit and start construction of the footings. So, at the point this came up we already had our building permits in. Staff was under review of our building permits. The two year issue got flagged. Kurt and I arm wrestled for like two weeks over whether we really actually had to do this or not, but we ultimately decided to go ahead and follow staff's direction on this. So, we did resubmit. It is the same project with updates to match your updates to the multi-family codes. There is really -- we have no concerns with the staff report. So, I just wanted to give you guys a little background as to -- as to why we are here. Any other questions? Lorcher: Commissioners, do we have any questions for the applicant? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yeah. I guess the question for staff regarding to that. First of all, I was going to say surprising seeing you for something that's so simple, but I guess it's not. You know, all the complex stuff is already happening. Clark: It's usually hard when I'm like -- Smith: Yeah. Usually it's got be thorny -- something to wrestle with here. Clark: My reputation proceeds me. Smith: It just -- it just means they trust you with the -- with the hard ones. Clark: Yeah. Smith: Now, my question, I guess, is -- is for Bill -- or for staff, just -- I guess speaking to just for curiosity sake, is there -- is that an intention for how the code is operating or is that more of -- maybe for Kurt as well. Or is that a byproduct of, you know, the footing specific -- or versus improvements? Is that maybe something in the language that wasn't intended to be marked out like so specifically? I guess could you talk to -- to why the code is a little different in Meridian versus other surrounding cities? Parsons: Chair, Members of the Commission, it's -- it's like anything. You have ten jurisdictions, you have ten different interpretations or ten different codes. It's -- I didn't know that was the case. I mean Hethe and I arm wrestled over the topic, too, so it wasn't just Kurt, but, essentially, in our world we want to see progress. I don't disagree F20] Meridian Planning&Zoning Commission September 19,2024 Page 17 of 48 with the applicant that when you commence with the subdivision it makes sense that you are commencing with development, but in this particular case the CUP was for a very specific use and that's -- and when you go to the code and you look up the requirements for -- and in the code there is very specific time requirements for a plat and a conditional use permit and so this was the case where we kind of drew the line and said, well, yes, we understand what you are saying, but one relates to the plat and the other one relates to the conditional use permit. So, in our minds the CUP set the standard for the use and, therefore, you had to have an active building permit and have permanent footings in the ground -- meaning a foundation for at least one of those structures and that's where we landed. So, really, it wasn't an oversight or anything, it's always been like that ever since I have been with the city and the code was enacted in 2005. So, it's nothing new to staff. We understand it, but not everyone knows that requirement, especially when it's concurrent with a plat. Clark: And I agree that that is the language for the conditional use permit. The reason I pointed out Boise and Nampa was just to explain that if you are not used to that kind of technicality in the Meridian language you could get tripped on it pretty easily, especially if you do work in other jurisdictions. Smith: Thank you. Just curiosity. Thank you. Lorcher: Thank you very much -- oh. Starman: Madam Chair and Commissioner Smith, I would just had two -- two additional thoughts. Both are in concert with this, but the first is as you are aware, you know, from time to time -- usually about twice per year, but sometimes once per year Planning staff in particular will look at code changes. So, if this is a topic of interest to you, it's something that could be evaluated as we look at UDC updates, where we just completed one, so we are not going to do it now for another six to 12 months, but it's something you can consider -- or staff can consider as well next time you do so. The other thing I was going to mention is that -- and I understand Mr. -- Mr. Clark's comments one hundred percent. One thing I would mention, though, is that really the -- if you are not aware of the deadline, this is not very helpful, but if you are aware of the deadline the process for an extension is -- is pretty streamlined and straightforward. It's a director determination. It's a very quick and easy process to have the CUP extended. So, it's not difficult to extend, but if you are not aware of the deadline that's a whole different issue and I'm empathetic with the -- with the applicant's situation here. I think this was an -- you know, it's an innocent mistake and oversight and certainly it's a high quality project and deserves your consideration. Lorcher: Thank you. Okay. We will see if there is any public testimony. Thank you. Clark: Thank you. Lorcher: Madam Clerk, is there anybody signed up for testimony? F21 Meridian Planning&Zoning Commission September 19,2024 Page 18 of 48 Lomeli: Madam Chair, no one signed up for testimony. We did receive an e-mail at about 4:56 that has been handed out to each of the Commissioners for review. Lorcher: Has the applicant -- are you aware of this? A concerned citizen. The comments are: In addition to the overwhelming strain to our existing infrastructure, particularly on Ten Mile, this development will also place a heavy burden on our local parks and schools. These facilities are already at capacity. The influx of residents from 500 plus unit development will further exasperate overcrowding and limit access for current residents. I'm not going to read this whole thing. They believe that there is a more reasonable sustainable approach that would reduce the number of units proposed for Outer Banks. Having the number of units significantly mitigate the negative impacts on traffic infrastructure, parks, schools while still providing much needed boost to our local economy and the citizen would like us to consider those concerns when we make our decision. Are there any other -- anybody else signed up? Would you like to address that at all? Starman: Madam Chair, as Mr. Clark comes to the podium, I just -- we have had this discussion for other applications. I will just mention briefly that this project has most of its entitlements in place, including a development agreement. So, this is not really a question of whether or not this project will move forward or not, it's -- it's what conditions might be appropriate given the size and magnitude and the particular nuances of the project. But this project is -- is -- has most of its entitlements already. Clark: Madam Chair, Hethe Clark. 251 East Front Street. I agree with Mr. Starman and won't belabor that point, other than just to say that the traffic impacts were studied at the time. We had -- speaking of arm wrestling, we had a lot of arm wrestling at that point with -- with ACHD to make sure that this was designed appropriately and had the appropriate accesses. You have updated letters from the school district and I would just also point out that with your multi-family standards, the changes that you have made, the additional open space, all these things that you have required, we have bumped everything up beyond what was already an above and beyond application. So, we -- we anticipate that most of those things are going to be handled on site and I think that when folks see this thing built -- especially with the pathway along the Kennedy Lateral, it's just going to be a really cool amenity, very nice mixed-use project that's very consistent with the -- with what the Ten Mile Plan envisioned and with that I would just remind you of what Mr. Starman said, so -- Lorcher: All right. Thank you very much. Clark: Thanks. Lorcher: Can I get any other comments or close -- a motion to close the public hearing? Smith: So moved. Garrett: Second. F22] Meridian Planning&Zoning Commission September 19,2024 Page 19 of 48 Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? All right. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: So, Mr. Clark, I'm actually at the PMI Global Summit right now in LA, so I can't be there in person, but you will be happy to know there is a new measure of success for projects officially. It's no longer the typical three constraints of budget, schedule and scope, but, rather, a successful project is one that is worth the effort expended and I hope that's a yes for you. As far as the CUP, it was already approved. This seems to be more of a formality to keep it moving forward. Things look great. I think we should approve. Lorcher: Okay. Thank you very much. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I will echo the sentiments. I think, you know, the -- the public comment to me -- to me reads as someone who might be learning about this development recently and seeing it as something that is new, but this is -- is progressing along and when I first looked at it my first comment before realizing that this had already been progressing as well, this -- this looks really great. So, I'm excited to see this keep going forward and I fully support it as presented in the staff report. Lorcher: Okay. You want to put a motion with that? Smith: Sure. Yeah. After hearing all -- or after considering all staff, applicant and public testimony I move to approve File No. H-2024-0026 as presented in the staff report for the hearing date of September 19th, 2024, with no modifications. Sandoval: Second. Lorcher: It's been moved and second to approve Outer Banks conditional use permit. All those in favor say aye. Any opposed? All right. Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. Parsons: Madam Chair, before we -- we move on to the next item I just want to let the Commission know that the applicant for Pivot Point is stuck on the freeway and so we F23] Meridian Planning&Zoning Commission September 19,2024 Page 20 of 48 are asking if we could potentially swap Pivot Point project with the Meridian OZ project tonight. 8. Public Hearing for Meridian OZ (MCU-2024-0002) by Pivot North Design, located at 1475 E. Franklin Rd. A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R-40 zoning district. Lorcher: Is Meridian OZ here? That's you? Any objections from anyone? All right. Let's -- we can just switch; right? Okay. Well, then, we will go forward with Meridian -- I don't know if you pronounce it as OZ or O-Z -- for a conditional use permit modification for a multi-family development. We will begin with the staff report. Napoli: Sorry about that. Good evening, Madam Chair and Members of the Commission. Item No. 9 on the agenda is a modification to the conditional use permit for Meridian OZ. The applicant is requesting a modification to the approved conditional use permit to amend the bedroom counts, building elevations and site design for a multi-family development consisting of 36 dwelling units. The site consists of 2.39 acres of land, zoned R-40, located at 1475 East Franklin Road. As shown on the screen the current zoning is R-40, high density residential, and the FLUM designation is mixed-use community. Some brief history about the site. The first modification to the development agreement and CUP applications were approved for six -- were for a 60 unit multi-family development at a density of 25 units per acre. This project was denied by City Council due to the density not aligning with the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns. However, the applicant came back in the previous year, he was approved for a 36 unit multi-family development at a density of 15 units per acre. Access is proposed via South Locust Grove. No access is proposed or allowed via East Franklin Road. The applicant is proposing a change from the approved CUP, which allowed for 16 -- 36 two-bedroom apartments. The modification is proposing the bedroom count to be reduced to 18 one bedroom and 18 two-bedroom units. Additionally, the site was redesigned to reduce the building count from eight garden style apartments to three climate controlled apartment buildings. A total of 16,664 square feet of common open space is proposed when only 9,000 square feet is required. The redesign of the site has created more open space for the resident -- residents creating a more integrated project. The applicant is proposing the following amenities. An outdoor clubhouse, an enclosed bike storage, picnic area, pathway and bike repair station. The proposed amenities meet the minimum standards ensuring the development supports the quality of life, open space and recreational needs of the residents. The applicant has altered the building elevations to incorporate a mix of EFIS siding, mixed metal access -- mixed metals accents with a neutral color scheme throughout. The final design -- the final design for all structures are required to comply with the design standards in the Architectural Standards Manual. Staff is recommending approval with conditions. We did receive written testimony from the applicant Danielle Stehman and I will stand for questions. F24] Meridian Planning&Zoning Commission September 19,2024 Page 21 of 48 Lorcher: Would the applicant like to come forward? If you can state your name and address, again, for the record. Stehman: Yes. Danielle Stehman. Pivot North Design. 116 South 6th Street, Boise. Lorcher: Thank you. Stehman: And I had submitted a presentation for this one as well. Just some clarity of the design that Nick placed on the left was the previous proposal. The design you saw on the right is the current proposal. Thank you. Okay. So, thanks again for considering this application. Just some three dimensional views that were not submitted as -- as part of the application, but this is what we are thinking it would look like. You can see that it's a really challenging site to design. So, the original design was 60 units. The CUP modification application requests for a 36 unit and an even split of one and two- bedroom units. So, each of these three buildings has 12 units four per floor. Part of the modification that we would like to request is an increase in the maximum height. We are still within the maximum height per the UDC, but per the previous CUP that was capped and -- or a two story development. Okay. Just going through the site plan quickly. As Nick pointed out, we have the amenity building there in the center, a centralized common open space and, then, planting throughout. Ample parking, including guests and additional parking spaces beyond the guest parking. I think we would like to work with staff to understand where these future cross-access easements would be located and just understand the viability of neighboring sites that we can't control and, then, kind of their appetite for those easements. The main chunk that you see taken out of the site is an ACHD stormwater site. Quite well maintained I would say. Very nice to look at. Pleasant. That is fenced in. So, there is some stipulations where we would provide a more aesthetic fence at that boundary and, then, we are providing a pedestrian pathway that goes through the site and connects Locust Grove to Franklin Road. And some three dimensional renderings of the three buildings and, then, the proposed amenity space. This just highlights some of the areas that we will need to work with staff through for CZC, which includes some alternate compliance for some areas that are tough to place trees. As you can imagine the site has a lot of overlapping easements, building footprints, buffers. There is about eight property lines to -- to react to. So, we will work through that with Nick and we are in agreement with the conditions of the staff report. Okay. I wanted to point out that to the west there actually is already a buffer that's in the form of a very narrow parcel between our site and -- and the neighboring commercial site. So, that's something we can work through. Any questions? Lorcher: I have one. So, the ACHD storm drain. So, you had mentioned that you -- you were going to create a pathway through that or around it? Stehman: Around. So, that pathway would be on our site. That site is actually it's -- it's fenced in a way that suggests that ACHD does not want anyone in there; right? A liability. So, the -- the fence would be I think the goal is a replacement of that fence with a more aesthetic fence. I believe it's chain link right now. Right. With barbed wire at F25] Meridian Planning&Zoning Commission September 19,2024 Page 22 of 48 the top and -- yeah. So, we will have to work with ACHD and understand their security concerns and, then, aesthetic concerns of the city and our development. Lorcher: Okay. Thank you. Stehman: Yes. Lorcher: Commissioners, any other questions for the applicant? Smith: Madam Chair? Garrett: No. Lorcher: Commissioner Smith. Smith: One quick question for the applicant and/or staff. There was a letter submitted -- I believe looking at the map from the neighbor on the southern boundary. He is talking about the entrance would potentially block the infiltration ditch that helps storm water runoff from their property into the collection -- storm water collection. Just curious how that's being mitigated. Is that -- is that -- what's the standard practice? And I'm far from a storm water mitigation expert. I'm just curious about that. Stehman: Yeah. That's interesting. There is some challenging grading at that location. I will pull up the aerial. So, I think -- I can grab that cursor. The cursor reacts to my movement about five seconds after I move it. So, basically, where our parcel touches South Locust Grove Road there -- I think you are saying the owner to the south -- their drainage goes over that part of the site to get to the ACHD parcel. Smith: That is my understanding. Stehman: That's what it sounds like. So, we do have some proposed grading that keeps our drive aisle at a somewhat accessible slope. So, I would have to get with the civil engineers and convey that concern and we can certainly reach out to that property owner. Smith: Okay. Lorcher: Also -- and Fire was okay with only having one entrance off of Locust Grove or would they have access off of Franklin? Stehman: So, they would not have access off of Franklin. It would be through the site and we have a Fire -- a turnaround at that topmost inset for parking -- second from the top. You can see those -- Lorcher: Okay. 26 Meridian Planning&Zoning Commission September 19,2024 Page 23 of 48 Stehman: Yeah. I believe the Fire Department was -- was happy with the plan. Lorcher: It's a challenging site that is for sure. Stehman: It is. Lorcher: Especially with ACHD, you know, taking the middle; right? All right. Commissioners, any other questions for the applicant at this time? Garrett: Nope. Lorcher: All right. Thank you. Stehman: Thank you. Lorcher: Madam Clerk, do we have anybody signed up to testify? Lomeli: Madam Chair, we have a Lindsay Uachi signed up. I did see a Lindsay online. However -- oh, she is. Okay. She is here. Lorcher: Come on up. Hi. If you can state your name and address for the record, please. Uachi: Hi. I'm Lindsay Uachi and I live at 185 South Locust Grove. That's the property directly south. Lorcher: Okay. Uachi: So, I'm speaking first and foremost to ask why the planning staff has required the applicant to depict a cross-access walkway onto my private property. In the previous ones they required a closed vision fence, which was not required to be depicted at this time. I live steps away in that home alone by myself and now there will be a walkway going from the apartments to my home. Also it's flood irrigated and the irrigation will have nowhere to go once there is a driveway there. It's just going to puddle at the front end of the driveway. I could understand leaving space for cross- access in the future -- leaving the space for it, but depicting a walkway that literally walks onto my property feels very unsafe and intimidating. I read the conditions for approval and I do note that they say that they are required to have a fence and to put in trees every 25 feet. However, I have no reason to believe that's actually going to happen. Based on the property to myself, the industrial building being built and they were required to put up a closed vision fence. Instead of doing that they built -- they purchased the residential property that was between us, they ripped down all of the trees and the fencing that was on our property line and now it's fully exposed. So, right now I'm between a dirt lot and an industrial building and a vacant lot that will be apartments with a crosswalk to my house. So, none of the concerns that I had about these apartments the last four times that I have spoke have been addressed. There is F27] Meridian Planning&Zoning Commission September 19,2024 Page 24 of 48 still -- the -- even making it into my driveway, which is about 150 feet further south, it's -- it's a hard turn to make and I signal early and I slow as soon as I pass the light and still traffic will nearly rear end me a lot of the time. So, it's very dangerous. And now we are moving that up 150 feet and for all the residents of these apartment buildings it feels very unsafe. That was a point that I brought up and it's also the reason that the City Council had not approved this in the beginning. Now, I suppose it's just the same, but taller. We also have families surrounding a pond that's fenced in by barbed wire, so those are my concerns. So, if you do feel that -- and I understand that this corner needs to be developed. This is not the way though. But if you do feel that this is the way to move forward, if there is some way to at least ensure my safety during this. I have had the property on the market for a long time. I -- I see the writing on the wall, but right now it's not feasible to just leave. Lorcher: Okay. Uachi: Thank you. Lorcher: Thank you very much. Madam Clerk, anybody else signed up to testify? Lomeli: Madam Chair, no one else has signed up. Lorcher: Can the applicant come forward and address the concerns of your neighbor? Stehman: Thank you for -- for expressing those concerns. Our development team was not aware of those concerns. But I -- I do agree and, actually, the property to the south is technically I believe not incorporated into the City of Meridian. It's an Ada county jurisdiction. It's an RUT zone. So, I would question -- we are putting the cross-access easement in at the request of planning. I would question whether that's applicable when a property in the City of Meridian is adjacent to a non-city of Meridian parcel. So, perhaps that requirement could be removed from the south property line. Give some assurance, you know, for those comments. I think they are very valid comments. Lorcher: And, then, I think the other concern was the flooding. Stehman: Right. I think what we would like to do is exchange information and work with our civil engineers on how we can address that, because, obviously, that -- that will be a problem for our site as well. That will need to addressed in terms of drainage. Lorcher: Okay. I think those were the two. The cross-access. The flooding. Garrett: The trees. Lorcher: And the -- well, the trees are on the south side of the property on the industrial. So, it's actually at the other end. But you have a landscape plan that would create a buffer for the south -- for the parcel south of you; correct? F28] Meridian Planning&Zoning Commission September 19,2024 Page 25 of 48 Stehman: Right. And my understanding is that the planting requirements are a condition of the CUP modification. So, I think we can all be assured that we will be required to comply with the trees. Lorcher: Okay. Commissioners, do you have any other questions for the applicant before we close the public hearing? Garrett: No. I think the other person's comments were very valid and I think they have to be addressed. I think you are going to have to go back and look at that flooding issue and also that crosswalk onto her property. Stehman: My understanding is we are removing the crosswalk requirement. Is that the consensus? Napoli: So, you know, as far as with -- on the site, what we had originally liked to see is actually have the cross-access moved closer to Locust Grove and not where it is shown on this current site plan. Danielle actually did send me an updated plan this afternoon that is actually showing it moved closer to Locust Grove. It's not quite exactly where staff would like to see it, but we do know that there is some grading issues out here. So, staff is definitely amenable to working with the applicant to make some changes to the site. You know, as far as the sidewalk itself there is no actual sidewalk going on to the southern property. It's just stubbed to it for future development, because that property will redevelop in the future. But I totally understand the concerns and I definitely think staff would be amenable to moving it closer to Locust Grove or at this time just, you know, not requiring it. I think that if that's the way that the Commission would like the rule, I think staff would be in favor of that. Lorcher: Okay. All right. Thank you very much. Stehman: Thank you. Lorcher: May I have a motion to close the public hearing, please? Smith: So moved. Garrett: Second. Lorcher: It's been moved and second to close the public hearing for File No. H-2024- 0002. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Smith: Madam Chair? Lorcher: Commissioner Smith. F29] Meridian Planning&Zoning Commission September 19,2024 Page 26 of 48 Smith: First off, I want to say -- so, I remember this last time this development came up and I believe I voted to approve it with a lot of heartburn. This looks so much better. I think it -- there are some things we need to iron out, but -- but I -- I -- I'm very happy about this. Regarding the crosswalk, question for staff, regarding language -- or regarding kind of I guess what would -- what we would do -- would the preferable approach to be if we wanted to not require the crosswalk at this time would it be to not require that, but still require some easement for a future crosswalk once that property is developed or what would be the best way to protect the current resident to the south while still maintaining that optionality for future development? Napoli: So, yeah, you know, as far as with that -- the reason we are requiring it now is because if we don't get it now there is no point in the future that we could require it to be reciprocated. I think that staff-- you know, as far as the crosswalk, the actual walkway I don't think is, you know, something that is as important as vehicular cross-access to the south -- is really what we would like to see, because if -- when that property to the south does redevelop they are probably going to share an access ideally in a perfect world, that's what we would like to see and that's probably what Ada County Highway District would like to see. You know, as far as where it's located on the site, like I said earlier, you know, I think that we could potentially require an easement and not actually have the crosswalk. I think that's something we can work with the applicant on, if the applicant's willing to, you know, make those changes and if that's something that the Commission would like to see I definitely think we can work on an easement or something along those lines moving it closer to Locust Grove to create, you know, what the request of the citizen is. I definitely think that that would be a way to -- if that's the way to make her feel safer and all of that, I think that that's a great solution here and staff would definitely be able to work with the applicant to make that happen. Parsons: So, Madam Chair, Members of the Commission, just put a finer point on some of the -- the concerns that I heard. So, the resident that testified is accurate, the property -- both the applicant and the -- the resident is accurate. So, the adjacent property is currently in the county, but has a mixed-use community designation. So, if and when it comes into the city it will have to come in with some kind of nonresidential use on it. The current owner is the owner of the industrial property to the -- to the south and they -- they built their big warehouse a few years ago and they had met with staff a year or so ago to do a flex space building on that site. So, that's why the trees in the buffer -- they were eliminated, because they own the property now and so they didn't have to buffer themselves from the residential use, because now they control the use. So, that's where -- why that change had occurred. The other thing is the residence property is also mixed-use community and we tried to integrate those uses per the Comprehensive Plan. Understanding there is some challenges here, don't know what the vision is for her property in the future. That's kind of the chicken and the egg; right? What comes first. We are dealt with R-40 -- R-40 zoning that was put in in 1999 and we are trying to work -- and ACHD bought a majority of the property and left this weird odd- shaped piece, but I think there is some valid points here tonight. I think the applicant should work with the adjacent property owner. That water is going to have to go somewhere and they need to work that out. That's just state law. She is going to have 30 Meridian Planning&Zoning Commission September 19,2024 Page 27 of 48 to have water go to her. She is going to have to have water leave her property. So, that's going to be well documented and protected by state law. So, I think that's in their best interest to do that, but we don't really have flexibility as to cross-access with the adjacent property. No one is going to encroach on her property it's just stubbing to her property. So, if and when that property is sold, bought or she decides to develop it with a commercial use, they will limit access or try to have a better -- you know, consolidate accesses to Locust Grove because it -- it is a major arterial. So, we are trying to get all of those properties to integrate with one another in the future. We are not there yet, we still have two missing pieces, but we have to do something with this piece to facilitate something in the future. Again if that property to the south redevelops from the multi- family and they can work out another agreement and build a different access in the future, I think that's a -- that's an amenable situation long term, but right now ACHD has said the only access to this property is Locust Grove and it's going to be right-in, right- out and nothing else on Franklin. So, we are kind of dealt with the cards that we have. We did assure that the fencing got put in. I remember that being part of the topic of discussion last hearing. So, I made sure -- Nick and I included that requirement and have that landscaping, because we -- and make sure the trash enclosure was not there either. So, we will ensure a lot of those things, but in order to minimize our impact to the adjacent neighbors we really do want that access closer to Locust Grove, at least that cross-access away from that -- or even the pedestrian connection in the future in that location farther away from the residence until a later date -- or until she decides to do what she wants to do and maybe the new owners can work with the apartment owner and they can figure out a better situation. But right now we have what we have in front of us tonight. We have an active application and we have someone that has some concerns and I think they are valid as well. So, whatever we can do to try to improve those things I think it -- it's a good idea. But we can't just eliminate them. Lorcher: Correct. Okay. So, I guess I -- I need a better definition of what cross-access is, because I'm kind of envisioning -- you come in off of Locust Grove, you can turn left into her place or you turn right into the apartment complex. So, how is there going to be a barrier so that she has access to be able to get back on Locust Grove, but the people within that community don't? Is there like a big red and white sign that says for future land -- or for future expansion? I mean as a homeowner the last thing you want to feel is like you are being kicked out of your house; right? And with the property south of you being industrial and now you have got a multi-family on the other side, you are like a little guy right in between and I don't know your situation, this could be a family home, you might -- you know, your grandmother had it or you plan to keep in the family, you are going to be an island among all of these things and you want to keep your space the way it is until you are ready to go. So, for the city's portion of it when you say cross- access and -- and limiting that, what does that look like? Parsons: Yeah. Chair, Members of the Commission, the goal is -- if Nick can pull up the site plan. The perfect scenario is they would split an access right on the property line, but we don't have that situation here unless they can reach that agreement with this property owner. So, again, the resident won't lose their access to her property until she comes in and annexes in and we evaluate her development for her property, her 31 Meridian Planning&Zoning Commission September 19,2024 Page 28 of 48 development they -- they bring forward. So, really, the intent is whoever in the future -- the apartments will have a right-in, right-out on Locust Grove and, then, basically, right where their -- their first parking area is, that driveway will stub right to her property. That's it. That's all that's going to be required. Lorcher: But there will be a barrier, so nobody can go through. Parsons: Correct. That won't be -- no one's accessing it or using it until such time as it's reciprocated and that property comes in and annexes into the city and, then, at that point maybe both of these property owners say we don't like this, we need to get full access to these apartments and maybe they go farther -- they go deeper -- farther east -- south on Locust Grove and -- and build another access that everybody else is more beneficial to all of the properties along Locust Grove there. We just don't know at this point. But setting it up and minimizing the impact for the residents in the future makes a lot of sense. So, the closer we could get that access than that shared access to this property -- or to her property makes a lot of sense, because that way we won't have potential commercial or flex space traffic driving through an apartment complex. Lorcher: Right. Yeah. Parsons: We don't want that. Lorcher: Driving through her driveway just to cut through. Parsons: Yes. Exactly. Lorcher: Okay. All right. Thank you. Commissioners, any other comments? Did we close the public hearing? Where -- I don't know. Where am I at? Do you remember? Starman: I will defer to Madam Clerk. I believe we did close the hearing, but -- Lorcher: We closed the public hearing? Okay. All right. So, we are deliberating. That's where we are at. Okay. Sorry about that. Got caught up in the weeds there for a second. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I guess -- I guess the -- I like the -- the approach of ensuring there is a barrier that no one's going to be turning on -- onto that southern lot. I'm still a little stuck on the crosswalk. It's -- it seems like we are at a spot where -- like it would be nice to have it, but we don't really need it right now, but we -- you know, in order to make sure it happens it's got to happen, I just -- I guess I'm struggling with the idea of like -- I don't really love the idea of putting it directly next to Locust Grove where there is a crosswalk where people feel protected when you are right next to a turn. You know, maybe it 32 Meridian Planning&Zoning Commission September 19,2024 Page 29 of 48 would be nicer to move it further toward Locust Grove, but not immediately adjacent. But that still I think doesn't address the issue of people feel like they can now walk south onto the property. So, I -- I -- I guess I'm at a bit of a stuck spot. I guess what would be helpful to me here -- because I -- from my perspective I -- I don't think I can support that crosswalk right there. So, the question is what is the least damaging thing we can do here? Is it not requiring that crosswalk? Is it -- you know, we -- we can't -- we can't ask for them to do it in five years. You know, what -- what is the -- I guess if you have any thoughts this is -- I know there is no real like code based thing, but I guess in your professional experience what -- is there something we can do here to try to provide for that crosswalk access in the future without, you know, making this southern resident feel unsafe and it seems like the answer might not be what I want it to be, but -- just throwing up a prayer right now. Starman: So, Madam Chair and Members of the Commission, just a little bit outside of my area of expertise, but I guess I just -- maybe a similar comment to what we are talking about with regard to the cross-access easement for vehicular traffic, you know, a similar solution might be -- might be applicable to the -- the walkway as well where you -- because as already mentioned, if we don't -- if we don't obtain the easement and the improvements now we don't have a tool to obtain that walkway later, but you could -- just as we talked about for cross-access for vehicles, you can put a barrier at the end of the sidewalk as well to make it very clear to anybody that, you know, the sidewalk ends at this point and, you know, do not proceed past this point. So, there is probably some visual barriers that could be installed that would give visual clues to people that they should not proceed past that point. That's a thought. Madam Chair and Members, as you kind of contemplate this and deliberate, also two other thoughts out there just as you consider this topic. One is you may want to consider maybe a ten minute break and allow the applicant to chat with the neighbor and they may be able to, you know, bring back something in ten minutes or -- would be one thought. Another thought was if you don't feel like you have enough information or you need to -- you need to think about this more to craft an appropriate condition, it's your prerogative to continue the hearing as well. If you need two more weeks to allow the applicant and others to -- and staff to give more thought to this that's an option is to reopen the public hearing, continue it for two weeks and take it up when additional information is available. Garrett: I would like to ask a question. Do you think it's possible tonight if you had any exchange of information that it might be helpful or would two weeks be better? Starman: And so Madam -- Madam Chair, I think if we are going to ask the applicant and perhaps the adjoining property owner for input like that you -- I'm going to recommend that you reopen the public hearing just to get that on the record. So, if we are going to have a dialogue we ought to reopen the public hearing and -- and put that on the record as such. Smith: Madam Chair? Lorcher: Commissioner Smith. F33] Meridian Planning&Zoning Commission September 19,2024 Page 30 of 48 Smith: Move to reopen a public hearing. Move to reopen the public hearing. Garrett: Second. Lorcher: It's been moved and second to reopen the public hearing. All those in favor say aye. Any opposed? All right. Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Would the applicant, please, come forward again. Stehman: Do you need me to state name and -- Lorcher: No. I think we are -- we are good. So, the concerns from the neighbor is flooding and cross-access for both pedestrian and vehicle. The city wants those stubbed in, because the entire street is going to have cross-access someday and maybe never if she decides not to move, but, you know, to have that infrastructure and now. So, what I -- you might not be in a position to be able to answer some of these, because you mentioned that you have to talk to a civil engineer, but any quick thoughts about how you might be able to be a good neighbor to the property owner to the south? Stehman: Yeah. I do. I think -- I think there are mutual concerns from both. I -- I don't want residents from this property encroaching or -- or even providing a threatening presence, anything like that. I think what we would like to do if -- if the neighbor is amenable -- is to work to understand how do we provide an appropriate degree of security with a fence, with plantings per the -- the perimeter buffer requirements that are in that condition anyway. We -- honestly, as a design team the cross-access easement doesn't make sense to us, so I would love that requirement removed honestly. I think if it helps in the future to promote the neighboring site as far as access and developability, because it is on the market, I think we can work together to move the vehicular cross- access easement closer to Locust Grove, but we need to look at that in combination with the grading. So, I don't have a solution that I can tell you one hundred percent would work with grading and drainage and vehicular movement, but I think if you can craft a condition that's where both -- I don't want to speak on behalf of someone else, but I think that's where both parties would be okay and we can certainly work on -- on what the fence and what the screening is. I'm not sure how you condition, you know, a mutual working together with a neighbor, you know, in your report, but it's -- it's my intention to -- to do that. Lorcher: Okay. Commissioners, any other questions for the applicant? Garrett: No. Smith: Madam Chair? Lorcher: Commissioner Smith. 34 Meridian Planning&Zoning Commission September 19,2024 Page 31 of 48 Smith: Thank you. So -- and I will -- I will -- I will let staff also comment on this. Correct me if I'm wrong. From the past I have been told that, you know, it's hard to condition working together on something and so to my mind what seems more appropriate and -- and this is a question if this is amenable or if we are -- yeah. If it's feasible is to continue to the next meeting for the explicit purpose of addressing that southern boundary. I feel like that could allow you -- that could allow you, the applicant, the southern neighbor, staff, to all kind of hopefully find time to work together to address those concerns ideally in the next two weeks and, then, come back and present just on that specific issue. Would that be amenable? Would that be -- is that feasible on your timelines? Does that seem like something that could be addressed in the two weeks? Stehman: I would like to confer with a couple in the audience, is that acceptable? Lorcher: Kurt, we invited the applicant to come forward again, but we traditionally do not allow public testimony again. Because we have opened the public hearing what's the protocol here? Starman: And, Madam Chair, so we have reopened the public hearing. As you mentioned our typical process and we -- our notices say as much as we allow the applicant to testify first. We allow public testimony. We allow the applicant to provide final comments and rebuttal. That's our guidelines so to speak. But as chairperson you have some discretion, so if you wish to reopen or -- or speak or hear from the southern property owner that is your prerogative as chair. You are not required to do so, but you are -- you may as chairperson. Lorcher: Would you like to come back up and make any other comments? Uachi: Lindsay Uachi at 185 South Locust Grove. I don't think any amount of talking between me and the applicant is going to make a difference. Me and the applicant are both in agreement that we don't want the crosswalk there. So, the conversation that needs to happen is not between me and the applicant. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Do you believe that if this were continued that conversation potential between the applicant and staff could help resolve some of those concerns or address those concerns? Uachi: I can't speak on behalf of the staff and the applicant. Smith: That's -- I guess I will rephrase. Is that -- when you say the conversation doesn't need to happen between you and the applicant, is that the conversation that you imagined as the alternative likely happen -- and you don't have to -- 35 Meridian Planning&Zoning Commission September 19,2024 Page 32 of 48 Uachi: What I'm saying is me and the applicant are already in agreement that the crosswalk should not be there. I don't know if any of you have older children, but if you have a crosswalk that leads to a fence the kids will say, oh, yea, this is fun, let's try to jump the fence right here and putting just a visual boundary is a joke and it doesn't matter at what point you put it, I just have a pasture in front of my house. It does not provide any protection at any point. Lorcher: Okay. Thank you. Uachi: Thank you. Starman: Madam Chair, Members of the Commission, I want to go back about five minutes in the conversation and ask Mr. Parsons to correct me if I misspeak, but there was some discussion amongst the Commissioners about -- it's difficult to Commission -- or to condition someone to say you -- you shall work with your neighbor and I would agree with that one hundred percent. This is a modified conditional use permit. I read the code as you are the decision making body. I think Mr. Parsons is in agreement. So, I would -- I would -- my recommendation to you is that, you know, try to make your conditions as clear and explicit as you can. I know it's a difficult task here, but, you know, a condition that says you will work with your neighbor and try to find a solution is really not enforceable and you really ought to make your conditions clear and so they can be easily understood and they can be complied with and, then, since you are the decision making body here, this won't -- there won't be an opportunity for the City Council to do something more with that. You will -- whatever you decide upon now or at a different meeting that will -- that will be the final outcome. Lorcher: Okay. Can I get a motion to close the public hearing, please? Smith: So moved. Garrett: Second. Lorcher: It's been moved and seconded to close the public hearing. I have a quick question for staff. So, let's pretend we are in the -- the way future and she mentioned that her parcel is up for sale and you have conditioned that to be cross-access and mostly -- most likely commercial. Can -- can you require that -- that developer or property owner to do the cross-access at that time at the future development, as opposed to the current development? Because you said you had no way of enforcing it if we don't do it now. Napoli: That is correct. So, it has to be reciprocal between the two parties and since this is the property that's redeveloping currently they would need to establish that cross- access, so in the future we can enforce it on the property to the south as well to reciprocate that cross-access. So, there is a cross-access agreement between the two property owners. That is correct. 36 Meridian Planning&Zoning Commission September 19,2024 Page 33 of 48 Parsons: Let me -- Madam Chair, Members of the Commission, let me look up code real quick and, then, circle back with you. I -- so for -- Nick is absolutely correct, if -- with this -- with this CUP we have to get cross-access from the applicant or that owner. When she develops or whoever develops the property adjacent reciprocates or it -- it's done that way. In this case I don't know how much reciprocation is going to, because all the access is on this property. So, basically, this property owner is giving them the right to use the -- or the multi-family property owners access point unless they work something out and they move it and they share it on the property line in the future, which is yet to be known yet. But in our landscape ordinance there is a requirement for commercial developments to provide access -- pedestrian access to residential developments. So, that's where I want to try to see if we can -- see how the -- the -- the code can work at least on the crosswalk here and see if we can get something from that property in the future. So, bear with me here as I look through code. So, yes, I did find it. So, under UDC 3B-9C-3 it states: Pedestrian access and so landscape buffers shall facilitate safe pedestrian access from residential development to abutting commercial districts and vice-versa. So, that's really where we are landing on this. It's -- one, it's mixed-use and, two, that could be commercial. It could be residential. It's mixed-use community. There is -- we just don't know what that is and I do want to be unsympathetic to the neighbor, but that's what we are doing, we are reciprocating it here now and, then, hopefully, in the future, if that is commercial or some other residential development, it can -- they can move back and forth between the adjacent properties and have that connectivity. I'm hoping something will go in there that can serve everything in the area. It would be kind of nice if we are doing that residential and have the industrial, be nice to get some employment there or some retail or something on that site for residents that are living there, but -- Lorcher: Do we have -- do we have a better visual of what that would look like? I guess that's where I'm kind of stuck. I mean I -- I know -- I know the area and I'm familiar with ACHD's storm drain on the corner and this is like a weird L, so I get that part, too. And your -- in your PowerPoint, Nick, do you have any other visuals of the overhead of an actual -- Parsons: Madam Chair, Members of the Commission, we will pull up Google Maps and maybe do street view and see -- so you can kind of see the lay of the land and the topography there. May be helpful. While Nick's pulling that up for you I would -- I dealt with a similar situation off of Fairview where there was a flex building that was constructed and right behind it was a county subdivision and staff had required the sidewalk to connect into the -- the neighborhood. In that particular situation we put up a gate and a lock and locked it off until such time as something happens in that residential development. So, just want you to know there are ways to try to minimize that or -- or -- I realize kids will be kids or people aren't always respectful, but, again, I think there is some latitude that the Commission can put some safeguards in place to at least hope minimize the impact of the adjacent residents. F37] Meridian Planning&Zoning Commission September 19,2024 Page 34 of 48 Lorcher: Okay. So, based on this map that we are looking at I see the driveway for the property off of Locust Grove and, then, there is one to the south of it. So -- oh. Or is -- is your house the one all the way in the way back? The little gray one? Starman: Madam Chair, I think if we are going to -- if we are going to like have a dialogue like that we will have to ask the -- you don't have to go back in time, but on a going forward basis if we are going to have, you know, questions of-- Lorcher: Right. Starman: -- we should have the person to go to the podium. Lorcher: Okay. So, there is already a sidewalk on Locust Grove that goes the extent of the street. So, regardless, that's public access anyway. What we are discussing here is making sure that nobody goes into this pasture area where the subdivision is. Is that right? But the driveway -- the -- the city is proposing is north of that driveway; correct? Napoli: That is correct. Where my cursor is at is a rough proposed driveway for this multi-family development. Lorcher: Okay. And, then, what was proposed on that southern border of the subdivision that abuts the property to the south? Was that landscaping? Napoli: Madam Chair, yes, there was landscaping, as well as in my conditions of approval it does say depict a six foot closed vision fence on that southern border between the multi-family development and the current residence. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I wonder if some of this could be addressed by -- I don't know that the design -- is there a higher fence, like eight, ten? I know -- again, that's not -- I -- I don't want to over correct around -- like super small exception -- exceptional circumstances, but reducing the thought of, yeah, some -- some kid thinking I will just go climb over the fence. Why not? If there is things we can do without going to the extent that ACHD has done with barbed wire or things like that? Are there -- is there -- is there other fencing we could use -- or we could require that's aligned to the standards that could create a greater barrier that is more difficult to overcome? Napoli: Madam Chair, Commissioner Smith, as far as -- because this property is zoned R-40, which is residential, six feet is the maximum height -- our fence height allowance in our residential districts. That's across all the residential districts. You know, as far as an alternative fencing, you know, I just -- I left it as a six foot closed vision fence on that southern boundary. You know, I think that there is potentially some additional barriers or additional landscaping that could be put into further deter that. I know that that F38] Meridian Planning&Zoning Commission September 19,2024 Page 35 of 48 landscape -- landscaping between that drive aisle and that southern boundary I believe is only five feet. So, there is not a lot of room, you know, to put additional landscaping. I think that there is potential to put an additional barrier in front of the fence, you know, in the meantime until the southern property does redevelop at that time. You know, that -- but as far as going additional height or, you know, putting barbed wire or something on top of the fence, that is not something that our code would support, you know, for the residential use. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Is that the same maximum height for mixed-use as it is for residential? Napoli: Madam Chair, Commissioner Smith, as far as -- for that is because the zoning is R-40 it's currently zoned R-40 on that multi-family property, it is still considered residential at this time, because some commercial users do allow for an eight foot fence, so, you know, if in the future that property to the south did redevelop there could be potential for allowance to allow for an eight -- a higher fence, but, you know, as it currently sits, because they are even -- though one of them is in Ada county it is residential. We can't allow for additional height on that fence. That's correct. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Kurt, again, I'm wish casting here -- is -- because -- it feels to me -- I guess her -- here is the dilemma that I have. It feels to me that we are saying on one hand, well, it's abutted to mixed use. So, we have to kind of act as if this kind of is a transitional space to the mixed use. On the other hand, it's in R-40, so we can't create barriers that might be more appropriate in some mixed-use areas, because it's still an R-40. Is -- is there any room in the code or -- or any room that you can imagine that could allow us to increase the size of that barrier, because we are effectively treating it as almost a sliver of mixed-use, because of the -- the code requirement to allow that -- that access southbound. It -- it seems like we are just -- there is a dissonance there that I'm trying to -- trying to solve for and I don't know if there is -- if there is any room in the code that can -- in -- any kind of situations where there is that disconnect. Parsons: Madam Chair, I'm happy to take that question for you. So, yes, there is a mechanism in code to get a taller fence called alternative compliance. So, they could request -- you could add that as a condition for them to submit alternative compliance and go eight feet. The other idea that I had is -- I certainly want to respect connectivity -- vehicular and pedestrian connectivity per the comp plan and the code. But in speaking with the applicant there may be a win for both of us. Looking at the aerial there is an attached sidewalk on Locust Grove. Under new ACHD requirements we usually don't want applicants to rip out good sidewalks. Seems counterproductive; 39 Meridian Planning&Zoning Commission September 19,2024 Page 36 of 48 right? It works. It functions. But in this case if we truly want mixed-use and the pedestrian connectivity is the issue, rather than having the pathway on the internal of the site, why not just have the applicant widen the sidewalk to ten feet on Locust Grove and make a nexus that they are integrating that way, because now they are kind of having dual -- dual facilities, like ACHD's allowed. So, I think that may be a way to go either ALT to allow for a taller fence or have the applicant replace the existing sidewalk on Locust Grove with a ten foot pathway slash sidewalk and that would be extended when the adjacent properties develop as well. Just a thought there for you. But I think that kind of gets you a win-win, not -- not necessarily internal and gives the resident some -- some hope that she doesn't have to have a pathway stubbed to a fence, but still have that facility along the road and still tie in at some future date. Just something to think about for you. Lorcher: Yeah. That -- that's a huge expense for the applicant and it would be -- it wouldn't be consistent, because you would only have their portion of Locust Grove to be a ten foot pathway, then, we go back down to whatever it is, five or six feet. But -- I mean what the applicant is proposing is a six foot fence between the southern boundary of the property with landscaping, which would not only limit the -- it won't limit the visual completely, because it's a two-story building, but it would definitely be a buffer and, you know, honestly, if there is future -- like the signs that say, you know, future whatever. I mean you are creating -- you are creating -- what the applicant is suggesting is already creating a barrier, but planning for long-term future at the same time. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I think where -- where I get held up a little bit is in my mind -- and staff can correct me if I'm wrong -- an easement or a stub for a future cross-access would preclude landscaping, like a tree getting in the way, because you would naturally not want to have to dig up a tree. Lorcher: But there would still be a fence. Smith: Yeah. There would still be a fence. I think the -- the concern, though, is -- is the limitation that fence could provide given other indicators, like the crosswalk and things like that, that might indicate that there is passage to that side. So, I think we are -- we are at the end of the day -- I think where I'm at is it seems like there are a lot of solutions that get us kind of close, but a lot of them are mutually exclusive. Where I'm at is -- is I would -- I would honestly like to see this continued to give the applicant and staff time to to figure out what's best for them, whether that is widening to ten foot, if even if that is an expense that they -- that they want to take or if that's, you know, some alternative compliance or something like that. It feels like this is -- it seems like we are like 99 percent there, just this last one percent we just need a little extra time to consider options and decide what's the best. That's my perspective. I don't know if -- if the Commission wants to move on this I'm -- 40 Meridian Planning&Zoning Commission September 19,2024 Page 37 of 48 Lorcher: Well, we are the deciding body on this; correct, Kurt? Starman: Yes, Madam Chairman. That's correct. Lorcher: So, it doesn't go forward to City Council. So, if we deny it, then, they don't get anything. If we approve it we can put conditions on it. I'm not sure if continuing it would change anything. I guess I would like to hear from other Commissioners of what you would like to do. Garrett: I think maybe a continuance for two weeks. Lorcher: Commissioner Sandoval? Sandoval: Madam Chair, so they have already presented the applicant a more efficient design. They reduced the amount of buildings. Less shalls. That's just going to be good. They increased the open space. You know, pushing this another two weeks or forcing them to put a higher fence in or a wider sidewalk, I just -- I just don't think it's right. I think they have already come up in a lot of ways and made the space better than it was. So, putting more limitations on them I just don't feel it's appropriate. Now, my question for staff -- is that six foot fence -- are you talking about a vinyl fence or similar? Napoli: Madam Chair, Commissioner Sandoval, I left it open six foot closed vision fence. It doesn't necessarily have to be vinyl, but -- and I can't speak on behalf of the applicant, but typically, correct, six feet and vinyl is probably what I would say is the most popular here in the City of Meridian. But, correct, I did not specify the material. It just needs to be a closed vision six foot fence. Sandoval: Okay. My opinion is we should approve the CUP as it is -- or the modified -- maybe with some more appropriate signage at the end of that sidewalk that just says no trespassing, you know, private property beyond this point. I would be comfortable with that. And we have six foot tall vinyl and wood fences all over that have the exact same purpose and, yeah, they are not a hundred percent effective, but they generally are pretty effective at what they do. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I -- I think -- I think where I'm at is -- I guess what -- what I'm struggling to -- to understand is the idea that this isn't going to change much. Regarding the application as a whole, sure, it's not going to change much, but it seems like in our discussion we have identified half dozen different steps, whether that's moving the crosswalk, alternative compliance, widening the sidewalk, any of these other things that the applicant could do in some -- and seemed, based on public testimony, to be interested potentially in eliminating some of those cross-access requirements due to it making less F41 Meridian Planning&Zoning Commission September 19,2024 Page 38 of 48 sense to them. So, it seems to me like in -- in -- on the whole I agree this is a great application and I would not be comfortable denying the application. However, it seems like we have some small changes that could go a very long way to ensuring that this development and this applicant is able to be the good neighbor that they clearly intend to be and so I guess that's where I'm -- I'm struggling with the idea that this wouldn't change much. In the past we have continued other applications for things like, you know, streamlining a -- a turnaround or an entrance-exit for -- for a driveway when the rest of the application seems very strong. So, I think that's where I'm at is, yeah, I don't think it's going to change much, but the small changes that it would make I think would go a long way to ensuring that southern property owner feels safe in her home, does not feel forced out of her home, while also ensuring that we have the ability to make this property connect with future developments as needed. So, I think that's just where I'm at. I ultimately support the overall application. I think there are just some -- some marginal issues that -- that need to be addressed before I'm comfortable casting an aye vote. Garrett: I support that view. Lorcher: So, Commissioner Smith, can you draw a motion? Smith: Yes, Madam Chair. And -- and we will -- we will -- I will shoot this one out and we will see -- Madam Chair, after considering all staff, applicant and public testimony, I move to continue file number -- make sure this is correct. Starman: Commissioner Smith, I'm sorry to interrupt, but I will have the -- have the Clerk correct me if I'm -- if I'm misremembering this, but I think we have closed the public hearing again. So, if the motion is going to be to continue we need to reopen the public hearing first, then, you can make your motion to continue. But I think we have closed the public hearing again. Yes? Lorcher: We have closed the public hearing. Starman: So, if you would make a motion first to reopen the public hearing and if you are -- if that motion is successful you, then, could entertain a continuance, but you need to reopen first, please. Smith: Thank you. Garrett: I move that we reopen the public hearing. Smith: Second. Lorcher: It's been moved and seconded to reopen the public hearing. All those in favor say aye. Sandoval: Nay. F42 Meridian Planning&Zoning Commission September 19,2024 Page 39 of 48 Lorcher: A no? Okay. So, we have opened the public hearing. MOTION CARRIED: THREE AYES. ONE NAY. THREE ABSENT. Lorcher: But don't we usually make motions during deliberation after the public hearing? Starman: Madam Chair, that's correct for typically if you are going to take action. In this instance -- this will be the exception in the sense that in this instance you are -- the action would be to continue the hearing. So, if the hearing's already been closed you can't continue it. So, we have to reopen it to continue it. So, I guess it will be the exception to the rule. Lorcher: All right. That's the rule. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering all staff, applicant, and public testimony I move to continue File No. MCU-2024-0001 to the hearing date -- apologies. That would -- Lorcher: Madam Clerk, do we have room on the next October. Lomeli: Madam Chair, yes. October 3rd would be the next Thursday we could continue this to. Smith: -- to the hearing date of October 3rd in order to allow the applicant, staff and the southern neighbor, as appropriate, to address whether a crosswalk is necessary at this time, to address other concerns regarding drainage and vehicular and pedestrian cross- access and to consider opportunities for alternative compliance or other means to address cross-access concerns as deemed appropriate by staff and the applicant. Garrett: Second that. Lorcher: It's been moved and seconded to continue the application for Item No. 2024- 0002. All those in favor say aye. And any no's? All right. Motion carries to continue to October 3rd. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Now, I close the public hearing; correct? So -- are we kind of done? Starman: I think by the -- by the fact that the -- the motions -- Lorcher: The motion's been done. F43] Meridian Planning&Zoning Commission September 19,2024 Page 40 of 48 Starman: -- the motion prevailed to continue the hearing, then, that is satisfactory. You can -- this item is concluded. You can move on to your last item tonight. Lorcher: Okay. All right. We have one item left. Commissioners, do we need to take a little break or do you want to keep going? You guys good? All right. We got one more. Garrett: Chair Woman, I would like to get up and just move around a little. Lorcher: All right. Let's take a five minute break and we will resume at 8:07. Thanks. (Recess: 8:02 p.m. to 8:07 p.m.) 9. Public Hearing for Pivot Point Subdivision (H-2024-0029) by KB Homes, generally located south of W. Pine Ave. and east of N. Black Cat Rd. A. Request: Annexation of 7.98 acres of land with R-8 zoning district B. Request: Preliminary Plat consisting of 41 building lots and, 10 common lots on 7.98 acres of land currently zoned RUT Lorcher: Okay. All right. Last application for the evening is Pivot Point Subdivision for annexation and preliminary plat for 41 building lots and ten common lots. We will begin with the staff report. Napoli: Thank you, Madam Chair and Commission. Item No. 8 on the agenda is an annexation, preliminary plat for Pivot Point Subdivision. The applicant is requesting annexation, zoning and preliminary plat to construct 41 single family homes with ten common lots on 7.9 acres at a gross density of three point -- 5.37 units per acre. The site consists of 7.98 acres of land, zoned -- currently zoned RUT in Ada county, located south of West Pine Avenue between North Black Cat Road and North Ten Mile Road. As shown on the screen, the current zoning is RUT and the FLUM designation is R-8 or medium density residential. Pivot Point currently neighbors three other R-8 developments, Chesterfield Subdivision to the east, Alexander Landing to the southwest and Horse Meadows Subdivision to the west. Alexander Landing and Horse Meadows Subdivision -- Subdivisions are both owned by KB Homes, which is the applicant on Pivot Point. Access is proposed via North Biltmore Avenue and West Quarter Horse Lane. Access off of West Pine Avenue via North Biltmore Avenue shall align with North Biltmore Avenue on the north side of Pine. ACHD found the alignment to not meet their policy and this shall be revised with the submission of the final plat. A minimum of 15 percent of qualified open space is required to be provided with this development. The applicant is proposing 1.24 acres of common open space for the development with 1.15 acres of this area as qualified open space, meeting the minimum requirements of 15 percent. There are two main open spaces proposed within Pivot Point. The linear open space along the Kennedy -- Kennedy Lateral and the open space located on Lot 19, Block 1. The largest central open space area is approximately 45,935 feet in size and is F44] Meridian Planning&Zoning Commission September 19,2024 Page 41 of 48 the largest usable open space within the project. Staff is recommending that Lot 2 of Block 1 as shown with the cursor on the screen is removed to create more integrated open space. The placement of Lot 2, Block 1, creates an isolated parcel that abuts open space, a gravel road and street landscape buffers. Additionally, the lot creates possible conflict points when having -- when having ingress and egress from -- for the property owner. Due to these concerns staff finds that UDC 11-3G-3-2B open space shall be accessible and well connected throughout the development is not being met. Additionally, staff is recommending the applicant provide a five foot paved micro- pathway in Lot 19 of Block 1 to provide a convenient access and pedestrian connectivity to Pine for the people living in the western portion of the subdivision. The property size of 7.9 acres -- 7.98 acres requires a minimum of two points for the amenities. The applicant is proposing the following amenities worth one point. An outdoor fire ring and the applicant is also proposing a pathway. However, the pathway does not meet the minimum requirement to qualify for a point. In order for the pathway to count towards the amenity it shall be paved and landscaped in accord with the UDC and connect to North Biltmore Avenue and West Pine Avenue. If the irrigation district does not allow for these improvements within the easement the applicant shall provide an additional qualifying amenity equal to one point or more with the final -- final plat application. I did talk with the applicant earlier today and she did notify me that they -- if they cannot do the pathway that they do have a tot lot that they will implement with the final plat to meet that minimum amenity requirement. So, 12 conceptual building elevations and floor plans were submitted to demonstrate what the future homes in the development will look like. Variations in one and two-story homes with two car garages are proposed. The submittal -- the submitted elevations depict a number of different architectural and design styles with field materials of lap siding, different color accents, roof profiles and various home style -- varying home styles. Staff finds these elevations to meet our architectural standard and follow the city's standards. Staff is recommending approval of this project. We did receive written -- three written testimony today. One from Karla Ehlers with concerns about traffic congestion, the density of the project being too high and schools being at capacity in the area. Kathy Gallentine also had similar concerns with traffic and congestion on Pine and Black Cat. The density of this development being too high for the neighborhood and schools being over capacity. And, then, finally, Natalie Purcell had similar concerns about the density, traffic and congestion in the area. Fuller Park being overcrowded, which is the nearest park to this development and schools being over capacity. And I will stand for questions. Lorcher: Would the applicant like to come forward? Durtschi: Is it up full screen? Looks great. Thank you. Lorcher: If you can state your name and address for the record that would be great. Durtschi: Absolutely. Madam Chair, Members of the Commission, hello and good evening. 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 this evening I'm so excited to present to our applications for Pivot Point Subdivision. F45] Meridian Planning&Zoning Commission September 19,2024 Page 42 of 48 So, real quick before I start our application I really would like to introduce you to KB Home. We are a national home builder that was founded in 1957. Everything that KB Home does is focused around our customers and offering a superior home buying experience. For over 60 years we have operated from the belief that the best homes start with the people who live in them and the commitment to our customers can be seen by being ranked the number one national home builder when it comes to customer service and satisfaction and we at KB Home take this ranking extremely serious for our pledge to exceed all customers' expectations by having each home a hundred percent complete and our customers a hundred percent satisfied before they finalize the purchase of their home. We are the number one energy efficient national home builder as well and we are committed to sustainability and energy efficiencies with each home being Energy Star certified. This provides to our homeowners lower housing costs, promotes water conservation and helps preserve the environment and natural resources with each home we built. So, now let me welcome you to Pivot Point Subdivision. The subdivision is going to be a welcoming community and a special place for our future residents to call home in the Treasure Valley. Our site design hosts many creative features that will showcase a thoughtfully designed in-fill development for our proposed residential lots. Here is a picture of our main entrance point into our community. With Pivot Point we are requesting annexation and zoning of R-8 and a preliminary plat for a total of 41 single family residential lots. Our gross density will be 5.51 units per acre, with our residential lot sizes ranging from 4,000 square feet up to 5,595 square feet. Situated near the corner of Black Cat and Pine Avenue, Pivot Point will provide quick access and an easy commute to all the surrounding amenities. Don't do that. Hold on. It's getting out of hand. To the nearby schools and employment for its future residents, since it's really kind of in the heart of the Treasure Valley in its location. So, as Nick has mentioned, we already have two projects that KB Home already owns. To the northwest we have Horse Meadows that is zoned R-8. This site is currently under construction and consists of 26 lots. South of that is Alexander's Landing. This is zoned R-8 as well and has a total of 24 lots. We will begin construction on the site next spring of 2025 and our plan for Pivot Point, if approved, is to start late fall construction, so that the site will be ready in the spring of 2026. Here is a depiction of all the sites built out together. We really want them to seamlessly transition and blend in perfectly together. We will have one CC&Rs, one HOA management, and they will probably market it under one name. This is really just to create a community instead of three separate small developments. So, here is our utility plan and it -- as we -- I mentioned with Horse Meadows, we have begun construction. This will provide all of our public infrastructure needed for our site, such as sewer and water. We are also coordinating the upgrade with Nampa-Meridian Irrigation concerning the existing irrigation pump house to facilitate all three developments. This is great, since we will be not stretching any city services to the site since they will be available. Since Pivot Point is an in-fill development existing public services are nearby. Elementary, middle and Meridian High are all close and as stated in the staff report do have some capacity still left. I was told by your Captain Brandon Medica -- I could be saying that wrong. I apologize. That both Fire Station No. 2 located at Ten Mile and Station No. 6 on Overland will service this site. This area in the comp plan is slated for medium density residential. We feel that Pivot Point captures F46] Meridian Planning&Zoning Commission September 19,2024 Page 43 of 48 the vision of the comp plan and the direction of the Mayor of wanting in-fill development to be a priority. Based on this information and input from staff we are requesting the R- 8 zone. Our largest -- our largest customer segment is first time home buyers. The homes we build address the significant need in many of our markets, such as the Treasure Valley, to create additional housing that is affordable at median income levels. With each home we offer personalization and choices from the selection of the home site to the floor plan and construction options. This allows the homeowners a built to suit option that works with their budget and most importantly their lifestyle. KB Home's motto is that we are built on relationships and the most important relationship is with our customers. So, before the foundation is poured or the first nail is set, we get to know our home buyer on a personal level and together we design a personalized home around how they live day to day. Within Pivot Point we are offering a variety of housing options that will range in size from approximately 1,200 square feet up to 2,800 square feet and my marketing guys told me the house pricing is estimated, because it's in 2026, but we are going to be in the mid 300 range to the upper 500,000 dollar range. Within each community KB Home builds open usable space is extremely important, for it sets the foundation of our communities amenities, pathway and interconnectivity that really makes our communities special. Here in Pivot Point, as Nick told you earlier, we have designated a total of 1.15 acres -- that equates to 15 percent usable open space. Pathway connectivity and walkability is a priority within our community and can be seen within this pathway exhibit. Orange depicts our -- the regional pathway, blue depicts our community sidewalks and green illustrates our micro pathways. To create open space and provide safety for our future residents we have already coordinated and received approval from Nampa-Meridian Irrigation to tile the Kennedy Lateral. Within the tiling of this lateral we have been able to capture a great central open space feature for our future residents. For site amenities we will include a walking pathway and a gathering area for the neighbors to include a fire pit and a seating area and I just found out that one of our other communities in Nampa had a tot lot that we are not going to be using, so I'm like -- I know where to put that. We will put that in Pivot Point. So, I will try to get some of the renderings updated for City Council showing that. I just found that out yesterday, so I was pretty -- pretty excited. And I didn't have to spend any more extra money, so that I thought it was a win-win. The future residents will also be able to utilize the amenities in our other two developments. Within Horse Meadows there will be a picnic sheltered area and Alexander's Landing will have a playground for older children and a sitting area for the parents. I held a neighborhood meeting on June 17th of this year. I held it here at the City of Meridian's Conference Room A and we had nine people in attendance. The meeting went really well. The neighbors are very cordial and very respectful. They had questions concerning construction and timing of all the developments and one inquired on a possible four way stop at the new entrance where Biltmore and Pine is at. I did reach out to ACHD. They didn't have an answer for me yet. So, I'm kind of still vetting it to see if that's a possibility. And I also have been working really closely since we started construction at Horse Meadows with all the neighbors. They have my number. I'm like if you have any issues you call me immediately and I will hopefully take care of it, so -- while we are in complete agreement with the staff report we are requesting to retain Lot 2, Block 1. During our site design we wanted -- we -- first I needed to ensure that we were meeting all the R-8 F47] Meridian Planning&Zoning Commission September 19,2024 Page 44 of 48 requirements, which we are. I'm not asking for any variances. I'm not asking for any alternative compliance. Are -- we are meeting our R-8 requirements. Unfortunately, due to the easement of the lateral this is kind of created a -- kind of an odd area that we were able to fit one lot to meet the minimum standards. Now, is it ideal? No. But this is why in-fill sites are so tricky to develop. With the easement being a hundred feet wide at the Kennedy Lateral and really limited space, our options are very limited and also with these small sites one lot loss can make or break a project. We are not -- we don't have hundreds of lots to cover the cost of it. So, we are -- we are respectively requesting that any conditions for the removal of Lot 2 on Block 1 be removed and we also feel as these renderings are showing that the lots proposed on both sides of the open space really create a great flow of usable open space for the neighbors and we feel like it provides great -- integrated great into the open space for the community. And with that I will summarize real quickly -- quickly. We strongly feel that Pivot Point Subdivision will be an excellent community for the City of Meridian. Every detail has been designed to create a community that residents will love to call home and really complements the City of Meridian's vision for this area. I would like to thank Nick and Bill and staff for their assistance with the application. Thank you, guys. And I would like to thank you all for the pleasure of your time, your thoughtful consideration and respectively request a recommendation of approval this evening to City Council and I will stand for any questions you have. Thank you. Lorcher: Commissioners, do we have any questions for the applicant at this time? Sandoval: Madam Chair? Garrett: Not from me. Lorcher: Commissioner Sandoval, go ahead. Sandoval: Yeah. Staff, so you mentioned 5.37 units per acre. The applicant said 5.51. Are you guys not in alignment? Was that a clerical error? Did I hear wrong? Was it because there is 1.24 acres of total space compared to 1.15 of usable open space? I was just curious. Napoli: Madam Chair, Commissioner Sandoval, thank you for catching that. You know, I did catch that -- correct. It is 5.51. 1 -- I mis -- misspoke as far as with -- we actually did change the annexation exhibit part way through this to incorporate more acreage, because I had to go to the center line of Pine and with that is where I -- that is where the 5.37 came from, instead of 5.51. So, I apologize. Thank you for catching that. Sandoval: Thank you. Lorcher: Commissioner Garrett, did you have any comments? Garrett: No. F48] Meridian Planning&Zoning Commission September 19,2024 Page 45 of 48 Lorcher: Okay. Commissioner Smith. Smith: Madam Chair. Your question I -- I think I misunderstood the staff briefing. So, we are not removing Lot 2, Block 1. Where do you anticipate the tot lot going specifically? Durtschi: Oh. Madam Chair, Commissioner Smith, that's a great question. I -- well, I will take a look at it. I usually let my landscape architects, because they are way more creative than me. But probably -- when I create the amenities I really like for like the sitting area to be maybe more focused on adults area, more quiet area. So, probably the tot lot will be in the -- in the green space, but maybe in a different location. I will have to consider the road for public safety, so I will take some of those items into consideration. Commissioner Smith, do you have a suggestion for me that I can take into -- Smith: No. I was just curious. In my head I see -- I'm not a landscape designer. In my head I saw Lot 2, Block 1 as kind of the -- the natural spot for a tot lot. So, I was just curious. I think maybe you put my visual -- Durtschi: Sure. Smith: -- references on top of what staff was saying. Durtschi: And maybe I will maybe massage it and we will maybe move the tot lot where the fire pits is going to be and we can move it to a different area. I'm just really concerned about safety for the kids. I don't like them really up close to the road. So, we will just -- we will dial in a good spot that will look great as well, so -- Lorcher: I did have a question in regard to the lateral. So, you got permission to tile it in and what kind of coverage will be on top of it. Is that going to be a -- are they allowing you to do a paved path or is that going to be gravel? Durtschi: Madam Chair, that's a great question. I actually was with Nampa-Meridian today at their shop and they said they would be happy if we paved it. So, whatever the standards that the city has will be -- I will ensure that we meet those. Lorcher: And based on your renderings as well, all of the lots that face the open space, are they going to be open fences like we see on the rendering? Durtschi: Yea. Madam Chair, correct. That is per your -- your code. So, we are required to do that. Lorcher: Okay. So, a homeowner couldn't change it for whatever reason? F49 Meridian Planning&Zoning Commission September 19,2024 Page 46 of 48 Durtschi: No. No. No. That -- yes. That's based on -- and Bill could correct me -- for public safety and kind of eyes on the area. So, yes, it will -- it will be disclosed to the homeowners that it has to be right of way. Lorcher: Open. Durtschi: Yes. Lorcher: Okay. Thank you. Durtschi: Yes. Lorcher: All right. Thank you very much. Durtschi: Thank you. Lorcher: Madam Clerk, do we have anybody to testify? Lomeli: Madam Chair, no one has signed up. Lorcher: Anybody in Chambers? Nope? You are good? All right. Could I get a motion to close the public hearing. Smith: So moved. Garrett: Second. Lorcher: It's been moved and second to close the public hearing. All those in favor say aye. There are no's, so motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: This one's -- this one's tough. This -- how this family whoever lives -- been there. My husband used to go to school with them. They were kind of like isolated behind a white vinyl fence. They have been there for a long time. So -- you know. But they have the right to sell to whomever they want to and -- and a developer bought them. So, I actually don't like Lot No. 2. 1 -- for the very reasons that the city mentioned. What -- is that -- it's just being kind of isolated. It's the -- the flow of the subdivision is lovely. Your renderings are amazing as far as their graphics are concerned. But that -- that one house just kind of sitting to the side -- I wonder if there is a way you can look at your preliminary plat and maybe, you know, where your fire pit is to put a house there and, then, move your fire pit to where Lot No. 2 is, so that your open space has more connectivity and -- and consistency for that whole area. I'm -- I'm not going to deny it just based on that, but I mean as far as aesthetics are concerned and what the city would like to see as far as that open space to have that whole area just open, instead of that one house I think would just make it more consistent. I F50] Meridian Planning&Zoning Commission September 19,2024 Page 47 of 48 understand that the -- the people who have written in are concerned about density in that area, but it's always been slated for medium residential. I live at Black Car and Cherry. I'm right there. I'm in the Mill Iron Subdivision. We have 62 houses in our little circle. All about the same size. We go from about 1,200 square feet to about 3,800 square feet. So, it's not too much bigger or smaller. But it seems to be a right fit for that area. I do hope if -- when the time comes -- the Morrow family lives in the old Roosevelt schoolhouse that's in front of Horse Meadow. I think that's Horse Meadow. Right off of Quarter Horse. That school's been there since the late 1800s and it has been a school, of course, and now it's a personal residence and -- and they have an acre, maybe two, but you are surrounding them and original renderings I saw knock that building down and -- and just put more houses up and that would be a huge detriment to our community of Meridian, because if we lose the things that brought us to be Meridian, then, we lose our identity and we are just anywhere USA. But with that said, that's not your problem, because they are still living there and they are not selling at this point in time. I will have to give her a call and encourage her to keep it a single family home. So, with that I like your application, I'm just not a big fan of Lot No. 2. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I got to echo where you are at. I -- I don't think it's a deal breaker for me either way. In my head it almost feels like it should be on the other side of the pathway adjacent to the other houses that are there and that might make more sense, but, obviously, I'm sure there are reasons that it was intentioned -- like it was put on its own. I'm sure there are other restrictions that prevent that from being something that's feasible. I'm -- I'm kind of inclined to stick with the staff report, but -- but I don't -- again, if -- if that's -- that's some of the -- the other Commissioners want to change I don't -- I'm not going to suddenly oppose it. I -- I think it's a good project overall. I think it's just -- it's a small marginal kind of disagreement maybe -- maybe of taste, maybe of -- of -- of appropriateness. I'm not sure. But, yeah, I think overall it's great. Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: Yeah. I like the project overall. I do agree with staff on Lot 2, Block 1 and taking that out and making that open space just one block just makes a lot more sense. So, I'm in favor of moving forward with staff recommendation. Lorcher: All right. Well, I can take a motion with that condition. Smith: Madam Chair? Lorcher: Commissioner Smith. F51 Meridian Planning&Zoning Commission September 19,2024 Page 48 of 48 Smith: After considering all staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2024-0029 as presented in the staff report for the hearing date of September 19th, 2024, with no modifications. Garrett: I second. Lorcher: It has been moved and seconded to approve Pivot Point -- oh, I lost my notes. One second. Smith: To approve -- the motion at least is to approve of Pivot Point -- or to recommend approval of Pivot Point -- Lorcher: Recommend Pivot Point -- Smith: -- with the removal of Block 2. Lorcher: -- the removal of Block 2 to City Council. Smith: Yeah. Lorcher: All those in favor say aye. Any no's? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Okay. I will take one more motion. Smith: Madam Chair, move to adjourn. Garrett: Second. Lorcher: It has been moved and seconded to adjourn. All those in favor say aye. Opposed? The meeting -- meeting adjourned. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 8:33 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED Maria Lochor, Commission President 10-3-2024 CHRIS JOHNSON - CITY CLERK F52] E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the September 5, 2024 Meeting of the Planning and Zoning Commission 4 Meridian Planning&Zoning Commission September 5,2024 Page 76 of 76 Grace: So, Madam Chair, after considering all staff, applicant and public testimony I move to recommend denial to the City Council of File No. H-2024-0019 as presented during the hearing of -- during the hearing of September 5th, 2024, for the following reasons: And, essentially, those are the increased density based on the -- based on the proposal and potentially the additional height that's being requested to the extent that it increases the amount of units and increases the density. Lorcher: Do I have a second? Smith: I will second that. Lorcher: It's been moved and seconded to deny File No. H-2024-0019 with the aforementioned reasons. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Commissioners, can I get one more motion? Grace: Madam Chair, move to adjourn. Smith: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. All those opposed? Motion carries. Thank you. Have a good night. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 10:37 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 9 19 24 1 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F80] E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Raising Canes (H-2024-0021) by Michael O'Reilly, located at 2700 N. Eagle Rd. F81 CITY OF MERIDIAN C� E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND I D A H O DECISION& ORDER In the Matter of the Request for Conditional Use Permit for Raising Cane,Located at 2700 N. Eagle Road in the C-G Zoning District,by Michael O'Reilly,Kimley Horn. Case No(s).H-2024-0021 For the Planning& Zoning Commission Hearing Date of: September 5,2024 (Findings on September 19,2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of September 5, 2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of September 5,2024, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of September 5, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of September 5,2024,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). RAISING CANE CUP H-2024-0021 Page 1 82 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of September 5,2024,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § I I- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 5, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-513-617.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two(2)year period.Additional time extensions up to two(2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of September 5,2024 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). RAISING CANE CUP H-2024-0021 Page 2 F83] By action of the Planning&Zoning Commission at its regular meeting held on the 19th day of September ,2024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER ENRIQUE RIVERA VOTED Maria Lorcher, Chairman 9-19-2024 Attest: Chris Johnson, City Clerk 9-19-2024 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. 9-19-2024 By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). RAISING CANE CUP H-2024-0021 Page 3 84 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 9/5/2024 Legend I. DATE: Project Location TO: Planning&Zoning Commission Area of Impact r__ City Limits _ FROM: Linda Ritter,Associate Planner C Analysis 208-884-5533 fritter@meridiancity.orgdi APPLICANT: Michael O'Reilly,Kimley Horn@ c=. f{�.p��yy 'J SUBJECT: H-2024-0021 J Raising Cane's CUP Al LOCATION: 2700 N. Eagle Road, located in a portion of the SW 1/4 of the NW 1/4 of Section 4, - �.. �' { Township 3N, Range 1 E 9 I. PROJECT OVERVIEW A. Summary A Conditional Use Permit (CUP)to construct a drive-through restaurant with food and drink services including an indoor/outdoor seating area. The drive-through restaurant will be approximately 2,862 gross square feet overall and is one-story in height with landscaping along two perimeter property lines located on 1.46 acres of land in the C-G zoning district. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V. D. Decision The Meridian Planning&Zoning Commission heard this item on September 5, 2024. At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: Kelli Chiles,Michael O'Reilly,Robert Vann,Jeff Vrba,Doug Stern b. In opposition: Perry Coles,Kristv Hein c. Commenting: rry Coles,Robert Vann,Kristi Hein,Jeff Vrba,Doug Stern,Michael O'Reilly d. Written testimony: None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: City of Meridian I Department Report 1. Project Overview ■ a. Traffic on the internal drive aisle behind Raising Cane and additional traffic on Eagle Road b. Hours of operations 3. Key issue(s)of discussion by Commission: a. Hours of operation 4. Commission change(s)to Staff recommendation: a. None City of Meridian I Department Report I. Project Overview ■ IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial - Existing/Proposed Zoning General Retail and Service Commercial District(C-G) VI.A.2 Future Land Use Designation Mixed-Use Regional(MU-R) VI.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,April 30,2024 Neighborhood Meeting 5/16/2024; Describe meetin attendance Site posting date 8/23/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes/Staff Report - • Commission Action Required No - • Access Eagle Road/Existing - • Traffic Level of Service N/A - ITD Comments Received Yes,letter uploaded to the public portal IVY Meridian Fire No comments provided Error! Reference source not found. Meridian Police No Comments provided Error! Reference source not found. Meridian Public Works Wastewater Distance to Mainline: On site;Impacts or Concerns:No IV.B Meridian Public Works Water Distance to Mainline: Onsite; Impacts or Concerns:No IV.B See City/Agency Comments and Conditions Section and public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1104233650 Date Retrieved:2024,E 8/16 Parcel Count Parcel Acreage Infill Indicator: 848 Surrounding Area 210 0 '�4 to ►vot city Q 0 ® City Limits 2,330 1,244. ■ Not City A Household Household& Population Growth Households 02020 Population Change:1 1.6°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family 36% 32% 10% Multi-family 58 ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 200000 400000 600000 0 200000 400000 600000 800000 ■ Single-family ❑ multi-family Figure 2:ACHD Summary Metrics 10 Eagle Existing Lanes © Planned Lanes Existing Level of Service Notable Q ( Primary roadway impact) Programmed IFYP © Programmed CIP City of Meridian I Department Report II. Community Metrics ■ Figure 3: Service Impact Summary ImpactService • • ls Ready a O O O O O O O O Marginal Caution O O �o Notes: See Error!Reference source not found..Error!Reference source not found.. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Mixed Use Regional -The purpose of this designation is to provide a mix of employment,retail, residential dwellings, and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Sample zoning includes: R-15,R-40, TN-C, C-G, and M-E The subject site is already zoned General Retail and Service Commercial District(C-G). The proposed use will construct a drive-through restaurant with food and drink services including a drive-through and an indoor/outdoor seating area. The drive-through restaurant will be approximately 2,862 gross square feet overall and is one-story in height with landscaping along two perimeter property lines. The surrounding area was developed with a commercial shopping center that includes two salons, a Five Guys Burgers and Fries Restaurant, and a Firehouse Subs Restaurant with a drive thru as well as residential development. The Village Apartment are to the east of Sessions Parkway Subdivision and the Regency at River Valley Phase I and 2 are to the south. The drive-through restaurant, within the larger commercial complex, is exactly the type of local neighborhood serving use envisioned by the Comprehensive Plan. Pathways connect this complex to the adjacent neighborhood for better integration. The proposed drive-through restaurant establishment is a use determined to be appropriate in this zoning district, subject to the specific use standards listed in UDC 11-4-3-11 (discussed in specific use standards below). The hours of operation being requested through this conditional use permit are Sunday-Thursday with a closing time at 1:30 AM. Friday and Saturday with a closing time of 3:30 AM. Per UDC 11-2B-3B, business hours of operation within the C-C and C-G Districts shall be limited from 6:00 a.in. to 11:00 p.m. when the property abuts a residential use or district. Extended hours of operation in the C-C and C-G Districts may be requested through a conditional use permit. These restrictions apply to all business operations occurring outside an enclosed structure, including, but not limited to, customer or client visits, trash compacting, and deliveries. These restrictions do not apply to business operations occurring within an enclosed structure, including, but not limited to, cleaning, bookkeeping, and after hours work by a limited number of employees. Table 4: Proiect Overview Description Details History AZ-03-021;AZ-15-012;MDA-15-011;DA Inst.#2022-065403;A-2020- 0115 (PBA ROS#12423);H-2022-0046(MDA,PP),Development Agreement Inst.#2023-033831,FP-2023-0002;and H-2023-0030 MDA DA Inst.#2023-069381. City of Meridian I Department Report III. Staff Analysis ■ Figure 4:Mixed Use Analysis by Land Use Area Land Use Area by Zoning Address Type Split Mixed Districts 0.0% 50.0% 100.0% 100% ■ C-C p C-G Zoning Variety Acres Annexed 0.0% 50.0% 100.0% Address-Zoning Mix O R-15 ❑ Non-residential 0.0% 50.0% 100.0% Notes: See Error!Reference source not found..Error!Reference source not found.. B. History and Process The final plat for Sessions Parkway subdivision consisting of five(5)building lots on 5.32 acres of land in the C-G zoning district was approved on September 5,2023. The final plat was in substantial compliance with the approved preliminary plat(H-2022-0046)approved on January 17,2023. As part of the plat,the Applicant requests City Council approval of an access via N. Eagle Rd./SH-55, located on the abutting property to the south(Parcel#51104233802). Consent was granted from the abutting property owner for this request as part of this application. The proposed restaurant and drive-through establishment design and layout is consistent with the approved concept plan in DA Inst.#2023-033831. AZ-03-021;AZ-15-012; MDA-15-011; DA Inst. #2022-065403;A-2020-0115 (PBA ROS #12423); H-2022-0046; DA Inst.#2023-033831; FP-2023-0002. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed use will construct a drive-through restaurant with food and drink services including a drive-through and an indoor/outdoor seating area. The drive-through restaurant will be approximately 2,862 gross square feet overall and is one-story in height with landscaping along two perimeter property lines. The applicant is proposing forty-five (45) parking spaces which exceeds the required eleven (11)spaces per UDC 11-2. 2. Proposed Use Analysis (UDC 11-2): The proposed use will be a drive-through and an indoor/outdoor seating area. The drive- through restaurant will be approximately 2,862 gross square feet overall and is one-story in height with landscaping along two perimeter property lines. A drive-through establishment must be approved through a Conditional Use Permit as it is within 300 feet of an existing drive-through. The hours of operation being requested through this conditional use permit are Sunday- Thursday with a closing time at 1:30 AM. Friday and Saturday with a closing time of 3:30 AM. The proposed use complies with the zoning for the site and is subject to specific use standards as listed in 11-4-3-11. 3. Dimensional Standards (UDC 11-2): The proposed drive-through restaurant and an indoor/outdoor seating area will be approximately 2,862 gross square feet overall and is one-story in height with forty-five (45) City of Meridian I Department Report III. Staff Analysis ■ parking spaces which exceeds the required eleven(H)spaces per UDC 11-2. This site complies with the dimensional standards for the C-G zoning district. 4. Specific Use Standards (UDC 11-4-3): A. A drive-through establishment shall be an accessory use where the drive-through facility(including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1. Not within three hundred three hundred(300) feet of another drive-through facility, a residential district, or an existing residence: or 2. Separated by an arterial street from any other drive-through facility, residential district or existing residence; or 3. Not within the O-T zoning district. Otherwise a conditional use permit is required. B. All establishments providing drive-through service shall identify the stacking lane, menu and speaker location(if applicable), and window location on the certificate of zoning compliance or the conditional use permit. Speakers are prohibited in the O-T zoning district. C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum the plan shall demonstrate compliance with the following standards: 1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive aisles, and the public right-of-way by patrons. 2. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. 3. The stacking lane shall not be located within ten (10) feet of any residential district or existing residence. 4. Any stacking lane greater than one hundred 100 feet in length shall provide for an escape lane. 5. The site should be designed so that the drive-through is visible from a public street for surveillance purposes. D. The applicant shall provide a six-foot sight obscuring fence where a stacking lane or window location adjoins a residential district or an existing residence. Staff finds the applicant meets the requirements for a drive-through establishment. D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D, UDC 11-3A-19): Require pedestrian circulation plans to ensure.safety and convenient access across large commercial and mixed-use developments. City of Meridian I Department Report III. Staff Analysis ■ Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Therefore, buildings shall be designed in accord with the "City of Meridian Architectural Standards Manual." Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a minimum of five (5)feet in width from the perimeter sidewalk to the main building entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets Per UDC 11-2B-3, landscape buffers along arterial shall be thirty-five (35)feet in width. The applicant will be required to install the landscape buffer along N. Eagle Road. The applicant is proposing a twenty (20)foot wide landscape buffer along the internal drive aisle. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. iii. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The applicant is proposing landscaping along the multiuse pathway along Eagle Road that shall complies with UDC 11-3B-12. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Per UDC 11-3C Restaurants require one (1)parking space for every two hundred and fifty(250)square feet of gross floor area. The total number ofparking spaces required is eleven (11). The applicant is proposing thirty-five (35)parking spaces which exceeds the required number parking spaces for this proposal. ii. Bicycle parking analysis Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences, two-family duplexes, and townhouses. Based on thirty-five (35)parking spaces being proposed, two (2) bicycle parking space is required. City of Meridian I Department Report III. Staff Analysis ■ 4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed restaurant as shown in Section VIII.E. The proposed building design includes the following material: composite lumber, brick veneer, metal and aluminum panels. Final design is required to comply with the design standards in the Architectural Standards Manual(ASM). The Applicant shall obtain a Certificate of Zoning Compliance (CZC) and Administrative Design Review(DES) approvals before submitting for any building permit within this development. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. 5. Fencing(UDC 11-3A-6, 11-3A-7): No fencing is being proposed with this development. E. Transportation Analysis Ada County Highway District(ACHD)reviewed the submitted application and has determined that there are no improvements required to the adjacent street(s). 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is via a drive aisle off of Eagle Road. A right in and right out was previously approved for this development. The Comprehensive Plan's goal is to require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. 2. Multiuse Pathways (UDC 11-3A-5): Per the Parks Department, the project developer shall design and construct multi-use pathways consistent with the location and specifications set forth in the Meridian Pathways Master Plan Map and Master Pathways Plan Document Chapter 3).Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager. See pathway comments in III.C. 3. Pathways (Comp Plan 4.04.O1A, UDC 11-3A-8, UDC 11-3H.C3): Ensure that new development and subdivisions connect to the pathway system. The applicant shall adhere to design and construction of the ten (10)foot multiuse pathway along State Highway 55. 4. Sidewalks (UDC 11-3A-17): In lieu of a detached sidewalk, a detached multi-use pathway is required to be constructed along N. Eagle Rd.ISH--55 in accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan. 5. Private Streets (UDC 11-3F-4): No new streets are being proposed with this development. F. Services Analysis All utilities shall meet the requirements of the Comprehensive Plan and UDC sections identified below. 1. Waterways (Comp Plan 4.05.01 C, UDC 11-3A-6): N/A. There are no waterways on the existing property. City of Meridian I Department Report III. Staff Analysis ■ 2. Pressurized Irrigation (UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): The applicant shall design and construct and adequate storm drainage system in accordance with the city's adopted standards and shall follow Best Management Practice as adopted by the city. 4. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. This project is subject to all current City of Meridian ordinances and shall comply with the previous conditions of approvals associated with this site(AZ-03-021; AZ-15-012; MDA-15- 011; DA Inst. #2022-065403; A-2020-0115 (PBA ROS#12423); H-2022-0046; DA Inst.#2023-033831; FP-2023-0002,A-2024-0096). 2. A Certificate of Zoning Compliance and Design Review application was submitted and reviewed for the proposed use (A-2024-0096). The site plan and landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. b. Provide a pedestrian pathway from Eagle Road to the building. The pathways from the perimeter sidewalks to the main building entrance shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4b. c. Show the location of the bicycle parking on the site plan and include a detail for the bicycle rack that complies with the design standards listed in UDC 11-3C-5C. f. No stacking is allowed in the outside travel lane that serves as an escape lane; depict signage notifying patrons not to block the escape lane. g. Provide landscaping along the internal roadway to the east that meets the requirements of UDC 11-313-8. City of Meridian I Department Report IV. City/Agency Comments & Conditions ■ h. Provide details for the trash enclosure. 3. Compliance with the standards listed in UDC 11-4-3-11—Drive-Through Establishment and standards listed in UDC 11-4-3-49—Restaurant is required. 4. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested asset forth in UDC 11-5B-6F. B. Meridian Public Works See public record(copy the link into a separate window) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=351909&dbid=0&repo=MeridianCit Y C. Meridian Park's Department See public record(copy the link into a separate window) https:llweblink.meridianciN.oLglWebLinkIBrowse.aspx?id=351909&dbid=0&repo=MeridianCit Y D. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate window) https:llweblink.meridiancioy.orkIWebLinkIBrowse.aspx?id=351909&dbid=0&repo=MeridianCit Y E. Ada County Highway District(ACHD) See public record(copy the link into a separate window) https:llweblink.meridianciLy.orglWebLinkIBrowse.aspx?id=351909&dbid=0&repo=MeridianCit Y F. Nampa Meridian Irrigation District(NMID) See public record(copy the link into a separate window) https:llweblink.meridiancioy.orglWebLinkIBrowse.aspx?id=351909&dbid=0&repo=MeridianCit Y G. Idaho Transportation Department(ITD) See public record(copy the link into a separate window) https:llweblink.meridiancity.orglWebLinkIBrowse.aspx?id=351909&dbid=0&repo=MeridianCit Y V. FINDINGS A. Conditional Use(UDC 11-513-6E) I. ACTION A. Staff: After reviewing the project for compliance with the city's comprehensive plan and unified development code, staff finds the project complies if the applicant adheres to the conditions outlined in Section IV per the Findings in Section V of the staff report. City of Meridian I Department Report V. Findings ■ Commission:B. ProjectPending VI. EXHIBITS A. to Project 1. Aerial Legend - .. � + Project Location ' 0 -• of •• }M.+.�ic,�'_. .:�� R:;+L. � a —.� r7p�-' �. Amon Analysis i UM CC r� t All City of Meridian � �.�rer�''�'SZ�• ?i'il ?.f F � 3 �r`1; ^-�-� � :j 4 \ ��'��'1 Y 0 j .A Department10 Legend Project Location Area of ImpactunnAnalysis I III - nlval. 'dun IE■n w ■17. 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W iirrarllo^�alinun= .��I■r 1 I, 7n�nm E _ r 'r■ n11n11 IIIII � Nor I.. l ■IVA� �I� �*rlulu■n IIIII � 111l1i-=_rrr//�i�_Illk ��� ■ ::: 111�� � iO11n lii'rll'i7i■ii�t� � � r■ G• •��.:■�I , ®� illy iElli►t 4: ..,►.�-•IIIIIINN �• � ��.I` ��i11 11111� - • � - a \llllll llllll��� ■na�� r V -mill -- "•iiiiiiM - • - • �n IIIII m1 •' Idiom =MES rrllr O 1 a1n1 • �11111■■1■u ' nlnnl■■nrlG::■nul r:••■ IIIII._.�l NINE nnnln11111►111 amIng Noel ►ail.. IN IN �fll W FAIRVIEW a W 1 • . /-1. • -1 1 / 4. Planned Development Map Legend Project Location Area of Impact --- T=' City Limits Planned Parcels ®� i 1 � ' O Analysis r. -maim® .� fl ' rORi i City of Meridian Department Report VI. Exhibits ■ 5. Map Notes Nearby and recent preliminary plats (within the last 5 years: H-2018-0071 H-2018-0121 H-2019-0121 H-2020-0051 H-2020-0116 H-2021-0004 H-2021-0006 H-2021-0097 H-2022- 0008 H-2022-0069 H-2022-0072 H-2022-0077 H-2022-0082 H-2023-0040 H-2023-0068 Nearby and recent conditional use permits(within the last 5 years: H-2018-0085 H-2018- 0107 H-2019-0027 H-2020-0104 H-2021-0082 H-2017-0058 H-2022-0045 H-2022-0046 H- 2023-0009 B. Subject Site Photos 1n r err i .utl•uu . o n tl � ,\ _ E• - .� ,thy � \ � �� �"�' i gyp' � Ti�r.. ��• �'1 q .r f 1•' C� Ilk City of Meridian Department Report VI. Exhibits 1 00 C. Service Accessibility Report Overall Score: 34 63rd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains e 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN L Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route YELLOIV Arterial Road &uildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (-# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community ParkWalkability Parkwithin 1/2 mile OR Neighborhood Parkwithin GREEN 114 mile walking City of Meridian I Department Report VI. Exhibits 1 01 A Site Plan (date: 5/28/2024) amg iPROPERTY.....ARV 1 �NTEPNAL AC 4 D e �� p DA� - -- LEGEND ICor"Hor t :8i8 4 4 i � ' PRQPERtt 9Dl1NQART aE FErNR 9Ef III � I -PP 111 �I - '�. T tY c�o City of Meridian Department Report VI. Exhibits 102 E. Landscape Plan(date: 5/28/2024) I �II � LANDGGAPE REMIIIREMENTS \ s#� --arexmua�.wuern I rmnraurmnr[rouvuN m. _ ��•m-•— •Wx•:••�, �- INTERNAL ACCESS ROAD �9lId1lB�/ a T �p01�p{ilD I n.a..l rein ' r` X, rswxr OnleysHor 1 - i �•1°"""" � .m PRELIMINARY _77 O aaw�co.�rrrE lS l� 9n �� L�� LD ® #lee INTER PDA� — ® NALACGE ww wwa Kiml ey*Hor If I z o , I w — n PERMN SET PRELIMINARY �._.M1� •,m. LiNpSCAPE PLAN COLOR City of Meridian Department Report VI. Exhibits 103 F. Building Elevations(date: 5/9/2024) 11 IF ..`.® -aoo it �ISUEF1111flElEVA�q!1 3laxuvAnox 41- w�xRNEWW EM! EM-2 EM-3 BM-0 EWF-1 EWF-2 EWF3 EW 4 EWF-5 EW&2 nw.emo..�ew� mw.wrwnxw c..�w. orww ..merrvro.ceo.�o ••n.ww«cE�u.wn �u�xm ,wain r.u�w.�nv nurv-uvn �aee �.wm..ir�. w.nm wam �CIXORF11 EmFaR HFYA710R7 rr M.21 City of Meridian Department Report VI. Exhibits 104 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Treasure Valley Law Enforcement Childcare Center (H-2024-0030) by Ball Ventures Ahlquist, located at 1085 Ten Mile Rd. 105 CITY OF MERIDIAN w IDIAN;--- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for Treasure Valley Law Enforcement Childcare,Located at 1085 S. Ten Mile Road in the M-E Zoning District,by Elizabeth Allen. Case No(s).H-2024-0030 For the Planning& Zoning Commission Hearing Date of: September 5th 2024 (Findings on September 19th 2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of 09/05/2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of 09/05/2024,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of 09/05/2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of 09/19/2024, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 1 [106] 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of 09/05/2024,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning&Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of 09/05/2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of 09/05/2024. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 2 [107] By action of the Planning&Zoning Commission at its regular meeting held on the 19th day of September,2024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER ENRIQUE RIVERA VOTED Maria Lorcher, Chairman 9-19-2024 Attest: Chris Johnson, City Clerk 9-19-2024 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. 9-19-2024 By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 3 [108] EXHIBIT A COMMUNITY DEVELOPMENT C��fEFIDIAN*,- DEPARTMENT REPORT A H O HEARING 9/5/2024 legend DATE: Project Location TO: Planning&Zoning Commission .Area of Impact = City Limits Z FROM: Nick Napoli,Associate Planner ®Analysis 208-884-5533 � . - = ti nnapoli@meridiancity.org fl APPLICANT: Elizabeth Allen SUBJECT: H-2024-0030 Treasure Valley Law Enforcement Childcare - o LOCATION: 1085 S. Ten Mile Rd., in the SW 1/4 of - Section 15, T.3N., RAW. I. PROJECT OVERVIEW A. Summary Conditional Use Permit to construct and operate a 7,504 square foot daycare center in the M-E zoning district,by Ball Ventures Ahlquist. B. Recommendation Staff. Approval with conditions. C. Decision Commission: Approved 11. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s)/Proposed Vacant/undeveloped/daycare Use Existing Zoning Mixed Employment (M-E) VII.A.2 Future Land Use Designation High Density Employment(HE) in the Ten Mile VII.A.3 Interchange Specific Area Plan (TMISAP) Table 2: Process Facts Description Details Preapplication Meeting date 4/19/2024 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 4 F1 Description I Details Neighborhood Meeting 15/1/2024 Site posting date 8/21/2024 Table 3: Community Metrics Agency/Element I Description/Issue I Reference Ada County Highway District - • Comments Received Yes - • Commission Action No - Required • Access W. Grand Mogul Drive/S. La Vista Drive (private) - • ITD Comments Received No (NA) - Meridian Fire Distance to Station #6: 2.4 miles - Response Time: 3 minutes Meridian Public Works Distance to Mainline: Will be available at site when IV.A.12 Wastewater Grand Mogul is extended along north boundary. Impacts or Concerns: No Meridian Public Works Water Distance to Mainline: Will be available at site when IV.A.12 Grand Mogul is extended along north boundary. Impacts or Concerns: No See City/Agency Comments and Conditions in Section IV and in the public record for all comments received. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject site is currently designated High Density Employment on the future land use map (FLUM). This designation is part of the Ten Mile Interchange Specific Area Plan(TMISAP) which promotes a variety of employment in the area. The existing development agreement anticipates this property developing with a mix of commercial and light manufacturing uses. The proposed development plan is generally consistent with the conceptual development plan included in the DA,as required. Land Use Types in High Density Employment: - Corporate,business and professional offices - Research facilities and laboratories - Complementary uses primarily serving district employees and users, such as business services, conference centers, child care,restaurants, convenience retail,and hotels and motels. The current zoning is M-E(Mixed Employment)was established with the Vanguard Village Rezone(H-2021-0081). The proposed daycare use contributes to the mix of land use types desired in the High Density Employment designation in the Ten Mile Interchange Specific Area Plan(TMISAP),which include commercial uses. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 5 11,01 Table 4: Project Overview Description Details History AZ-09-008 Meridian Crossing [Ord. #10-1467, Development Agreement(DA) Inst.#110115738]; H-2021-0081 Vanguard Village (MDA, RZ, PP, CUP—DA Inst.#2022-0497799); H-2023-0072 Vanguard Village (MDA—DA is not yet recorded); A-2024-0088 PS; FP-2024-0012 Vanguard Village No. 1—FP (not yet approved or recorded); H-2023-0071 District at Ten Mile (CPAM, MDA, PP, RZ) Physical Features Williams Pipeline Acreage 1.12 Acres B. History and Process There is a development agreement in effect for this property that governs future development (Vanguard Village Inst. #2022-0497799).An amendment to the agreement was recently approved but has not yet been recorded. A preliminary plat was previously approved that includes the subject property; a final plat application has been submitted but has not yet been approved. The final plat shall be recorded prior to issuance of a certificate of occupancy. A rezone, comprehensive plan map amendment, and amendment to the development agreement(H-2023- 0071)was recently approved by Commission and is awaiting City Council action. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): Goal 2.04.01A of the Comp Plan emphasizes the importance of supporting a network of public resources, schools, community centers and other public facilities that address the city's educational and training needs. The 7,504 square foot daycare facility will provide valuable childcare for our law enforcement officers across the valley. The UDC(Table 11-2B-2)lists daycare uses as an allowed use with a conditional use permit in the M-E zoning district; compliance with the specific use standards for such in UDC 11-4- 3-9 is required. 2. Dimensional Standards (UDC 11-2): Future development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the M-E zoning district. 3. Specific Use Standards (UDC 11-4-3): 11-4-3-9.—Daycare Facility. a. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare, family; and daycare, group. i. In determining the type of daycare facility, the total number of children at the facility at one time, including the operator's children, is the determining factor. The applicant is proposing a daycare with 84 children as the scope of work. This designates the use as a daycare facility. ii. On-site vehicle pick-up,parking, and turnaround areas shall be provided to ensure safe discharge and pick up of clients. The applicant is proposing a pick- up area for children that meets this requirement. However, staff has found that many daycares require parents to check in/out their children. As a result, the CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] ■ Page 6 applicant shall Stripe the loading zone as parallel parking(9'x 23) and install a planter island with a bulb out to match the southern portion of the loading zone. iii. The decision-making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. The applicant is proposing 84 children being watched at any one time by 18 staff members. City staff recommends the Commission allow up to 125 children to provide flexibility for the user as the Treasure Valley continues to grow (in case of a future expansion). Additionally, the proposed hours of operation are S:00 am and 10:00 pm. iv. The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by Title 39, Chapter 11, Idaho Code. Said proof shall be provided prior to issuance of certificate of occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. b. The applicant shall not exceed the maximum number of clients as stated in the approved permit or as stated in this title,whichever is more restrictive. c. Additional standards for daycare facilities that serve children. i. All outdoor play areas shall be completely enclosed by minimum six-foot nonscalable fences to secure against exit/entry by small children and to screen abutting properties. The applicant shall submit a fencing detail with the submittal for a Certificate of Zoning Compliance. ii. Outdoor play equipment over six(6) feet high shall not be located in a front yard or within any required yard. N/A iii. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk. N/A D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Goal 5.01.02D of the Comp Plan emphasizes the importance of building design, and landscaping elements to buffer, screen,beautify, and integrate commercial,multifamily, and parking lots into existing neighborhoods. Buildings are required to be designed in accord with the design standards in the Architectural Standards Manual and TMISAP. See Section III.D.4 See below for more information on design requirements. The proposed development plan complies with the parking lot design standards. However, due to this development being the first in the subdivision staff has concerns about the future parking to the west not being installed. The applicant has indicated there may be a building in the proposed future parking but nothing has been solidified. Given that offsite improvements are already being made, staff recommends the entirety of the western parking area is installed.Additionally, staff is increasing the capacity for children from the applicant's proposed 75 to 125 to provide flexibility for the user as the Treasure Valley continues to grow(in case of a future expansion). By paving the additional parking, it will prevent overflow parking on unimproved surfaces and will provide better integration when the surrounding properties develop. Staff recommends the site and landscape plan be revised to include the future parking to the west with this application. Per UDC 11-3A-19B.4, a minimum 5-foot wide pedestrian walkway is required to be provided from the perimeter sidewalk to the main building entrances per UDC 11-3A-19B.4a. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 7 112 The walkway is required to be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The landscaping within the street buffers along I-84,W. Grand Mogul Drive and LaVista Lane should be installed with the subdivision improvements associated with Vanguard Village Subdivision No. 1. However,if they're not completed prior to the issuance of the first Certificate of Occupancy within this development,this developer should be responsible for these improvements as required with the final plat(FP-2024-0012). Review of the street buffer landscaping for consistency with UDC standards will take place with FP-2024-0012. Note: Although this site doesn't abut the future extension of W. Grand Mogul Drive,the larger(soon to be)lot does;therefore, street buffers are required on the larger(future) lot. ii. Parking lot landscaping Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. The applicant is required to add extra shrubs to all planter islands and plant one additional tree in the planter island with the fire hydrant(with a minimum of one tree per planter island). Requests for alternative compliance to this standard can be made as permitted under UDC 11-5B-5. Additionally,the applicant must remove two parking stalls from the southeast parking area adjacent to the trash enclosure to ensure sufficient ingress and egress. Lastly,the applicant should widen the planter island south of the trash enclosure to 5 feet(measured from inside of the curb)and meet the minimum requirement of 50 square feet. The site/landscape plans submitted with the Certificate of Zoning Compliance should be revised to comply with these standards. iii. Landscape buffers to adjoining uses No residential uses exist or are planned adjoining this site to the west or east;therefore, no buffers are required. iv. Tree preservation There are no existing trees on this site. Tree mitigation will not be required. v. Pathway landscaping Landscaping is required along the multi-use pathway running along the Williams pipeline in accord with the standards listed in UDC 11-3B-12C. A mix of trees,shrubs,lawn and/or vegetative groundcover should be provided; the landscape plan should be revised to include shrubs as required.This is being reviewed with the Vanguard Village No. 1 final plat application. 3. Parking (UDC 11-3C): Off-street vehicle parking is required in accord with the standards for commercial districts in UDC 11-3C-6B.1. Bicycle parking is required in accord with the standards listed in UDC 1I- 3C-6G and should comply with the design standards listed in UDC 11-3C-5C. i. Nonresidential parking analysis A minimum of one(1) space is required for every 500 s.f. of gross floor area. Based on the total square footage of the structures(i.e. 7,504 s.f.), a minimum of 15 spaces are CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 8 113 required; 40 spaces are proposed.While this exceeds the required number of parking spaces, staff has concerns regarding the future parking to the west not being installed. With off-site improvements already being made, staff recommends the entirety of the western parking area is installed.Additionally, staff is increasing the capacity for children from the applicant's proposed 75 to 125 to provide flexibility for the user as the Treasure Valley continues to grow(in case of a future expansion). By paving the additional parking, it will prevent overflow parking on unimproved surfaces and will provide better integration when the surrounding properties develop. Staff recommends the site and landscape plan be revised to include the future parking to the west with this application. A loading zone is currently proposed along the front of the building without any stripping. The applicant shall stripe the loading zone as parallel parking(9' x 23') and install a planter island with a bulb out on the north portion of the loading zone to match the southern portion. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space is required to be provided for every 25 proposed vehicle parking spaces or portion thereof;bicycle parking should be depicted on the plans in accord with this standard along with a detail of the rack that demonstrates compliance with the design standards. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan underscores the significance of building design and landscaping in buffering, screening, beautifying, and integrating commercial, multifamily, and parking areas into existing neighborhoods. The elevations and renderings for the proposed structure, detailed in Section VILE below, are designed to facilitate a smooth transition from the I-84 corridor to the multi- family development to the north and from the industrial area to the west to the commercial users to the east. The neighboring buildings are expected to generally align with the proposed elevations for the daycare facility. However, the District has proposed their own design standards and if approved by Council these would govern the site. Standards: The architectural design of the proposed structures must adhere to the following standards: 1. Architectural Standards Manual: All designs must comply with the specifications outlined in the Architectural Standards Manual. 2. UDC 11-3A-19: Structures and site designs must meet the criteria listed in this section of the Unified Development Code. 3. Ten Mile Interchange Specific Area Plan (TMISAP): The design guidelines for the Mixed Employment(ME) designation, as detailed in the Application of the Design Elements table on page 3-49, must be followed. TMISAP Design Elements for HE Designated Areas Include: CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 9 F1 • Architecture and Heritage (pg. 3-32): New buildings should incorporate architectural features and details that reflect the area's historical farming and dairy activities from around 1900. • Building Form and Character(pg. 3-37): The primary fagades of the buildings must include entries. Trash dumpsters should be located away from the primary fagades, ideally at the rear, and enclosed within screened structures with at least 6-foot-tall walls. Although the proposed structures are single-story, they achieve a taller form of 22 feet in height(note: the ME designation permits buildings of 1-4 stories). The base,body, and top of the buildings are defined through variations in color, step-backs, fenestration patterns, and parapet heights. Roof-mounted mechanical equipment must be screened from view by parapets, and flat roofs with varying parapet heights are proposed. • Signs (pg. 3-46): Signage should contribute to the overall character, identity, and wayfinding system. A separate sign permit is required. • Public Art (pg. 3-47): High-quality public art is encouraged in streetscapes, public buildings, parks, transit areas, and other public projects in the Ten Mile area. Given the industrial nature of this project,which lacks public spaces,public art is not recommended. The proposed elevations align with the Architectural Standards Manual and TMISAP guidelines. The applicant must apply for an administrative design review following the completion of the Conditional Use Permit (CUP)process. However, the District has proposed their own design standards and if approved by Council these would govern the site. 5. Fencing(UDC 11-3A-6, 11-3A-7): The applicant is proposing a 6-foot fence on the perimeter of the outdoor playground. This satisfies the height requirement from the daycare facility specific use standards in UDC 11-4- 3-9. However,the fence is required to be non-scalable.Fencing details shall be provided with the certificate of zoning compliance submittal. 6. Parkways (UDC 11-3A-17): Parkways are required to comply with the standards listed in UDC 11-3A-17E. E. Transportation Analysis 1. Access (UDC 11-3A-3): Goal 6.01.02B highlights the need to minimize the number of access points onto arterial streets by implementing strategies such as cross-access agreements, access management, and the development of frontage and backage roads,while also enhancing connectivity between local and collector streets. Access to the site is proposed via La Vista Lane,a private street still pending approval, connecting to the future extension of W. Grand Mogul Way, a collector street, along the northern boundary. To support future connectivity and comply with UDC 11-3A-3A.2, a cross-access easement should be established along the southeast boundary of the site for access to and from the parcel to the south. Additionally, an access easement should be granted to the future lot to the north to facilitate use of the private street and interconnectivity between lots. These easements may be accomplished through a note on the final plat or a separately recorded easement. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page10 [115] 2. Pathways and Multiuse Pathways (UDC 11-3A-8 and UDC 11-3A-5): Goals 4.04.01 and 4.04.02 of the Comprehensive Plan emphasize the importance of linking local pathways from neighborhoods to regional pathways in commercial and community areas. In line with these goals and the Pathways Master Plan, a 10-foot wide multi-use pathway is required along the Williams pipeline and must be constructed as part of the subdivision improvements for Vanguard Village. To facilitate this, a 14-foot wide public use easement(comprising a 10-foot pathway plus 2 feet on each side)must be submitted. Additionally,pathways must be constructed in accordance with the standards outlined in UDC 11-3A-8. A pathway connection should be established to the adjacent property to the north via the driveway stub to enhance interconnectivity. Sidewalks are also proposed along the private street adjacent to the east boundary to ensure comprehensive pedestrian access. 3. Sidewalks (UDC 11-3A-17): Sidewalks are required along all streets as set forth in UDC 11-3A-17. Sidewalks are proposed in accord with UDC standards. 4. Private Streets (UDC 11-3F-4): A private street(La Vista Lane)is proposed along the east boundary of the site. A private street application has been submitted(a-2024-0088)with the final plat application that's currently in process. F. Services Analysis 1. Waterways (UDC 11-3A-6): All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A- 6. The Marvin Lateral lies along the south and west boundaries of this site within a 50-foot wide Nampa&Meridian Irrigation District(NMID) easement(20-feet left and 30-feet right) and should be piped. See comments from NMID in Section IV below. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Both the Plan and the UDC establish policy and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 11 116 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The Applicant shall comply with all previous conditions of approval associated with this development [H-2021-0081 Vanguard Village(MDA,RZ,PP, CUP—DA Inst. #2022- 0497799); H-2023-0072 Vanguard Village(MDA); A-2024-0088 PS;FP-2024-0012 Vanguard Village No. 1 —(FP); H-2023-0071 District at Ten Mile(CPAM, RZ, PP,MDA); LDIR-2024-0026 and LDIR-2024-0018]. 2. The proposed use shall comply with the specific use standards listed in UDC 11-4-3-9. Daycare Facility. The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by Title 39,Chapter 11, Idaho Code. Said proof shall be provided prior to issuance of certificate of occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. 3. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: i. Depict a minimum 5-foot wide pedestrian walkways from the perimeter sidewalk(along La Vista Lane and Williams Pipeline pathway) as shown on the concept plan;the walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-1913.4. ii. Additional shrubs and an additional tree are required in the planter island with the fire- hydrant(a minimum of 1 tree is required per planter island); alternative compliance to this standard may be requested as allowed in UDC 11-5B-5. Planter islands shall be a minimum of 50 square feet and dimensioned with future submittals. iii. Include shrubs and lawn or vegetative groundcover along with the trees within the landscape strips along the multi-use pathway within the street buffer along the eastern boundary of the site adjacent to the William pipeline in accord with the standards listed in UDC 11-313-12C. iv. Provide a fencing detail in accord with the standards listed in UDC 11-4-3-9. v. Stripe the loading zone as parallel parking(9' by 23')and install a planter island with a bulb out to match the southern portion of the loading zone. vi. Remove the two parking stalls to the north of the trash enclosure to provide an adequate ingress/egress. vii. Widen the planter island south of the trash enclosure to 5 feet in accord with UDC 11-313- 8. viii. The applicant shall restrict access to the western parking designated as future parking on the concept plan through fencing, extruded curbing,barriers,or a combination of these options. Provide additional par-king Awthef west designated as fi*ttife pafkiag on the eeneept pla to provide f6F adequate ingfess and egfess for-employees, eustemefs, and fepublie 4. The design of the proposed structures shall comply with the design standards in the Architectural Standards Manual and the design elements in the Ten Mile Interchange Specific CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 12 F1 Area Plan(TMISAP)as noted in the Application of the Design Elements table on pg. 3-49 for the Mixed Employment(ME) designation,unless otherwise modified in the Development Agreement(DA). 5. The landscaping within the street buffers along I-84, Grand Mogul Drive and LaVista Lane should be installed with the subdivision improvements associated with Vanguard Village Subdivision No. 1. However,if it's not completed prior to the issuance of the first Certificate of Occupancy within this development,this developer shall be responsible for those improvements as required with the final plat(FP-2024-0012). 6. The recent modification to the development agreement(H-2023-0074) shall be approved by City Council and recorded prior to submittal of the first Certificate of Zoning Compliance and Design Review application for this site. 7. The applicant shall provide cross access in accordance with 11-3A-3 prior to occupancy of the building. 8. A 14-foot wide public use easement(10' pathway+2' each side) shall be submitted for the proposed multi-use pathway within the street buffer within the Williams pipeline easement prior to issuance of Certificate of Occupancy. Alternatively,this easement may be provided earlier prior to recordation of final plat application for Vanguard Village Subdivision No. 1. 9. All development within the Williams pipeline easement shall comply with the Williams Developers' Handbook. 10. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and approved prior to submittal of building permit applications for this site. Building permits may be issued prior to recordation of the final plat;however,no Certificates of Occupancy shall be issued prior to recordation of the final plat for the lot on which the building(s)is located,per requirement of the most recent amendment to the DA(H-2023-0074). 11. The maximum of children allowed to be watched at any one time shall be 125,unless further restricted by the building department. 12. 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 within two (2)years from the date of approval of the subject conditional use permit; or apply for a time extension prior to that date as set forth in UDC 11-5B-6F in order for the conditional use permit to remain valid. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 13 118 B. Meridian Public Works NON-PI.XF CONDFHONS Pumm,W(mm%f}t:rnttr-mF.rir Sl#c Specific Coaditioun of Approval I. Wafa and Sewer is nM available Ur site and will rrat be available anal othcrdevdcVmcrrt cxtcrrds It to this site. 2. Wale meters arc rewired to be located in landscaping area and not in drive or walkway. 3. Walcr main eannnt go through xccpagc hod_Scpwatinn of25'ix required balm mit4*ion efforts are rnade. 4 All Scutr maim must be Irmmledwithin an Faaemmi if they wmtsida of the right of way.Water and Sewer In parallel regrire a 3V Lawmenrl. a 20'ewitmera up La orrd 10'&Im"the meter of ac rhaw to f 0'ox f osclbJr_ Rre Hd3%b=tt rt &&e a 20'teaemenl Lrp to and M'Ai oad dte hydrant S. Ensure no pertramnt;tAwmres(trams NuNL huildinpA carprdts,trash retxptaele walls,fends. infrltralion trembes,light f"L-m.eti.)arobuilt within the utility ea;crnerrL 6. Inrarne ma Sewea vcrvkx]inn parr:thmugb undagmundseapap hoak at ywalcs_ 7. A%Ucff light Plan wiL1 he roquired for the fxvclopmcnt of thik property. Gen all CundfliuosofApproval I. Applicant;1ral.1-acmydinalc water and sewer Frain si c and routing with ibc Public Work; Fkpartrncnt 2. Per Meridian City Crock(IVCX'),the applicant shall bo renpnasihlcto imtall sewarand water mains to surd dumgh this davelWxnL Applicant maybe cligihle far a reimbursancnt agreernent for inf*aRrnmime eflhaneernent pa MOC$-6r5. 3. 71uc applicant shdL provide for all.Public Wa2,x1affwcr mains ouLcide ofpublic right of way(i rrcludc all water servim and hydrants). Sewcrlwala cascrncni varies dcpernding on sewer depth.Sower 0-20 ft deep require a 30 ft cavern 20-25 fi a 46 A caa mml,and 25-.W ft a 45 ft easancrrt. Fnsuw no permanent strucuarcs(tree$buslrw,handing&carprrrts,trash reaqr xIe waLk,Rmcctr,infiiltrationtnmcher light polcs..etc.)ambuiLt within the Wility cascrrent- Submit an executed ca crnrni(on the form available fmm Public Workx} a legal derrafption prepuedhy an Idaho LicensedPmfc;i FialLandSum*zr,which mustincLudc the area oftheememort {marked EXHIBIT A)arrd m S I tY A I I"nxap witb bean ngs and dislanees(Fimrkai EXH IBrI B) far muicw.Bout cxhiWLy must be scaled signed and dated by a Professional.Imnd Suntsynr.FX) N07 RFrORD- 4. 71K City of-Meridian rcquirerr that pressurin d i ftatim systems ha supplied by a ycW-F0Ursd source of water(tMC I I-3B-6).the applicant shouLd be required to uw any existing.wiace ne weL1 walla far flw primary soruec. Tfaxurfaaz or wdL source ix no&available.a single-paint oonncctinnto the culinary watersysdem shall be required-Ifasin4cirainteonnoction is oti]Lmd~ the dcvcLoper will be res ; sihle for the payment of asscrtenxmis far Ore eammon areas prior in prim tc rcoaiving dcvclopmcnt plan appmaal- 5. Any Atiiauc� q that arc alloM1val to remain shall.be subject 0 evatua on and possihlc reamignrnent of strati addremmg to bt in o wFplianoe with MCC. 6. All irrigation ditcher,canals,latcraLs,ordraim,excimlyeof natrual watavray3,iNersmdrk , enmIng tee layingadjace t and cnrrtigrtau_cto the area heIng subdivided shall beaddre"M per UDC 11-3A--6. In performinp;uch work,the appLicartshall.oomply with Idaho Code 42-1207 and any mhcrapl&ahlelaw or Wulatinn. 7. Any wells that will not continue to be used must be Properly 2hwb oncd aec;wding lit Idaho Well. Conswdinn Standards Rules administered by the Idaho Department of Wales Ramwr xs. 7be CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 14 11,91 Dowdoper's Enginmr shall provide a stalcmcm addressing whdhrer there arc any crcisding wells in the developrnart,and if so,how they will continue to he used,nr provide record of their atkandrmmurt. R. Anycxi-&ng.;cptic;y;lermwilhin this project shall be renuv ad form service perCity(Wimanee Sccu—9-l-4 and 44 S. Cca=Canal District Health forahandonmau pnxcduro and impectiorrs(209)375-521 L 4. AllimproYcnxmL%relatedtopublicIife,safcty and healthshallhocomplctedprior0occupancy ofthe stnxmr-N- I0. Applicant shall be rcquirad to pay Public Works devolqmxr m plan review,and oon.4mm ion inkpcction foes,m determined during the plan review prcroets,prior lathe issuarrcc Ma plan appmual letter. 11. It shall.he the mpimm-bilityofthe applk"to cnsurc that all dcvclaqunarrt fc;h comply with the Anwr"m with Di QNUtics Aot and the Fair Hnu ing Aet 12. Applicant shall be responsible for application amd eompliamee with any Sodion 404 Pamtting that may he mq um d by the Army Corps of FiWnecrs- 13. f]cvclnper shall owrdinmic n=lhm Locatioo;with the McridUm Post Of i= 14.ConVar-tiontot rendis shall be submitted iathc Meridian Building Departmerrt far all building pads raxivi ng cnginaral backfill,where foaling would sit atop fill matariril. 15.7hc design cngin=shill be required to certify that the Kb-oft orniorli rre elevations are Rd a minimum of3-fax dhow the highest a lablishod pcak.@uAmdwairrr dcvatinn_ This is to aLmo thatthehotimcicvationoffthe,xawl spaomofhors m isatIcsst L-RkAabove. 16.71ic applicmc-i 4Nigp engineer shall he rarprwLsihle far imspootiom of all irrigation andlnr drainage facility within this project that do am fall undertk jurisdictioriofm irrigatinndistrict or ACHD.The da ign eaginax shall provide ccriifrcatiom that the facil itim have head installed in acbxdmoc with the apprrwad design plarm Thks c tification will he required hcforc a cerGfrcame ofoccupamy is issued fix any stnkcmmawithim the project. 17. At the a3mpldion of the prjoM the applrcani shall he mpomiblc to suhmit Foomd drawings pa the City of Mcridian AWnCAD A uu1srds- 7hcae nmord drawings must he rcxived and apprrwcd prior tb the issuance of a ocruficaiion of nocryramcy for am}4Ukhomms within the project 19. A street light plan will Hood to he incl uded in the civil conswciicm plans-Strict light plan requirements arc listed in section fry nfthe Imprmemcm Marrdards few Straw Lighting,Aaryry of the utandards cm be fcwid at hltp:rruww.macridiarucity_orRrirulrlic works ypx''id-272. 14.The City of Meridian rcquifo than the minor post tathc City a perfornianoe surety in the anxwurt of 1251%of the total com.mie irm c[rsi for all incomplete wgla,water and reutic infrm4nKtum prior to final plat yignatura Thia surety will.be verified by a I Im item east estimate prcwided by the owner up the City-The surety can he pnsial in th¢form of an irrcr+ blc letter ofcmdit,cash deposit or hand.Applicarft must fi le an application for-nmety,which can be found on the Community Doveloprnrni Dolmruuari wchsitc. Please cunt Land Development Suvicc for nwm information at"7-2211- 20.71c City of Meridian rcquirei that the cruncr post to the City a warranty surety in the mymrrt of 201/.of the total oownirlicm curt for all mraplel d§mwa,water and reuu infra truemm for duration of two years-This surety will be vctLfwd by a lint item cavil estimate provided by the owtucr to the City-The surdy can he Nm=d in the form ofan irrevocable]ether ofcrodit,cash deposit or bond.Applicant must fi Ic an applicaticm fix surety,which can be found on the Community Development f]grartnx%u wcbsiic. Phasecrmtact Iand Developwrt Scrvicc for nwm information at"7-2211- CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 15 [120] C. Nampa&Meridian Irrigation District ._j 1503MTSTREErSOM NAMPA.IDAHOMAS1-43F5 FAX 02C$463- p nrcid ug QMCE, No<npu WO46671361 SHOP. Nampa 21)a 4M-ad63 August 12,2024 City Clcik's Offiicc City of Meridian 33 E.Broadway Aventre,Suite 102 Meridian,ID 93 642-26 10 RE: H-2024-00301 TTcavure Valley Law Err furrement ChiIdcareCenter; 1085 S Ten Mile Rd Ta Whom it May Ctanccttl= Nampa}&.Meridian Irrigation District(NMI€})requires a filed Land Use Change hppIicaiiaa to review prior to finat platting. All private latclals and wastq ways must he RMIl9ctnd. The Districts Marvin Lateral courses along the south and west boamdaTle3 of this prop". The DiAticts easemenl for the Marvin Lateral at this location 1s a minimum of fifty fees(S(Y)total,twenty feet(2n left and thirty feet(30')right. This casement must he protected. Any cncrnschment without a signed Irieenm Agmement and approved Plan hcfovecorwtruefinn iaunacceptahle. All mtnicipal surface drainage must be retained on site. [favy municipal surface drainage leaves the site,NMII)must review drairage plans.Qeuelopet roust eDinply with Idaho Code 31-3805.Please feel free to Conlia me for Curther infonnalkm. "nccrciy, David T.Duvall Aso.water Snprrintendcm Nampa&Meridian Irrigation Nshr ct u'fo leol Cc, Officdfile S.Par�deav A_Wolfe Appliuni CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 16 [121 D. Ada County Highway District(ACHD) ACHD aWnawnr4 nnnOKn ��Gtn.YK.�iryrwn 5.-Haii.ss#nn.rli..v. / r4rk F +s7 Orly 9,2024 7n_ EILte me Ak m.Sm Vemwas Adlqurm 1144 S Si&%nib"Way.Sude 510 Menalan,If}A3En2 Subject M?P21-Mlaf HI-X24t= 1W5 S Ten Mile Road Treas&e VSMV Law Enfamement Childexe Cemer On M&ch S.2022.the Ada Ccrrtily Hghwey Dowl approved NIP1021-M031 H-2021-0081.On Vongmr0 Vdap$Lodlw ,kv{*nsvWw-the sit-3pF ile Wndkbon3 4I awr"a1w Mlyr 10 NER24-00fA f H-2424-003Q Trea wre Valley Law En1arcernent Childcare Center II ym have er►y queen,pleeee Ieel t+es to aoMKI me at I2M1 387-93U Srtioaroty, Sam StErldel &simanl Trefk Enginew Dewelopment tSwvloes cc: Sonya Allen ana Bill Parsorm,Cdy of Wridien connecting you W MCW9 Ada F HI 4*ft Prwr7-TMfWin Rim-rwdwn Cep%ID.E37W RMTf8N1-6M'FKJAG71 -WppMwMkLW%g4R V. FINDINGS A. Conditional Use(UDC 11-511-6E) The commission shall base its determination on the conditional use permit request upon the following: CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 17 [122] 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. Commission finds the site is large enough to accommodate the proposed use and meet all dimensional and development regulations of the M-E zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Commission finds the proposed daycare use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Commission finds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Commission finds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Commission finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 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. Commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Commission finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 18 [123] 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. VI. ACTION A. Staff: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan,UDC with the conditions included in Section W. and Findings in V. B. Commission: The Meridian Planning &Zoning Commission heard this item on 9/5/2024. At the public hearing, the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Elizabeth Allen b. In opposition: None c. Commenting: Colin Ronhaar d. Written testimony: Elizabeth Allen e. Staff presenting application: Nick Napoli f Other Staff commenting on application: Bill Parsons and Kurt Starman 2. Ke. ids) of public testimony a. None 3. Ke. ids) of discussion by Commission: a. The western parking being paved or blocked off to prevent driving, parking, and walking on the unimproved area. 4. Commission change(s)to Staff recommendation: a. Commission modified condition 3.viii to restrict access and parking on the unimproved area along the western portion of the site. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 19 [124] VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend - Y - Project Location a ?� Area of Impact OAnalysis NMI y 2. Zoning Map Legend g L R 2 ® Project Location ply _� R,.— R-4 Area of Impact RUT L OAnalysis rl � m__ R-2 R_8 �S11PM R-a 3 R-151 RUT Ny_E R 15 l - Mill CN IL o C2 L�j" R-40 TN-C C-C C-G M2 hi H-E RiIE R1 RR � M-E RUT R-2 R-8 R-15 •��C� CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 20 [125] ;;: J �.•°:: .PINE. a - W U � FRANKLi Z JJ _ N. •j IIIIIIIIIIIl11111�Z`:..::����' =lllllllllllllllllli�""��'01/ERLANp ■ --- VIII - i•1�'��a ' 'NJ�Im ■dam�� :••'7:::::ii�::::::::::f - 111 •!. 9inuul e'e-n'�iT-�v�qi �5r,--.�: ino,�.`, ': C::� + _ =�.: �:•�•,i r ➢•'.:•Big.--• LU V 1•�I Y .ixm n.nm sii,..:��,,.�:�::,: U I e El�l�iilo— J y,"��1lilllllu��' IIII � a �•Il�r■1'1a Illlllll lllllllgll�` , .. 1i1 I = gq r II 111�111 fiN■■ lot RMA I B. Service Accessibility Report PARCEL S1215427850 SERVICE ACCESSIBILITY Overall Score: 25 17th Percentile Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from Parcel GREEN F Iood pla i n Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route ='E--OV Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets plan) matches existing (#of lanes) School Walking Proximity From 1/2 to 1 mile walking 'YELLOW School Urivability Nat within 2 miles driving of existing or future school Park Walkability No park within walking distance by park type Repart gerera-9a an U-2&2024 by M.iERIDI:,Vjr,31& CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 22 [127] C. Site Plan(date: 6/14/2024) )r ; _ �� _ neae�n loom �' III � ---•-- �`;. .....�.... ��I��, Lu I - O r ; it , yi SixE RPN 1 Eq �lillva +I Mtly it I4' C-1-Q CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 23 [128] D. Landscape Plan(date: 6/14/2024) a nRawsn ,.,,..a.. §. 9 W m I; CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 24 [129] E. Building Elevations(date: 6/14/2024) ExrtnwasnR�wruuia �.�.o �`' �� i`4ElATA. �.. .o •---'......moo -��� �iGr�r.Ce!e w..,, �.,.._..,.. FLEVFTI[1N �n+irT `r•S J Y kw- 'ILLY fnct� �� l aV e a o v _ Jf1 HEVFTgrr __— ��' exreRiOR ELEVATIONS L•J• nVATIM CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0030] Page 25 [130] E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning & Zoning September 19, 2024Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 ZoningAerialFLUM The trees that were slated to remain but were removed from the thirtybuffer along N. Eagle Road shall be replanted.five (35) foot landscape - Rezone Area Conceptual Development Plan Zoning MapAerial MapFuture Land Use Map Zoning MapAerial MapmapFuture Land Use Aerial MapFuture Land Use MapZoning Map Changes to Agenda: Item #4: Life Church (H-2024-0024) Application(s):  Comprehensive Plan Future Land Use Map Amendment  Rezone Size of property, existing zoning, and location: This site consists of 6.72-acres of land, zoned I-L, located at 3323 E. Commerce Court. History: AZ-01-013, CZC-09-021, CUP-11-003, CZC 11-060 Comprehensive Plan FLUM Designation: Industrial Summary of Request: The Applicant requests an amendment to the FLUM in the Comp Plan to change the designations from light Industrial (I-L) to C-G to allow for the uses of Life Church and the Bible College which would be principally permitted uses. Rezone of 6.72-acres of land from the I-L to General Retail and Service Commercial District (C-G) zoning district. Background: The project site is located at the southeast corner of Eagle Road and E Commercial Court. The site consists of two parcels which total approximately 6.72-acres. The parcels are lots in the Commerce Park Subdivision recorded in 1979. In 2011, Life Church requested approval of a Conditional Use Permit (CUP) for the operation of a church in an existing warehouse building in an I-L (Light Industrial) zoning district (CUP-11-003). Although a church is not listed in the Comprehensive Plan as a preferred use in Light Industrial areas, it is designated as a conditional use in the Unified Development Code (UDC). Because the proposed use will be on the periphery of most of the industrial activity occurring in the area and there are staggering hours of operation, staff believed the Church activities would not interfere with the adjacent uses. Furthermore, the building was currently vacant and being underutilized and the Comprehensive Plan encourages the adaptive reuse of existing developed sites. For these reasons, Staff found that the request generally conformed to the Comprehensive Plan. As the CPAM is needed to rezone the property from the I-L zoning district to the C-G zoning district, staff is recommending the applicant enter into a development agreement with the City. CPAM Amendment: The current Future Land Use Map (FLUM) designation for the properties is General Industrial and the zoning district is light industrial (I-L). The applicant is requesting a Comprehensive Plan Map Amendment (CPAM) to change the FLUM to accommodate a rezone to C-G to allow for the uses of Life Church and the Bible College which are principally permitted uses. Mixed Use Regional, MU-RG is adjacent to the property to the west; and Commercial FLUM is adjacent to the south and southwest. After reviewing the comprehensive plan and nearby properties, staff believes the requested commercial designation is appropriate given the proximity to the railroad and surrounding industrial uses. Additionally, the Commercial FLUM designation, which already exists to the south of this property, further supports this recommendation. Industrial: The Comprehensive Plan identifies Industrial land uses as a designation that allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and offices uses. Sample zoning include: I-L and I-H. Commercial: Commercial land uses are identified as a designation that 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 C-G zone is defined as the largest scale and broadest mix of retail, office, service, and light industrial uses within close proximity to interstate or arterial intersections. Staff’s analysis of the CPAM request are as follows: 1. Alignment with Existing Uses:  The current uses (church and bible school) fit better within the Commercial designation, where such uses are principally permitted.  Under the General Industrial designation, educational institutions are prohibited, and churches require a CUP. 2. Compatibility and Planning Goals:  C-G Zone Characteristics: Suitable for the largest scale and broadest mix of retail, office, service, and light industrial uses, especially near interstate or arterial intersections.  Surrounding Zoning: The properties to the south and northwest are zoned C-G, indicating that a change to C-G would be consistent with existing land use patterns and zoning designations. 3. Site Design and Community Impact:  The Commercial designation will facilitate the continued operation and potential expansion of the church and bible school, promoting a more coherent and compatible land use pattern.  Changing the FLUM designation to C-G supports the existing uses on the property and aligns with the surrounding commercial and mixed-use areas. Given the proximity to the railroad, the surrounding industrial uses, and the existing commercial zoning to the south and northwest, staff finds that the requested Commercial FLUM designation (C-G) is more appropriate for this location. This designation aligns with the existing and desired land uses and supports the continuation and expansion of the church and bible school. Written Testimony: Tim Wallace – wants assurance that if the CPAM is approved that his property will not be affected and will maintain the same rights they have with the current zoning. Wanted to make sure they would not be subject to any new limitations of being next door to a C-G zoned property. Staff Recommendation: Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone per the provisions in Section V in accord with the Findings in Section VI. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0024, as presented in the staff report for the hearing date of September 19, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0024, as presented during the hearing on September 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0024 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Item #6: Item #7 Item #8: Pivot Pointe Subdivision (H-2024-0029) Application(s): Annexation and Preliminary Plat Size of property, existing zoning, and location: This site consists of 7.64 acres of land, currently zoned RUT in Ada County, located at near the corner of W. Pine Avenue and N. Black Cat Road History: N/A Comprehensive Plan FLUM Designation: Medium Density Residential (MDR) Summary of Request: The applicant proposes annexation of 7.98 acres of land with R-8 zoning district; and preliminary plat consisting of 41 building lots, 10 common lots currently zoned RUT. The subject site abuts an R-8 development to the east, west and southwest, Chesterfield Subdivision No. 1, Horse Meadows Subdivision, and Alexanders Landing Subdivision; to the southeast is county residential not yet annexed into the City of Meridian; and to the north is W Pine Avenue. The subject property is designated as Medium Density Residential on the future land use map consistent with the approved surrounding developments. The Applicant proposes a 41-lot subdivision and 10 common lots for single- family residential detached homes at a gross density of 5.37 units per acre, which is within the desired density range of the MDR designation. Staff recommends the removal of lot 2 Block 1 to create a more integrated open space and avoid conflict points at the intersection of N. Biltmore and Pine. Access: Access is proposed via N. Biltmore Avenue and W. Quarterhorse Lane. The subject property is dependent upon the development of Horse Meadows Subdivision directly to the west to reconstruct a portion of W. Quarterhorse Lane (existing private road) as a public street, to provide a secondary access to this site. Access off of W. Pine Avenue via N. Biltmore Avenue shall align with N. Biltmore Avenue on the north side of Pine. ACHD found the alignment to not meet their policy and this shall be revised with the submission of the final plat. Horse Meadows Subdivision has submitted their final plat but it has not been recorded with the county; therefore, there is only one access abutting the site. Landscape Buffers: A 20-foot wide street buffer is required adjacent to Pine, a collector street. This buffer should be landscaped per the standards listed in UDC 11-3B-7C and placed into a common lot that is at least as wide as the required buffer width; this common lot should also contain the detached sidewalk required along both roadways. The original landscape plans appear to show compliance with these requirements. Common Open Space and Amenities: A minimum of 15% (or 1.14 acres based on 7.64 acres) qualified open space is required to be provided in this development per the standards listed in UDC 11-3G-3. An open space exhibit was submitted that depicts 1.24 acres of common open space for the development with 1.15 acres of this area as qualified open space (see Section V.E). There are two (2) main open space areas proposed within Pivot Pointe, the linear open space along the Kennedy Lateral, and the linear open space located on Lot 19, Block 1. The large central open space area is approximately 45,935 feet in size and is the largest usable common area within the project. The applicant proposes to use the irrigation districts gravel access road and pave a micro-pathway that runs through the open space for pedestrian connectivity and the irrigation districts access. This linear open space connects with the Chesterfields Subdivisions open space. It is depicted with trees and a community fire pit. Staff recommends the applicant provides a 5-foot micro pathway in Lot 19, Block 1 to provide convenient access and pedestrian connectivity. UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The project size of 7.64 acres requires a minimum of one (1) amenity point (1 point for every 5 acres). According to the submitted plans, the Applicant is proposing the following amenities worth 2 amenity points: Outdoor fire ring (1), and A pathway (1) which does not meet the requirements to qualify for a point. In order for the pathway to count towards the amenity requirements it shall be paved and landscape in accord with UDC 11- 3A-8 and 11-3B-12.C to connect to N. Biltmore Avenue and W. Pine Avenue. If the irrigation district does not allow for these improvements within the easements the applicant shall provide an additional qualifying amenity equaling one point or more with the final plat application. Building Elevations: Twelve (12) conceptual building elevations and floor plans were submitted that demonstrate what future homes in this development will look like (see Section VII.H). Variations of one and two-story homes with a two-car garage are proposed. The submitted elevations depict a number of different architectural and design styles with field materials of lap siding, differing color accents, roof profiles, and varying of home styles. Staff finds these elevations to meet our architectural standards and follows the city’s standards. Written Testimony: \[name(s)\] - \[issue(s)\] Staff Recommendation: Approval of the proposed annexation with the requirement of a Development Agreement and preliminary plat per the conditions and according to the Findings in the Staff Report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- th 2024-0029, as presented in the staff report for the hearing date of September 19, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- th 0029, as presented during the hearing on September 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0029 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #9: Meridian OZ (MCU-2024-0002) Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 2.39 acres of land, zoned R-40, located at 1475 E. Franklin Road. History: The first MDA & CUP applications (H-2022-0073 Meridian OZ Apartments) for a 60-unit multi-family development at a density of 25 units/acre was denied by Council due to the density not aligning with that contemplated in the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The previous CUP was approved for a 36-unit multi-family development at a density of 15 units/acre. Comprehensive Plan FLUM Designation: Mixed Use Community (MU-C) Summary of Request: The applicant is requesting a modification to the approved conditional use permit to redesign the site and change the bedroom count. The original CUP was approved with 36 units and all of them being 2-bedrooms. The applicant has decided to change the bedroom count to 18 1-bedroom and 18 2-bedroom units. Additionally, the site was redesigned to reduce the building count from 8 to 3 buildings. The original plan shows 8 garden style apartment buildings while the new plan is 3 climate-controlled apartment buildings. Access: Access is proposed via S. Locust Grove Rd.; no access is proposed or allowed via E. Franklin Rd. The existing curb cut on Franklin Rd. should be removed with development and curbing extended across the driveway. The applicant has provided a cross- access/ingress-egress easement and driveway with a pedestrian walkway to the property to the south and west for future interconnectivity in accord with UDC 11-3A-3A.2. Landscape Buffers: A 25-foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a landscape setback of 35-feet to be provided beyond the required right-of-way of Franklin Rd.; the proposed plan depicts a 50’+/- landscape setback in accord with this provision. Common Open Space and Amenities: A total of 16,664 s.f. (or 0.383 acre) of common open space is proposed when only 9,000 s.f. (or .21 acre) is required. The redesign of the site has created more open space for residents and has made the project more integrated. Given that all units are between 832 sq. ft. and 1,073 sq. ft., the total required open space is 36 units × 250 sq. ft. = 9,000 sq. ft. (or 0.21 acres). For multi-family developments between 20 and 75 units, three (3) amenities shall be provided with at least one (1) from each category. The following amenities are proposed from each of the following categories: 1) Quality of Life – Outdoor clubhouse and enclosed bike storage; 2) Open Space – Picnic area; and 3) Recreation: pathway; 4) Multi-modal: Bike repair station. The proposed amenities meet the minimum standard. Parking: Based on (18) 2-bedroom units and (18) 1-bedroom units, a minimum of 67 off-street parking spaces are required, including four (4) spaces for guest parking, with 36 of those in a covered carport or garage. Accessible parking is required in accord with ADA standards. A total of 73 spaces are proposed, including 36 covered spaces, meeting the minimum requirement. Building Elevations: Schematic renderings were submitted for the proposed 3-story structures. Building materials are anticipated to consist of a mix of EIFS siding and mixed metals for accents with a neutral color scheme throughout. To provide variation in profile, Staff recommends the buildings incorporate modulation and pedestrian scale elements. The final design of all structures is required to comply with the design standards in the Architectural Standards Manual. The applicant has modified the elevations to better suit the surrounding buildings and the cities architectural standards. Written Testimony: \[name(s)\] - \[issue(s)\] Staff Recommendation: Approval with conditions. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number MCU- th 2024-0001, as presented in the staff report for the hearing date of September 19, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number MCU- th 2024-0001, as presented during the hearing on September 19, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number MCU-2024-0001 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from September 5, 2024 for Life Church (H-2024- 0024) by Ella Passey, Land Group, located at 3323 E. Commercial Court Application Materials: https://bit.ly/H-2024-0024 A. Request: CPAM to amend the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 6.72 acres of land from Industrial to Commercial. B. Request: Rezone of 6.72 acres of land from Light Industrial (I-L) to General Retail and Service Commercial District (C-G) zoning district for the expansion of Life Church and the operation of Life Bible College. 131 PUBLIC HEARING SIGN IN SHEET DATE : September 19, 2024 ITEM # ON AGENDA : 4 PROJECT NAME : Life Church ( H = 2024- 0024 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 4ca 2 . : l,� o ve t I i I K I ( Z 2 22s� tg e 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 9/19/2024 Legend i DATE: Project Locationt__ -'._5 TO: Planning&Zoning Commission Area of Impact -4-= City Limits FROM: Linda Ritter,Associate Planner O Analysis , 208-884-5533 ` lritter@meridiancity.org APPLICANT: Ella Passey,Land Group _ SUBJECT: H-2024-0024 Life Church CPAM RZ W' - LOCATION: 3225 E. Commercial Court located in the SW 1/4 Sec 9,T. 3N,RIE r I. PROJECT OVERVIEW A. Summary Amendment to the Comprehensive Plan Future Land Use Map(CPAM)to change the future land use designation on 6.72-acres of land from Industrial to Commercial and Rezone(RZ) of 6.72- acres of land from Light Industrial(I-L)to General Retail and Service Commercial District(C-G) zoning district for the expansion of Life Church and the operation of Life Bible College. B. Issues/Waivers The Life Bible College (LBC),which is a two-year accredited school for adults all ages,has been operating at the school since 2012 without approval. The CPAM and rezone will allow the school to continue as education institutions are not permitted in the I-L zoning district. C. Recommendation Staff. Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone per the provisions in Section V in accord with the Findings in Section VI. D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 132 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Church and Education Institution - Proposed Land Use(s) Church and Education Institution - Existing/Proposed Zoning I-L/C-G VII.A.2 Existing/Proposed Future Land Use Industrial/Commercial VII.A.3 Designation Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 7,2024 Neighborhood Meeting 5/21/2024;4 attendees Site posting date 9/4/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes, Staff Report - • Commission Action Required No - • Access SH 55 (Eagle Road)and Commercial Court(Existing) - • Traffic Level of Service ACHD does not set level of service thresholds for State - Highways or commercial streets ITD Comments Received Yes,letter IV.1 Meridian Fire No Comments IV.0 Meridian Police No Comments IV.D Meridian Public Works Wastewater Distance to Mainline: less than 500 ft.from parcel;Impacts IV.B or Concerns:No Meridian Public Works Water Distance to Mainline: available at the site;Impacts or IV.B Concerns:No See City/Agency Comments and Conditions Section and the public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics 133 Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel: R1527260042 Date Retrieved:2024/7/22 Parcel Count Parcel Acreage Infill Indicator: 169 Surrounding Area 240 14"/0 Not City (7) (3 ® City Limits 1,284 1,459. ■ Not City 6 Household Change Household & Population Growth Households 02020 Population Change: 33.6% population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses Single-familv All Addresses 41 37% ❑ Multi-family 26% 0 ❑ Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed I I I I Proposed i Pending Pending Approved Approved 0 50000 100000 150000 200000 250000 0 500 1000 1500 Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics F134] Figure 3: Service Impact Summary ImpactService • • Ready a O O O O O O O O Marginal Caution O O °.°a �o City of Meridian Department Report II. Community Metrics 135 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The current Future Land Use Map(FLUM)designation for the properties is General Industrial and the zoning district is light industrial(I-L). The applicant is requesting a Comprehensive Plan Map Amendment(CPAM)to change the FLUM to accommodate a rezone to C-G to allow for the uses of Life Church and the Bible College which are principally permitted uses. Mixed Use Regional,MU-RG is adjacent to the property to the west; and Commercial FLUM is adjacent to the south and southwest. After reviewing the comprehensive plan and nearby properties, staff believes the requested commercial designation is appropriate given the proximity to the railroad and surrounding industrial uses. Additionally,the Commercial FLUM designation,which already exists to the south of this property, further supports this recommendation. Industrial: The Comprehensive Plan identifies Industrial land uses as a designation that allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and offices uses. Sample zoning include: I-L and I-H. Commercial: Commercial land uses are identified as a designation that 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 C-G zone is defined as the largest scale and broadest mix of retail, office, service, and light industrial uses within close proximity to interstate or arterial intersections. Staff s analysis of the CPAM request are as follows: 1. Alignment with Existing Uses: • The current uses(church and bible school)fit better within the Commercial designation, where such uses are principally permitted. • Under the General Industrial designation,educational institutions are prohibited, and churches require a CUP. 2. Compatibility and Planning Goals: • C-G Zone Characteristics: Suitable for the largest scale and broadest mix of retail, office, service, and light industrial uses,especially near interstate or arterial intersections. • Surrounding Zoning: The properties to the south and northwest are zoned C-G, indicating that a change to C-G would be consistent with existing land use patterns and zoning designations. 3. Site Design and Community Impact: • The Commercial designation will facilitate the continued operation and potential expansion of the church and bible school,promoting a more coherent and compatible land use pattern. • Changing the FLUM designation to C-G supports the existing uses on the property and aligns with the surrounding commercial and mixed-use areas. Given the proximity to the railroad,the surrounding industrial uses,and the existing commercial zoning to the south and northwest, staff finds that the requested Commercial FLUM designation City of Meridian I Department Report III. Staff Analysis 136 (C-G)is more appropriate for this location. This designation aligns with the existing and desired land uses and supports the continuation and expansion of the church and bible school. Table 4: Proiect Overview Description Details History AZ-01-013,CZC-09-021,CUP-11-003,CZC 11-060 Phasing Plan None Residential Units N/A Open Space N/A Amenities N/A Physical Features Railroad tracks to the south of the property Acreage 6.72 Lots 2 Density N/A B. History and Process The project site is located at the southeast corner of Eagle Road and E Commercial Court. The site consists of two parcels which total approximately 6.72-acres. The parcels are lots in the Commerce Park Subdivision recorded in 1979. In 2011,Life Church requested approval of a Conditional Use Permit(CUP)for the operation of a church in an existing warehouse building in an I-L(Light Industrial)zoning district(CUP-11- 003).Although a church is not listed in the Comprehensive Plan as a preferred use in Light Industrial areas, it is designated as a conditional use in the Unified Development Code (UDC). Because the proposed use will be on the periphery of most of the industrial activity occurring in the area and there are staggering hours of operation, staff believed the Church activities would not interfere with the adjacent uses. Furthermore,the building was currently vacant and being underutilized and the Comprehensive Plan encourages the adaptive reuse of existing developed sites. For these reasons, Staff found that the request generally conformed to the Comprehensive Plan. As the CPAM is needed to rezone the property from the I-L zoning district to the C-G zoning district, staff is recommending the applicant enter into a development agreement with the City. C. Site Development and Use Analysis The Applicant proposes an amendment to the FLUM to change the existing Industrial designation to Commercial. The Commercial designation provides a full range of 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 continue to operate the church and an education institution within the existing building. 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing church on the western property that was approved with CUP-11-003. The applicant is proposing to increase the size of the existing building an additional 68,832 square feet for a total of 112,779 square feet with associated parking and landscaping per the UDC. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing to expand the church and continue operating of Life Bible College (LBC). LBC is a two-year accredited school for adults of all ages. LBC was not permitted as City of Meridian I Department Report III. Staff Analysis 137 part of the approved CUP for the church and has been operating since 2012. In order for the school to continue its operation, the applicant has requested a CPAM and rezone to change the zoning from I-L to C-G as education institutions are not permitted in I-L zoning district. 3. Dimensional Standards (UDC 11-2): In the I-L zoning district, a ten (10)foot landscape buffer is required for E. Commercial Court.A thirty-five(35)foot landscape buffer already exist along N. Eagle Road as it is a corridor entryway. Parking lot landscaping shall adhere to the requirements of UDC 11-3B- 8.A landscape buffer is not required for non-industrial uses other than residential. The property is not adjacent to any residential uses. The maximum building height for this area is fifty(50)feet. The requirements are the same in the C-G zoning district, except the maximum building height is sixty-five (65)feet). 4. Specific Use Standards (UDC 11-4-3): The applicant shall meet the requirements for Education Institution (UDC 11-4-3-14) and Church or Place of Religious Worship (UDC 11-4-3-6). D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan 5.01.02A, Comp Plan 5.01.02D, UDC 11-3A-19): Staff shall ensure the application maintain and implement community design ordinances, quality design criteria, and complete street policies to set quality standards citywide. The design of the existing structure was approved in 2011 CZC-11-060 and DES-11-037. Per the Plan policy above, staff will ensure the appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. The proposed addition will be required to obtain a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES)approvals before the submittal of a building permit. CZC and DES approval shall occur prior to building permit issuance. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The applicant is required to construct a ten (10)foot wide landscape buffer along E. Commercial Court, a local street, as there is existing landscaping along N. Eagle Road. In addition,per UDC 11-3B-8, at least 5 feet of landscaping is required along the perimeter of vehicle use areas (i.e. drive aisles). The applicant is also required to replace the trees that were part of the approved landscape plan as shown in Exhibit VII E that were removed from the landscape buffer along N. Eagle Road. These trees should be included on the landscape plan submitted with the Certificate of Zoning Compliance and Administrative Design Review application. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. iii. landscape buffers to adjoining uses City of Meridian I Department Report III. Staff Analysis 138 Per UDC 11-2C-3 standards, no buffer is required for non-residential uses as there are no residential uses adjacent to the properties. iv. Tree preservation Per UDC 11-3B-10, existing trees that are retained shall be protected from damage to bark,branches, and roots during construction. The City of Meridian parks department arborist shall approve the protection fence(s)prior to construction. Any severely damaged tree shall be replaced in accord with subsection C5 of this Section. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred (100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five (5)four-inch caliper trees,or seven(7) three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The trees that were slated to remain but were removed from the thirty-five (35)foot landscape buffer along N. Eagle Road shall be replanted. f City of Meridian Department Report III. Staff Analysis 139 I ' :-xis ..': :rxJ.�`..s yia.•yJ�. - ':wl_rr Fr" ��T� There are no existing trees in the area identifiledfor the church addition. PU -VA a- .q City of Meridian Department 1Report 111. Staff Analysis The existing landscaping along the east side of the developed lot shall be protected during construction. 4. f S H� ri ............. JJ} _ f v. Storm integration Per UDC 11-3B-11, the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated, well designed stormwater filtration swales and other green stormwater facilities into required landscape areas, where topography and hydrologic features allow if part of the development. vi. Pathway landscaping No pathways are being proposed or required for this development per the Parks Department, therefore pathway landscaping is not required. 3. Parking (UDC 11-3C): The purpose of this article is to provide regulations and standards for off street parking and loading facilities with the intent to provide off-street parking areas, minimize traffic hazards and congestion, and mitigate impacts on surrounding properties All parking areas shall be designed and constructed to provide the type and number of off-street parking spaces required by Section I1-3C-6 of this Article, and designed as required by this section. Off- street parking for commercial is required to be provided in UDC 11-3C-6 based on the gross floor area. i. Nonresidential parking analysis In commercial districts, the requirement shall be one (1)space for every five hundred (500)square feet of gross floor area, except for self-service storage facilities which shall only require parking based on the gross floor area of any office space. As the zoning is changing from industrial to commercial, the total number of parking spaces required is City of Meridian I Department Report III. Staff Analysis 141 two hundred twenty-six(226). The applicant is proposing two hundred-fifty (250)parking spaces (115 existing and 135 proposed). This exceeds the UDC standards. ii. Bicycle parking analysis A minimum of one (1) bicycle parking space is required for every 25 vehicle parking spaces per UDC 11-3C-6G. Based on 578 vehicle parking spaces, a minimum of twenty- three(23) bicycle parking spaces is required. An example of the bicycle rack has been depicted on the site and landscape plans. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Administrative Design Review(DES)and Certificate of Zoning Compliance (CZC)approval is required before building permit submittal for the church addition. The submitted elevations and site plan will be fully analyzed with the future applications. Conceptual building elevations were submitted for the proposed church addition as shown in Section VIII.E. Final design is required to comply with the design standards in the Architectural Standards Manual(ASM). E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): The applicant shall be required to reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. Staff shall require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. Access to the property is from E. Commercial Court via N. Eagle Road. 2. Pathways (Comp Plan 3.07.OIE, UDC 11-3A-8): The Meridian Pathways Master Plan should be integrated into the site development review process to ensure plan pathways are built out as adjacent land develops. There are existing pathways on the property an no other pathways are being proposed or required for the proposed development. There is an existing ten (10)foot wide multiuse pathway along N. Eagle Road, no additional pathways are required. 3. Sidewalks (UDC 11-3A-17): There is an existing detached ten (10)foot wide sidewalk/multiuse pathway along N. Eagle Road. The applicant will be required to install a five (5)foot wide sidewalk along E. Commercial Court with the church addition. F. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. City of Meridian I Department Report III. Staff Analysis 142 2. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City. 3. Utilities (Comp Plan 3.08.02A, Comp Plan 3.08.02C, UDC 11-3A-21): Staff will communicate planning efforts with local decision makers and utility service providers, including irrigation districts, energy, natural gas, solid waste, and telecommunications. Staff will regularly coordinate with other public utilities and essential service providers and annually review master plans for public facilities and services; update as needed. Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot (20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 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 annexation ordinance adoption,and the developer. NOTE: A Certificate of Zoning Compliance and Administrative Design Review application shall not be submitted until the Rezone Ordinance is approved by City Council. 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: a. Future development of this site shall be generally consistent with the conceptual development plan and building elevations included in Section VIII and the provisions contained herein. b. The only uses allowed to operate on the property are church or place of religious worship (UDC 11-4-3-6)and education institution(UDC 11-4-3-14). B. Meridian Public Works See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=351925&dbid=0&repo=MeridianCit X C. Meridian Fire Department No comment D. Meridian Police Department No comment E. Meridian Park's Department No pathways required with this application. City of Meridian I Department Report IV. City/Agency Comments & Conditions 143 F. Meridian Irrigation Districts 1. Nampa&Meridian Irrigation District See public record(copy the link into a separate browser) https://weblink.meridianciU.oLvlWebLinkIBrowse.aspx?id=351925&dbid=0&repo=MeridianCit Y G. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) https://weblink.meridiancity.orzlWebLink/Browse.aspx?id=351925&dbid=O&repo=MeridianCit Y H. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) hggs://weblink.meridianciV.org/WebLink/Browse.aspx?id=351925&dbid=0&repo=Meridian Cit Y I. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/Browse.aspx?id=351925&dbid=0&repo=MeridianCit Y V. FINDINGS A. Rezone(UDC 11-5B-3E) 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 Applicant is proposing to rezone the subject property with C-G zoning to keep the existing LBC in operation and expand the existing building without having to go through the Conditional Use Permit process. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to C-G and development generally complies with the purpose statement of the commercial districts in that it will contribute to the range of commercial opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed commercial uses should be compatible with adjacent industrial and commercial uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as a rezone, not an annexation, is proposed. City of Meridian I Department Report V. Findings 144 B. Comprehensive Plan(UDC 11-513-71)) 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 amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. Staff finds the proposed amendment to C-G is consistent with the Comprehensive Plan in that the proposed development will provide a transition in uses from light industrial to commercial uses and contribute to the overall area. 2. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to change the FL UM designation from Industrial to Commercial will allow a transition in uses between existing light industrial to commercial uses and will allow the LBC to continue within the existing facility. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Staff finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with abutting existing industrial and commercial uses in the near vicinity as the church and LBC are existing uses. 6. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are currently available to this site. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Stafffinds that the proposed amendment is in the best interest of the City. VI. ACTION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone per the provisions in Section V in accord with the Findings in Section VI. B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report VI. Action 145 ' 1 1 "FAfiRYIEW Wpm isms .... •-UJ 1 • , LLJ OIL PINE 7n!.w �■ w i..f. .t � w�l � ��w 1 � � . 1�11� i.� .1^ - • ,� ,.ter ' ' .0 aa� ZOMM' M� ■ �� _ - ;FRYANKL-IN mom I.y ixE{ i R11IEW— �'■■■■ 1u 11111�1 Iris go - •• ;� � � 111 IIII'■�■ � , a�Is it noon_� Ii Ilnlrs 9 _2 Bid IIII/�y f11• IIIIf11r��11��11 ' �Illl����p 1 r�flwt�Illt FRANKL-IN r' • smog I ,lilll I logo Rum _ POP on logo moo■■■■■1■�� •aarar� ►�r rdlr! mL*ti• =•=�A Uir IIII Irlrl 00000■■■■■■A. iEfi' -- C': �_■�■■■■■■:� � � fit wii H*iiI G-�'uuu�: ■ ail'11' f••�1 a�\'- ■ -IIII I �i��=� •� C ii\iiiiidf FAIRVIFW • - • • • I 1!J . - . Is _. 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Ii �1♦G rtatnry ♦ ?5 �fi1►►.G�' Mr. oil ��lA. atnraru al11 11111111111? .lu1l1 11111111111111.111 !r_■!■�1i1, PINE— �� 111111 raa Maur �t111u1lIllllilll}IIIIIIIIIIIIIIIIIII ���+,n1 LU 'SO ;����� ■� ■■■onion ■■■■ n �. a� , •.....•�.. ca cc� r�Ai awA�! 7:..hnq _ � w �l�If •aati* � ♦♦♦magi ill r rr mnl .� ��aa � - `, • � :!'u' • �Er �� :rrntart B. Subject Site Photos Rr City of Meridian Department Report VII. Exhibits Fl 48 I 11Ef Bl9�E CULLfGE Departmentsic City of Meridian 10 :E f � �5 � f r: �P•�y t+.�� DepartmentCity of Meridian 10 C. Service Accessibility Report PARCEL R1527260042 SERVICE ACCESSIBILITY Overall Score: 38 98th Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 140 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route YELLMV Arterial Road Buildout Status Ultimate configuration (#of lanes in master street4 GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing or future) 16 Either a Regional Park within 1 mile OR a Community ParklWalkability Park within 1/2 mile OR a Neighborhood Parkwithin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits 151 A Site Plan(date: 6/11/2024) �i 1..l.l^ ,:�Y ,....,..... v 9WlYINO AUEmaM P' ItO 3 � - m — � C7 :f 1 �E rrrr.. SEhl9laSlt SA!P18� C2.00 City of Meridian I Department Report VII. Exhibits 152 E. CUP Approved Landscape Plan (date: 2/28/2011) Trees that need to be replanted T I I _[ - _ -= a---s I L El - -J..o .1-1.kF1 %Z-------- ------- V11111111 . . Ilk K\ =R �� Li�T11AY-rUrC4M-Y�4C1mk r s AFx*rnwcn *V J t Church + E City of Meridian Department Report VII. Exhibits 153 F. Building Elevations (date: 6/13/2024) r . '£fig. ,■ +�' x k��u �� �� a .. x•--_v=s�=:�-r- _ . . 'n �I ■ CONSTRUCTION City of Meridian Department Report VII. Exhibits 154 r+. 'I C�N STFI LICTION �Ilb CONSTRUCTION City of MeridianDepartment Re 11Exhibits L� CONBTRUC TION of MeridianDepartment Re 11Exhibits G. Rezone Exhibit Map&Legal Description EXHIBIT "A" MAP OF REZONE COMPREHENSIVE PLAN AMENDMENT LOCATED IN A PORTION OF THE SOUTKWEST 1/4, OF SECTION 9, TC"SHIP 3 NORTH, RANCE 1 EAST. U.M„ C€TY 4F MERIDIAN, AIDA COUNTY, IDAHO CP&F 113077E08 -2024- 14 17t 6 w Q , Ln ,n a p iv r co z �. COMMERCIAL COURT 588'S3 4 E 720.65' Q � CO CD Re2nne Parcel W �, Area=t11.246 Acres o � o � z fE P.O.B N8B53134Y 720.Q4' SCALE, 1'=300" 5_ RxR Right—of—Way LEGEND Ln BOUNDARY LINE c�v 5ECTION/TIE LINE I� 6 � 9 CP&F 110054174 2024-5 LifeChurch PDA T.�NRIESeoV.dw i .W dCGk',� f3fA 5 LRiae} JM17 f I� 2 may 24 _ rr City of Meridian I Department Report VII. Exhibits 157 EXHIBIT"B" REZOtYE LEGAL DESCRIPTION A Rezone bei ng to€aced in the SW 1/4 of Section 9r Township 3 North,Range 1 East,Boise Meridian,City of Merldian,Ada Cou", Idaho arkd described as folilows: Commencing at a brass€ap monument as shown on Corner Record No-220054174 rnarking the SW corn ar of said S2ctaon 9,thence along the west line of so id SW 1/4 and the cen terline of eagle Road N01TZ'O5"E a distance of 1O99.4 feet to the POIN FOF DEC INNING. Thenre rpntinuIng NO2'02'05'E a distan€e of 680.01 feet to a paint frofn which a brass Cap monument marling the NW turner of said SWIf4 as s#own on Comer Renard No.113077808 bears N01°02'OS"C a distance of 872.05 feet, Thence leaving said west Ilne and along the centerline of East Coroner€ial Court 588°53'4eE a distance of 720.55 feet to a po int. Thence leavi ng so id centerline 501'05'05"W d distance of 69O.13 feet to a point o n the south erly right- of-way of the Ore pr,5hprkline railroad; Thence along the sa id saut he rly right-of-way N88°53'13"W a distance of 720-04 feet to the POINT OF SEGINNINQ Said Rezone containing 11-245 acres more or 1:e5s- q�$55TrFg 0 City of Meridian I Department Report VII. Exhibits 158 H. CPAM Exhibit(date: 07/16/2024) 0 500 1.000 Da1 e=7/1612024 Feet Adopted Future Land Uses "— PINE` r Legend Applicant Proposed Future Land Uses Citywide Law Density Residential �,� Medium Density Residential Med-High Density Residantial - High Density Residential Il #+�i� - Commerolal &0," 1 - Off ce Flo - Indudlnal ■ a WZY,II Civic Proposed Future Land Uses Old Town — �s�� ® Mixed Use Nei hbarhood l g 4 i� 0 �t< <. b! i Nam. Mixed Use Community Ir„f { PINES+�� - Mixed Use IRegfonal — Mixed Use NorrResidential ® Mixed Use-Interchange Ten Ale Specific W - Low density Employment _ 1 ® UlestyleCenter + — / — High Density Employment 1.. 1 Mixed Employment Mixed Use ResidentialVA 1 0/0 00 O '11 {1 Mixed UseCommercial / / ' 1 ?nIrXXX1AO*Oj FJR NygKyLIN�� .- - I City of Meridian I Department Report VII. Exhibits 159 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from September 5, 2024 for Calvary Chapel (H- 2024-0020) by Calvary Chapel Meridian, located at 2600 W. Nelis Dr. Application Materials: https://bit.ly/H-2024-0020 A. Request: Rezone of 8.41 acres of land from the I-L to the C-C zoning district. 160 PUBLIC HEARING SIGN IN SHEET DATE : September 19 , 2024 ITEM # ON AGENDA : 5 PROJECT NAME : Calvary Chapel ( H - 2024 - 0020 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name s� ff fie, 100 Nefi .S NNNNNNN . ( c 2 � u0 ;/?,_ 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 9/19/2024 ffnffl DATE: ' ,�® ► 0 TO: Planning&Zoning Commission �- FROM: Sonya Allen,Associate Planner ® -- _' _ '•- __ @ 208-884-5533 _- sallen@meridiancity.org _ r APPLICANT: Calvary Chapel el Meridian SUBJECT: H-2024-0020 " Calvary Chapel Meridian-RZ Legend �� Project Location LOCATION: 3600 W.Nelis Dr. .. Area of Impact City Li mitsF ��@ 1 Analysis P- I. PROJECT OVERVIEW A. Summary Rezone of 8.41-acres of land from the I-L to the C-C zoning district. B. Issues/Waivers None C. Recommendation Staff. Approval with the requirement of a new development agreement. Commission Recommendation: Pending. D. Decision Select: Pending. Ii. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Church,private education institution - Proposed Land Use(s) No change in use proposed - Existing/Proposed Zoning I-L(Light Industrial)/C-C(Community Business) A.ii Future Land Use Designation Mixed Use Non-Residential(MU-NR) A.iii Table 2: Process Facts Description Details Preapplication Meeting date 4/30/2024 Neighborhood Meeting 5/20/2024 Site posting date i 9/3/2024 City of Meridian I Department Report I. Project Overview 161 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District Error! Reference source not found. • Comments Received No - • Commission Action Required No - • Access W.Nelis Dr. - ITD Comments Received Yes(no comments or concerns) Error! Reference source not found. Note: See section 0. W. City/Agency Comments&Conditions and/or the public record for comments received. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History This property is part of the larger McNelis Subdivision that was annexed in 2004 with a Development Agreement(DA)and a preliminary plat; a final plat was later approved and recorded that included this property as Lot 4,Block 2,McNelis Subdivision. The DA was later amended in 2011. A Conditional Use Permit(CUP)was approved in 2018 for a 28,000+/-square foot(s.f.) church use in the I-L zoning district on the subject property. A Certificate of Zoning Compliance(CZC) and Design Review(DES)application was approved in 2020 for a 23,119 s.f. 2-story church on this site as approved with the CUP. Another CZC and DES application was approved earlier this year for four(4)new 30' x 40' outbuildings to be used for youth and adult ministry and an office and a 20' x 40' storage building totaling 5,600 s.f. overall;the building permit is still in process and has not yet been issued. B. General Overview No new development is proposed with this application. The Applicant has been operating a private education institution(i.e. Christian school for pre-K through 1 It'grade) out of the existing church and plans to move it to the new buildings east of the church in the future once they're constructed. These buildings will be used for school,youth group,church ministry and bible classes. The existing I-L(Light Industrial)zoning district prohibits private education institutions; therefore,the use is operating illegally. The proposed rezone will remedy this situation. The proposed C-C(Community Business)zoning district will accommodate the church use as well as the private education institution and is consistent with the underlying FLUM designation of Mixed Use Non-Residential for the property.A legal description and exhibit map for the property proposed to be rezoned is included below in Section VII.B. As a provision of the proposed rezone, Staff recommends a new DA for the subject property that accommodates the proposed C-C zoning and the church and private education institution uses. The new DA will only be for this property and the property will no longer be subject to the existing DA and addendum for McNelis Subdivision. See Section IV below for recommended provisions. City of Meridian I Department Report III. Staff Analysis 162 Table 4: Pro*ect Overview Description Details History AZ-04-004,PP-04-004(McNelis Subdivision Ord.#04-1090,DA Inst. #104093293);FP-05-047;TE-05-003 (1-year time extension on the PP); CPAM-10-002;MDA-11-002(Addendum to McNelis Subdivision DA, Inst.#112054621);H-2018-0031 (CUP);A-2020-0009(CZC/DES for church);A-2024-0028(CZC/DES). Physical Features The Fivemile Creek runs along northern boundary and the Ninemile Creek runs along the western boundary of the site. Acreage 8.36-acres C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing church building on the site; four(4)new outbuildings have been approved by the Planning Division to develop on the east side of the church,which are being combined into two (2)buildings, and one(1)new storage building is proposed at the northwest corner of the site; the building permit(C-NEW-2024-0017) for these structures has not yet been issued. City services and utilities are provided to this site. This site has been improved with parking, landscaping, sidewalks,multi-use pathways, etc. in accord with UDC standards.No further improvements are required with this application. 2. Proposed Use Analysis (UDC 11-2): The existing church and private education institution use are not proposed to change and no other uses are proposed. A future school is depicted on the site plan in the area west of the existing church as shown on the site plan included below in Section VII.C. In the interim and while funds are being raised for the future school building, classes will be held in the buildings proposed to be constructed east of the church. The conceptual site development plan included in Section VII.0 below depicts the previously approved future buildings on the east side of the church,the storage building at the northwest corner of the site and the future school building to the west of the church. Staff recommends future development generally comply with this plan and that it's included in the development agreement. The UDC(Table 11-2B-2)lists churches and private education institutions as principal permitted uses in the C-C zoning district. Because there are specific use standards associated with the education institution and this use has not been previously approved, Staff recommends within 60 days of City Council's action on the Findings of Fact, Conclusions of Law and Decision& Order,the Applicant sign the development agreement and return it to the City along with a Certificate of Zoning Compliance— Change of Use application for approval of the private education institution.A new Certificate of Occupancy for the church and private education institution use will also need to be applied for through the Building Division. Per UDC 11-1A-1, a church or place of religious worship is defined as:An establishment that by design and construction is primarily intended for conducting organized religious services, meetings, and associated activities and that is recognized as a religious corporation or society of the State of Idaho with a state tax exempt status in accord with 1.C. 63-602B. City of Meridian I Department Report III. Staff Analysis 163 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2B-3 for dimensional standards for the C-C district. There are no residential uses abutting the site;therefore, a landscape buffer to residential uses is not required. Accordingly,the business hours of operation are not restricted. 4. Specific Use Standards (UDC 11-4-3): The specific use standards associated with a church are listed in UDC 11-4-3-6; and the specific use standards associated with an education institution are listed in UDC 11-4-3-14. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division I. A new Development Agreement(DA) shall be required as a provision of the RZ application. The previous DA [i.e. AZ-04-004 McNelis Subdivision—Inst. #104093293 and subsequent addendum(MDA-11-002—112054621)] shall no longer be in effect for the subject property. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA.Prior to approval of the rezone ordinance, a new DA shall be entered into between the City of Meridian and the property owner at the time of rezone ordinance adoption. The DA shall be signed by the property owner and returned to the Planning Division within sixty(60)days of the date of City Council approval of the Findings of Fact,Conclusions of Law and Decision& Order for the Rezone. The new DA shall incorporate the following provisions: i. The Applicant shall comply with all previous conditions of approval associated with this site [i.e. H-2018-0031 (CUP);A-2020-0009 (CZC/DES); A-2024-0028 (CZC/DES)]. ii. Future development shall be generally consistent with the site development plan included in Section VII.0 iii. The use of the subject property is restricted to a church or place of religious worship as defined in UDC 11-IA-1; and a private education institution associated with the church. iv. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-6— Church or Place of Religious Worship and 11-4-3-14—Education Institution, as applicable. v. The Applicant shall submit a Certificate of Zoning Compliance Change of Use application to the Planning Division of the Community Development Department for approval of the private education institution use within sixty(60) days of City Council's approval of the Findings of Fact, Conclusions of Law and Decision&Order for the subject rezone application. vi. The Applicant shall submit an application to the Building Division of the Community Development Department for a new Certificate of Occupancy for the church and private education institution use after obtaining approval of the Certificate of Zoning Compliance Change of Use from the Planning Division. Other Agency comments may be accessed in the project file,included in the public record. City of Meridian I Department Report 0. IV. City/Agency Comments &Conditions 164 V. FINDINGS B. Rezone(UDC 11-5B-3E) 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; Stafffinds the proposed map amendment to C-C complies with the applicable provisions of the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment shall not be materially 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 Stafffinds the proposed 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. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. VI. ACTION A. Staff: Approval with the requirement of a new DA. C. Commission: Pending D. City Council: Pending City of Meridian I Department Report 0. V. Findings 165 VII. EXHIBITS A. Project Area Maps (link to Project Overview) i. Aerial Legend {1�y Project Location _ �� L�--- PT 1' � -� ,'.:Area of ImpactMET ,, Analysis I �. ❑�� - - a ii. Zoning Map C'-N Legend Project Location ® L-0 R-4 1 Area of Impact � R-2 � OAnalysis 14 R RUT - RUT C-N Frr WE a R-$ _ RUT \ -. C,,mas��P ®fir City of Meridian Department Report 0. VII. Exhibits 166 1 - uuunn .'�_�'•+ � � =-'a; ■I11 ill A _•_ • �Illllllr - _Ill \urn V:Is WIN ♦j � _ m` j�linr►►' E;nul�. n r � � � ! � ��nqr !��■■ gar �:: !!! 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G P!{208}398-81 04 1 rr(206)398-8105 Description A parcel of land being all of Lot 4, Black 2 and a portion of the West half of West Nelis Drive as shown on the Plat of McNelis Subdivision, Book 100 Pages 13062-13084 at the Ada County Recorder. Said parcel being located in the South 1/2 of Section 34, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho and more particularly described as follows: COMMENCING at the Northwest confer of said Lot 4 and the POINT OF BEGINNING; Thence N 80°3141"E 287.40 feet; Thence S 86051'15"E 501.30 feet; Thence S 001001'19"E 251.04 feet; Thence 5 52044'39"E 374.70 feet to the Centerline of West Nells Drive; Thence along said Centerline a non-tangent curve to the left having an arc length of 68.36 feet, a radius of 400.00 feet, and a long chord that bears S 231159'36"W a chord length of 68.27 feet,- Thence leaving said Centerline N 801150'56"W 259.19 feet; Thence N 891143'00"W 379.54 feet; Thence N 3702541"W 130.DO feet; Thence N 43110633"W 45.13 feet; Thence along a tangent curve to the left haVring an arc length of 152.82 feet, a radius of 290.92 feet, and a long chard that bears N 5800930"W a chord length of 151.07 feet; Thence N 731112'27"W 105.95 feet; Thence along a tangent curve to the right having an arc length of 122.51 feet, a radius of 100.5D feet, and a long chord that bears N 381117'09"W a chord length of 115.06 feet; Thence N 031121'51"W 140.80 feet POINT OF BEGINNING. Containing 8.406 acres, more or less. a 19599 VC �,~•CJ-.�cs�� kA 51 1 of 2 City of Meridian I Department Report 0. VII. Exhibits 168 THIS DESCRIPTION WA5 PREPARED FROM RECORD DATA END OF DESCRIPTION ,p Al-LAN,)sfr a 19599 OF A. 2of2 City of Meridian Department Report 0. VII. Exhibits Fl 69 C7 +y OR ' Qsl7au ' � QLpoo 000 r ,oCl , / + as 5 00001'19"E 251.04' C Ed f � i QZ UN a �Q) � q W �' LU �► C6 L q QC !Z �c r8 ��W°pC7 ao L Z w ��03-21'51"-W �- City of Meridian I Department Report 0. VII. Exhibits Fl 70 C. Conceptual Site Development Plan a , 1!1 1 � NVIC3�3W UdVK)AdVAI<� II it - y f� t aVAIVO 19 I City of Meridian Department Report 0. V11. Exhibits 171] w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Baldcypress Multi-Family (H-2024-0028) by Pivot North Design, located at 3570 N. Eagle Rd. Application Materials: https://bit.ly/H-2024-0028 A. Request: Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76 acres of land in the C-G zoning District 172 PUBLIC HEARING SIGN IN SHEET DATE : September 19, 2024 ITEM # ON AGENDA : 6 PROJECT NAME : Baldcypress Multl4amily ( W2024 - 0028 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING September 19,2024 Legend DATE: 0cc _n TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner m 208-884-5533 m SUBJECT: Baldcypress Multi-family CUP ®E H-2024-0028 - - ®C LOCATION: 3570 N. Eagle Rd.,in the SW 1/4 of E t Section 33,TAN.,R.IE. (Parcel: #R7991140012) r�-- o,i I. PROJECT DESCRIPTION Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76-acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 3.76-acres Future Land Use Designation Mixed Use—Regional(MU-R) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Multi-family development Current Zoning T_ General Retail and Service Commerical District(C-G) Proposed Zoning NA Phasing plan(#of phases) One(1) Number of Residential Units(type 115 apartment units of units) Density(gross&net) 30.58 units/acre(gross) Open Space(acres,total[%]/ 0.85-acre buffer/qualified) Amenities Quality of Life: A clubhouse with a swimming pool,fitness facilities,enclosed bike storage&repair station,dog park with waste station,outdoor BBQ area, enclosed storage. Open Space:Picnic area including tables,benches,landscaping and a shade structure. Recreation: Swimming pool, spa Multi-modal:Bicycle repair station Physical Features(waterways, None hazards,flood plain,hillside) Pagel F1 Neighborhood meeting date 6/12/2024 History(previous approvals) AZ-04-009(Market Square—DA Inst.#104107404) B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Traffic Impact Study(yes/no) No Access(Arterial/Collectors/State Access is proposed via three(3)entrances from the existing drive along the west Hwy/Local)(Existing and boundary of the site,which connects to W.Baldcypress St.,a commercial Proposed) collector street along the north boundary of the site. Fire Service No comments were submitted. Police Service No comments were submitted. West Ada School District • Capacity of Schools Enrollment Ca aci Joplin Elementary School 247 375* Lowell Scott Middle School 791 14[]0 Centennial High School 1730 19DO *Program Capacity • Predicted#of students 19 generated from proposed development Page 2 174 1 1 1 11111�1._•i_ ■N■1 1 2 -� 4111 - _ ■ �11111111111 �• L I�■■■'■ N ■ �■ IIN�aiii'1,111 _ f■1■ +asti`r�I i N not sonNINE YIIII tee. r dim 1 4410 111IIIX III II LI� • 21`� �� _ �.� I _. _ . 11 .... 1. INN .1■■1 I PIN ON No - w .1111 II2T r1■1 ��.. Ili"'� ����� •■1 onso .....+ end let Ppc�ject '� � �11111111111 �• :� � �11111111111 �• Iaul■ N ■ 1■1■ N ■ ■ ■N■ ! = N 'I■■ltaiii 111 � ! = N ■■ltaiii'I 111 ��I�IYI�IR�■— f� u1■u YIIII u1■u YIIII 111' IH uu . .. IHuu .. -- ■u ■u On 21 ;11 11 • 'i� ;11 11 IN 1 1! I mh Is u 2� L'�' 7�■�I a 2� i� ■ �iiiL'�'I 7�■�I ■- III III � � :y. ■- III III- = � =y.... 111.... +11111111 __ ■ + i 11111111 SS - -i' 1■ 1■ Mill Will • 3 -IIIIIIIIIIIIIIIII■ Iy�■�iii�' ?� -=1' �--_ � 2 w Y �•- '1~ �X lu ■ a i ■■■■■.. �luuu 1 1 , ■ , ♦ ♦ 11 ■ 1 1 /' ' 1 1 i 1 i i 1 i• C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 9/3/2024 Radius notification mailed to properties within 500 feet 8/30/2024 Public hearing notice sign posted 9/4/2024 on site Nextdoor posting 8/27/2024 V. COMPREHENSIVE PLAN(LITTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): LAND USE: The property is designated Mixed Use—Regional(MU-R)on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. The purpose of the MU-R designation is to provide a mix of employment,retail,residential dwellings, and public uses near major arterial intersections. The site is proposed to develop with 115 residential apartment units on 3.76-acres of land at a gross density of 3 0.5 8 units per acre,which is consistent with the density desired in MU-R designated areas of 6 to 40 units per acre. Transportation: Access is proposed via three(3) entrances from the existing drive along the west boundary of the site,which connects to W. Baldcypress St., a commercial collector street along the northern boundary of the site. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed multi family housing will contribute to the variety of housing types in the City, that should cater to different financial capabilities. • "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 services are available and can be extended by the developer with development in accord with UDC 11-3A-21. The West Ada School shows student enrollment at area schools below capacity in this area. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located along the Eagle Road corridor in close proximity to employment centers along Eagle Road. Transit services are not available in this area. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability." (3.06.02B) Page 4 176 The proposed multi family residential development will provide housing options in close proximity to commercial uses (i.e. shopping, dining, entertainment) in the area, thus reducing vehicle trips and enhancing livability and sustainability. • "Slow the outward progression of the City's limits by discouraging fringe area development;encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) This property is located along the northern boundary ofArea of City Impact boundary and surrounded by City annexed land to the west, east and south. The development of this property will maximize public services. • "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid- mile location within the area od City impact."(6.01.03B). A collector street(W.. Baldcypress St) exists along the northern boundary of this site, consistent with the MSM. • Provide housing options close to employment and shopping centers". (3.07.02D) The multi family housing proposed in this development will provide housing options in close proximity to employment and shopping centers in the area. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above and is consistent with the approved Development Agreement. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 115 residential dwelling units [(22) studio units, (61) 1-bedroom units and(32)2-bedroom units] on 3.76-acres of land in the C-G zoning district. One(1)4-story structure is proposed to house all of the units. The existing development agreement states that residential uses are allowed with a CUP and that a planned development(PUD)is required. The Director determined that a CUP is all that's required; an amendment to the DDA isn't necessary to remove the requirement of a PUD. Therefore, Staff finds the proposed development is in substantial compliance with the Development Agreement(Inst. 4104107404)as required. Specific Use Standards (UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. 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 as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the Page 5 177 visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design. 1. Residential buildings shall provide a minimum setback of ten(10) feet 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 residential building complies with the minimum setback requirement of 10 feet. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 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 accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-5B-5 of this title. The amenity exhibit depicts 80 square foot patios or decks for each unit that complies with this standard. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance. 4. For this section, vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space.None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles, boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall adhere to this standard. 6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts", of this title.Based on the number of bedrooms per unit, a minimum of 189 off-street parking spaces are required, which includes 12 guest parking spaces, with 93 of those in a covered carport or garage; a minimum of eight(8) bicycle parking spaces are required. Per the application narrative, a total of 190 spaces are proposed with 115 of those covered as noted with "CP"on the site plan; the number of bicycle parking spaces are not specified. There are 20 additional on-street parallel parking spaces available along the south side of Baldcypress St. along the northern boundary of the site for overflow parking. The on-site parking meets and exceeds UDC standards by one (1)space; the additional on-street spaces will provide overflow parking if needed. Vehicle parking should comply with the required stall and drive aisle dimensions in UDC Table 11-3C-5; bicycle parking should comply with the standards in UDC 11-3C-5C.A bicycle rack(s) capable of holding at least eight(8) bicycles is required; a bike rack holding 8 bicycles is depicted on the site plan near the resident entry on the east end of the building.A detail of the bicycle rack should be submitted that demonstrates compliance with the aforementioned standards. 7. Developments with twenty(20)units or more shall provide the following: Page 6 178 a. A property management office.Located on the first floor of the building. b. A maintenance storage area. This shall be provided. c. A central mailbox location,including provisions for parcel mail,that provides safe pedestrian and/or vehicular access.Located on the first floor of the building. d. A directory and map of the development at an entrance or convenient location for those entering the development.Located at the entry to the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10) percent of the gross land area for multi-family developments of five (5) acres or more. This site is below 5-acres in size; therefore, this is not required. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation,social gathering,and relaxation to serve the development. Staff finds the proposed open space comply with these standards. 3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above,if a project has a unique targeted demographic; utilizes other place-making design elements in Old- Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. Page 7 179 b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans depict one (1) 5,010 sf common grassy area on the south side of the building and a linear open space area on the east side of the building for a dog run. The Commission should determine if this is commensurate with the size of the proposed development or if additional area should be required. 5. 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 fewer square feet of living area.None of the units are below 500 square feet(sf.) of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. All 115 units are between 500 and 1,200 s.f.; therefore, a total of 0.66-acre (28,750 square feet) 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 are above 1,200 sf. of living area. A total of 37,311 square feet(or 0.86-acre) is proposed, which exceeds the minimum standards. Open space areas consist of the street buffer along Baldcypress St., a collector street, linear open space where the dog run is proposed along the east side of the building, two (2) landscaped areas along the southern boundary of the site at the east and west ends, and the open grassy area and outdoor amenity area. In order to count the buffer along the collector street, it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9 and 11-3B-7C.3f,•the landscape plan submitted with the Certificate of Zoning Compliance application should be revised to reflect compliance with these standards. 6. 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(20) feet. The common open space areas depicted for the development meet this requirement. 7. 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.Not applicable 8. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. 9. Buffer(s): One hundred(100) percent of the landscape buffer along collector streets and fifty(50) percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The common open space exhibit depicts the street buffer along W. Baldcypress St., a collector street, as part of the required open space. Therefore, the buffer shall comply with the enhanced Page 8 180 buffer requirements as noted,exceptfor a multi-use pathway,which is not required because there is an existing sidewalk along Baldcypress. D. Site development amenities. 1. All multifamily 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 a 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 the multifamily development as follows: a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1)from each category. c. For multifamily development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one(1) from each category. Page 9 181 d. For multifamily 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. The Applicant proposes the following amenities from each category: Quality of Life: A clubhouse with a swimming pool, fitness facilities, enclosed bike storage & repair station, dog park with waste station, outdoor BBQ area,enclosed storage. Open Space: Picnic area including tables,benches, landscaping and a shade structure. Recreation: Swimming pool, spa Multi-modal: Bicycle repair station Staff is of the opinion the proposed amenities are commensurate with the number of units proposed. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by 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(3)feet wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan depicts landscape areas at least 3'wide and evergreen shrubs every three (3) linear feet and ground cover plants in the remainder of the landscaped area; the species, mature size of the plantings and tree class should be included in the Landscape Legend on the plan submitted with the Certificate of Zoning Compliance application that demonstrates compliance with this standard and those in UDC 11-3B. F. Maintenance and ownership responsibilities. All multifamily 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 and provide said document prior to issuance of the Certificate of Occupancy for the development. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative, to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. Access: Access is proposed via three(3) entrances from the existing drive along the west boundary of the site,which connects to W. Baldcypress St., a commercial collector street along the north boundary of the site. The Smitchger Subdivision North plat includes information on cross-access easements/ingress to Page 10 182 and egress from/easements for access roads for all lots within the subdivision(see note#8 for more information). ITD has submitted comments on this application requesting a traffic memo from an engineering firm to show potential impacts to SH-55 through the developer's traffic distribution and daily trip generation numbers. The Applicant is working with ITD to fulfill this requirement. Landscaping(UDC 11-3B): A minimum 20-foot wide street buffer is required along W. Baldcypress St., a collector street, landscaped per the standards listed in UDC 11-3B-7C. There is an existing 15'+1-wide street buffer along Baldcypress with grass and trees,which are being retained. The proposed landscaping meets and exceeds the minimum standards for such. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. Due to an existing water easement along the western portion of the southern boundary of the site,no trees can be placed in that location; an alternative compliance application should be submitted to UDC 11-3B-8C.1b. Because this site is surrounded by commercial uses,Staff recommends dense landscaping is provided in perimeter buffers along the west,south and east boundaries of the parking area in accord with the standards in UDC 11-3B-9C (trees aren't allowed within the water easement but shrubs should be allowed). Sidewalks/Pathways: There is an existing 5-foot wide attached sidewalk along W.Baldcypress St., a collector street. The UDC (11-3A-17C)requires detached sidewalk to be provided along all collector streets. At the time the sidewalk was constructed,Baldcypress was classified as a local street so an attached sidewalk was allowed. For this reason and because this sidewalk is still in good condition, Staff doesn't recommend it's required to be reconstructed as a detached sidewalk. A sidewalk connection is provided from the perimeter sidewalk along Baldcypress to each of the ground floor units and to the south side of the building to the resident entries and common areas. A pedestrian walkway is also provided from the sidewalk along the south side of the building to the southern boundary of the site in alignment with the sidewalk in front of the commercial building to the south for pedestrian interconnectivity. Parking: Off-street parking is required in accord with the standards listed in UDC Table 11-3C-6 as discussed above in#B.6. Per Fire code requirements,structures over 2-stories in height are required to have 26-foot wide drive aisles closest to the building; the plans should be revised accordingly. When a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions may be reduced 2' in length if 2' is added to the width of the sidewalk or landscaped area planted in groundcover,per UDC 11-3C-5B.4. Alternatively,wheel restraints may be provided to prevent vehicle overhang per UDC 11-3C-5B.3. There is parking along the west and south sides of the building and along the southern and eastern perimeter boundaries of the site that don't what wheel restraints to prevent vehicle overhang—Staff recommends wheel restraints are provided or an additional 2' is added to the abutting sidewalk or perimeter buffer to accommodate vehicle overhang in accord with UDC standards. Existing Easements: There are existing easements that run along the northern,western and a portion of the southern boundary of the site as shown below; no structures should encroach and no trees should be planted within these easements. The proposed structure encroaches in the easement along the north boundary; the Applicant plans to vacate this easement(ESMT-2007-0133 Smitchger Subdivision North). The vacation application Page 11 F183] should be submitted and approved prior to submittal of the Certificate of Zoning Compliance a lication for this site. d Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6' tall steel panel open vision fence is proposed around the dog run on the east side of the building. The storage buildings on the abutting property to the east back up to the property line providing a wall along the east boundary of the site. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the proposed 4-story multi-family structure as shown in Section VIII.E. Building materials consist of plaster or EIFS and brick cladding in a mix of neutral colors and vinyl or composite windows with metal railing and canopies. Final design is required to comply with the design standards in the Architectural Standards Manual. A Certificate of Zoning Compliance and administrative Design Review application should be submitted for approval of the use and design of the proposed structure prior to submittal of the building permit application for the structure. VII. DECISION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 12 184 VIII. EXHIBITS A. Site Plan(dated: 7/24/24) SfREEF R'nroFe�9 ' 36d1 Fm6Bosq�l LIEF f�mCF B.^ W SALE YPRESS SERE ET NAG MULTIFAMILY I ppppggqqqqqqqqqqqqq I rt ��` '� II II LIuuuuuuu ' ; 3 F 0.41EFYJM'. ❑ ❑ ❑ CP e CP PCP PCP PCP P CP PCP P PCP JP PCP PCP , ❑ 7 d❑ ❑d❑ 7 d7 d❑d❑ ]d] ❑d❑ d7 d7 ❑d❑ ❑d] ❑d❑ ❑ T d] .0 dT d❑ ❑d] ❑d❑ ❑ .. PCP PCP P P CP CP CP PCP PCP PCP PCP PCP CP CP PCP P PCP CP PCP PCP CP CP P n_ d7 d7 d7 7 d7 7 7 d7 7 d] PiaLa- SP1 CONCEPT SITE PL4N SCALE:V W024e35 V • • _ • / • Page 13 185 B. Landscape Plan(date: 6/24/2024) P • `41 ' ,= \IqT o-` f I °mmmMili 11111AM I PRELIMINARY LANDSCAPE PLAN Va� L10 0 � 1 'HOE HoIc �4CPEN SPACE EXHIBIT Page 14 186 ---------- lEp jaj flkDOG RUN EXHIBIT % IF E ------- - ------- ------- JTREE M11MOATION PLAN. . . L2 0 Page 15 187] C. Qualified Open Space Exhibit(dated: 7/15/2024) UW�SfA�PE LEGEND ------ . . . . . . . l� __ Vim' muxmwa r E � i --- GPEN SPACE DIAGRAM, "` swceowcRue ' V X1.0 Page 16 188 D. Site Amenity Plan(dated: 7/17/24) vaosca�rE�y cE� I�'aaasgg���� I � I I d I OPEN SPACE AMENFFIES mea X1.1 Page 17 189 E. Conceptual Elevations &Floor Plans for Multi-Family Structures(dated: 7/24/24) 31 Y wx NI ;PM mr-Im ® MI ® m ® m mmmmm ,IIIIIIMm' 1.NIXiTH IBALDCYPRESS�ELEVATN]N 1 I I IT J 1 WEST(ENTRY NWVEI ELEVATION E1 CONCEPT ELEVATION MEWS REl6'=1'A�]/ffi pivot noftK 5j 31 1 1 1Volain1 l Rai I.SOUTH ELEVATION �I - �I 2.EAST ELEVATION E2 CONCEPT ELEVATION VIEWS SCu s-Ins'=1'Ji•�24o6 Baldcypress Multifami pivot noftW Page 18 1 90 PROJECT INFORMATION: SITE AREA 367 AC HEIGHTLIMIT: 65 +/-50•PROPOS ZONING: E'O SET0ACK5 REQf PROPOSED_ FRONT 2d/20'6-(LSOAPE COLLECTOR) SIDE INTERIOR 01/5' REAR_ D'l5' UNIT MIX: PROJECT 22 STUDIM SSC SF AVERAGE 611-6EDROOMS 6955F AVERAGE UEDROOMS 10695F AVERAGE 715TOTALUNITS J59 SFAVERAGE J PARSING REQUIRED. 22 STUDIOS 1.0/DU - _ - 921-6EDROOMS 1.5/DU _ 692-6EDROOMIS 2.0/DU 12GUEST 1/10DU 190 TOTAL REQUIRED IS ES RATIO) _ - PARKING PRCMDFD- I - TOTAL PROVIDED: 11 15 STALLSUNCOVERED 1 STALLSCO ERED 190+TCTTAL PROVIDED OPEN SPACE_ COMMON O5.-NE. 28,J50 SF -� 1250 SF PER UNIT) PROJECT / COMMON OS.PROPOSED: 28,750 SF MIN. PRIVATE OS,REQUIRED: 9,2005F I80 SF PER UNIT) ----------- ---- ---------------_-_- PRIVATE O S_PROPOSED_ 9,200SF CS COVERSNEET "Icypress Multifamily pivot noft k O 1 ? s " 1 \1 eeeaaeaeee — 1.COURTYARD PERSPECTIVE �I 2.EFI PERSPECTIVE 3.VIEW FROM NE E3 CONCEPT PERSPECTIVE VIEWS MOTTO SCALE "Icypres Multifamily • Not • Page 19 1 1 1 • � - , ,. �■iiiii■iii■i�iii■iiiiiiiii■�I �, �q � �I: iiiiiiiiii ''� �■ ■ V.. . . . . . . I. .■ ...■ ,■ . I. . . . it.. .■ .■ ... I . . i + # w , Baldrypress Multifamily pivot north Illllllllllllllllllllolllllin.,1.1 � 1 1 I111111111 �III_ �,,. � o Baldrypress Multifamily pivot north+ n.�..�uendian foa u5 E F f+ I• @0� I I I I s a. 4o I p I I rr IA FP3 LEVEL4PLAN . _ • ivot nont; Page 21 Fl 93 IX. City/Agency Comments& Conditions PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #104107404,AZ-04-009)and the conditions in this report. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 3. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 4. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the location of the maintenance storage area in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. The species,mature size of the plantings and tree class should be included in the Landscape Legend on the landscape plan demonstrating compliance with the minimum UDC standards for such in UDC 11-3B and 11-4-3-27. e. Include a detail of the bicycle rack that demonstrates compliance with the required standards in UDC 11-3C-5C. f. Internal drive aisles shall be widened to 26-feet around the building in accord with Fire code requirements. g. Wheel restraints shall be depicted in parking spaces that abut sidewalks or perimeter buffers; or, an additional 2-feet shall be added to the abutting sidewalks and perimeter buffers to accommodate vehicle overhang in accord with UDC 11-3C-5B.3-4. h. The street buffer along W.Baldcypress St. shall comply with the enhanced buffer requirements listed in UDC 11-4-3-27C.9 and 11-3B-7C.3f, except for a multi-use pathway,which is not required. i. Depict dense landscaping in perimeter buffers along the west, south and east boundaries of the parking area in accord with the standards in UDC 11-3B-9C(trees aren't allowed within the water easement but shrubs should be allowed). 5. An alternative compliance application shall be submitted to UDC 11-3B-8C.1b,which requires trees to be planted in perimeter buffers in parking lots, for the area encumbered by the water main easement(ESMT-2017-0058 Model Home Furnishings) along the western portion of the southern boundary of the site. 6. A vacation application shall be submitted to vacate the existing easement(ESMT-2007-0133 Smitchger Subdivision North)along the northern boundary of the site. 7. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common Page 22 194 corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 8. Floor plans shall be submitted for the residential units that depict a minimum 80 square feet of private,usable open space for each unit in accord with UDC 11-4-3-27B.3. 9. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design standards in the Architectural Standards Manual. Comments from other agencies can be found in the proiect file in the public record. IX. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G 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. Stafffinds that the proposed use is consistent with the future land use map designation of MU-R and is allowed as a conditional use in UDC Table 11-2B-2 in the C-G zoning district. 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. Stafffinds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other existing uses in this area and with the intended character of the area and that such use 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. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. The Commission 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. Stafffinds that essential public services are available to this property and that the use should be adequately served by these facilities. Comments received from the West Ada School District reflect that student enrollment at area schools are under capacity and can accommodate this development. Page 23 F1 E IDIAN;--- Applicant Presentation .J J r r :•T •i� y ff ,� r FJ x � 4 • �.5�7 r r � If` a I } L Y 44 Y f U - } r f •.5' J 4 Xlk dQ + F 1104 � Y f J 17% f• �i di pr i �tJ _ 4 !F �� !'' _•J F •i •L 5 }'F F • � � + � y R • - - Ji. Y • t �r - I Y - I L t - i ti 4r - f 5 � +� PROJECT INFORMATION : SITE AREA: 3.67 AC HEIGHT LIMIT: 65' (+/-50' PROPOSED) ZONING: GG SETBACKS REQ./ PROPOSED: FRONT 201/ 20'6 " (ESCAPE COLLECTOR) SIDE INTERIOR: 07 5' REAR: 07 5' UNIT MIX: PROJECT - 22 sTuDios 550 SF AVERAGE 61 1 -BEDROOMS 695 SF AVERAGE 32 2-BEDROOMS 11005 SF AVERAGE , 115 TOTAL UNITS 754 SF AVERAGE PARKING REQUIRED: � 22 STUDIOS 1 .0 / DU 92 1 -BEDROOMS 1 .5 / DU 64 2-BEDROOMS 2.0 / DU 12 GUEST 1 /10 DU 190 TOTAL REQUIRED (1 .65 RATIO) PARKING PROVIDED: TOTAL PROVIDED: - - 75+ STALLS UNCOVERED _T1 115 STALLS COVERED (1 : 1 ) 190+ TOTAL PROVIDED OPEN SPACE: COMMON O.S. REQUIRED: 281750 SF -- (250 SF PER UNIT) PROJECT COMMON O.S. PROPOSED: 28,750 SF MIN. PRIVATE O.S. REQUIRED: 91200 SF (80 SF PER UNIT) PRIVATE O.S. PROPOSED: 91200 SF � PIVOT NORTH PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY � SITE CONTEXT .. Sports Fields = s }. - t QN, r + • F ter; � i Affinity t Boise �.� eritae'. I mob �' t �' Ir ith r - L Park W Bald press Street . . . % i;{-1 16 y.L i No L •ALL .'a L 4 a R aTi •� - s .* 411 ,,1rr�'' � � •IFYRC• f{• Y ! R��L'L 1 2 ��• • I R ��L• �1 i 16 IL AW J T Cl r j foD 30 ' r Love Access Drive un . :4 fD i �! J Retail 1 f Retail Service Love s V let tA y J Multifamily 16 AM-1 V,1j � � � Slagle Family �'', � -* � • '+ � �• ++'��� f ter•' 1- P ' Irlll - ,�? .� VOW Pedestrian Ustick Road Bicycle Network owl- • A `I ! y T --, �PT u Vehicular 4. r Network tL VOL 31 PIVOT NORTH + PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY { F v w IP ARM 17 pillAL RR 1 - I . 11 Uri - O. +yT_ � � � ��•' 'I �� �_�� �.'�� 1111*•41���F -_oi � � � � lM1 � I + { Y i PROPOSED PROJECT PARCEL S0533325610 PARCEL - R2833770044 PARCEL R2833770055 13450 W BALDCYPRESS PARCEL R2833770030 13648 W BALDCYPRESS STREET * 13626 W BALDCYPRESS ,-- w - - - 13666 W BALDCYPRESS �'�� � _ � , ,� �_ � STREET (CITY OF BOISE) STREET (CITY OF BOISE) � � �+ ; _,� � s STREET (CITY OF BOISE) lw (CITY OF BOISE) - � F s MERITAGE WEST VALVOLINE INSTANT OIL CHANGE AFFINITY APARTMENTS APARTMENTS NNW W BALDCYPRESS STREET EXISTING ON STREET PARKING TO REMAIN - o EXISTING ATTACHED SIDEWALK TO REMAIN ENTRY -o' SIDEWALK ENTRY 7sIGNAGy RESIDE NT CONNECTION TO RESIDENT E T Y I 1 39 '-6" GROUND LEVEL. UINITS ENTRY PARCEL R7991130092 3560 N EAGLE ROAD EXISTING WATER 0 IZUMI JAPANESE EA SE ENT - PROPOSING STEAK HOUSE & LOUNGE - - - - - - - - SIGNAGE 25'-0" MULTIFAMILY N 29'-0" RESIDENT ESI 0EN RESIDENT TRY EN I ' NEW FIRE HYDRANT Cop lk N RY BBQ CLUBHO SE ❑ � 0 _ X 19'-0" _ FD ENTR —— ❑ ❑ ❑ ❑❑ D o u„ m z TYP.STALL -o' COVERED n m SEATING / BICYCLE n D I DINING OPEN N cn POOL GRASSY PARKING DOG RUN m POOL AREA, (8 STALLS) z El LEASING ' SPAI` / 5,000+ SF EQUIP. ❑❑� m ENTRYEMISSIONS BACK OF G � � VICE EN UU FIREPIT HOUSE SERVICE EN RY PARCEL R7991140043 SER �❑ 3535 N RECORDS AVE 73'-6" 73'-6" PUBLIC STORAGE J LU z SELF-STORAGE FACILITY '-o1 w w N Z N El ❑ o N CP C � CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP Cl�lP CP CP CP ❑ ❑ ui o w cy- IF TRASH COVERED STALL Q ENCLOSURE SIGNAGE PROPOSED NEW WATER EASEMENT N • 0 CP CP �EP CP CP �EP CP CP CP CP CP P CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP CP PARCEL R7991130086 o TRASH 3510 N EAGLE ROAD N ENCLOSURE JOE MAMMA'S BREAKFAST EATERY !o EXISTING EA EM NT PARCEL R7991140026AL i 3540 N EAGLE ROAD = _ THE GLOVE BOX - A PRIVATE COLLECTION (OWNER STORAGE) a PIVOT NORTH + PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY PROPOSED PROJECT NIWK PC Irl PROJECT r L ENTRY PERSPECTIVE VIEW FROM NE 61 PIVOT NORTH PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY 6 r 1' 1. 5 •r � a *} l�f :zlit A 10 p � S L� i �� t•i -01 t 0 Jim IL . r rIF _ lkIr Av * _ t r w _ € _ - - - - � � _ ■ ram_ _ t t - y� .�•'+ ; ��' •r fF � I i� - . 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'.+f r - _ f' ' I 5 '+ �riL��l�l�_ \�\�\������1DiIlt�O\���\���J��@`��l�O\����`�`�i.�ti7lC:������:�������1��I�il:��.����w �lL� ��������� • . _�` � �� . � _— � ��� r_� �:�������� �� �� �—__— _— \rl�.his\��►\_�—\_��\�►�_��_�_�_�_��� ��_�..�.�_������_ _ _ _ —_ �/ WON ��� gg L7 SIR LMOO LOW ner I \ ON- Elm�I � I i —1 �"e:v.::,•oio. ��.�, ;ry_o, •7.�,��'�� _.� I ��\ ( \n.. IV—at Sol, I�I -AF VIA kkkkkkkk f exam SLUPON b� 'I � � w �� � r1M�lj 4..=� het �+17 i•. ,� �liy�1 O t�'��f� :� � WIN�� — � ■ Fm- Fm- �r • I C O �rr�� �� C�] I I I I I .©�.Ti�F` ■ . � II�..�••i•• 1R� 1xYVOU.N.• .,I _ .--raw�•� ..��� it ` �� \ ■ .. ° ° • • AR J•,R �II • • ■ • /--- r a. Q., � a N, 1 / PROPOSED PROJECT 22 22 22 ° ° 23 • `• ` 1 •� •� �.�• + ` 23 23 23 23 ����� 23 23 � `• ,� 23 23 23 o o + + 23 23 + 23 + 23 23 + 23 23 23 -- G ° 'AD , rr - - - - - - - rrrr 18 + 20 „ LANDSCAPE LEGEND 1 G• 6 � PLANTS TO BE INSTALLED 4 4 11 13 ,, 17 0 ° 14 + �� + ""� + 4 // EXISTING TREES TO REMAIN 15 p p p p p ❑ p p p ,,,, -- - - -- - - -- LI U LI LI IJ IJ IJ LI IJ 5 17 17 17 5 ///// METAL AS DETAILED O PROPERTY LINE(VERIFY) ,rrr + rr„ + //// 0 0 0 0 6'-0"TALL STEEL PANEL OPEN VISION FENCE • + + 20 CALLOUT 3 + ,,, ERS n O ""^ j j j # REFER TO NUMBERED ° + CALLOUT NOTES NOTES BELOW 10 5 00000 � I ,�K /// 1. VISION TRIANGLE + /// 2. PROPOSED TRASH ENCLOSURE \ ,rr 12 r 17 3. PROPOSED OPEN LAWN AREA(5,000 SF) 4. PROPOSED 2'X2'CONCRETE PAVERS °uz + �^ 1 8 5. PROPOSED 5'WIDE CONCRETE PATH ❑ + + ° ° ° ° ° ° ° ° ° ° + + + + + + ° ° ° ° + + " + +^ W + /r r 6. PROPOSED BICYCLE RACK 0 0 0 O 0 Q 0 . + + + + =• 7. PROPOSED MONUMENT SIGN m 19 17 8. PROPOSED DIRECTIONAL SIGNAGE 9. PROPOSED POOL ° 10. PROPOSED SPA O O G G G g 11. PROPOSED OUTDOOR GRILL + • • 0 G ❑ ❑ GGG • 20 12. PROPOSED FIRE PIT O • 13. PROPOSED LOUNGE CHAIRS O• P IF IF IF ❑P EP EP ❑P ❑P ❑ P ❑p ❑P IF ❑P EP ❑P ❑P EP ❑n CP ❑n En n 14. PROPOSED BARTOP WITH SEATING IJ IJ IJI- ❑ 15. PROPOSED OUTDOOR COUCH SEATING l \ \\ 16. PROPOSED TABLE WITH SEATING \ 18. PROPOSED DOGIPOT WASTE STATION 8 19. PROPOSED DOUBLE GATE ENTRY SYSTEM 20. PROPOSED 20'WATER EASEMENT-NO TREES TO BE PLANTED WITHIN EASEMENT • 21. EXISTING 20'WATER EASEMENT-NO TREES TO BE PLANTED WITHIN EASEMENT 1 2 �] �] [] �❑ �❑ �] ] �] �] �] �❑ �] �] I� -I I� I❑ I� �❑ I❑ 22. RETAIN AND PROTECT EXISTING TREE u u u LJ LJ LJ [J LJ [� [� [� [� ❑ ❑ ] ° 23. RETAIN AND PROTECT EXISTING TURF-PATCH BACK �•e0 �� TO EXISTING CONDITION � G G G G GOG � � • � + + ° ° , .m 1 G°G ° ° . ED *se �I �I EP EP EP IF IF EP E I I EP EP IF IF EP EP EP EP I I IF EI EI LI EI E EI EI T EI EI EI EI EI T EP , EP �® o f)c-0 l 2 oo7 m„w + + W _ _ O O W GOG GOG GOG • .,� 0(u)oo(Do(D@oo0(Do07'2 T)(D(D(D 0 CD(D(D(D(D 2010(D (D(DO(DOOO 000 21 (DO(D + s s PRELIMINARY LANDSCAPE PLAN 20 0 20 40 60 SCALE: 1"=20'-0" 10 PIVOT NORTH + PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY 10 PROPOSED PROJECT v1W - 39 '-6" � w O 0 = O 2A �w 1C 1A 1A 2C 1A j1A2C 1A 1C o 2B ABOVE S2 S2 2B ABOVE � 2A Q U m - m a B.O.H. B.O.H. B.O.H. B.O.H. V. LOBBY 1 A STAIR LOBBY V BIKE STAIR I AMENITY I AMENITY 1A PARKING I I 1 B 1 B 1 B a� - N + REPAIR STATION ❑❑ S 1 U? I L - S1 ABOVE ® ❑ ❑ El ❑ I I AMENITY vim* ❑ ❑ El ❑ ❑❑ 1 A DC 1AABOVE I BBQ � ❑ ❑ ❑ S1 I _ S1 ABOVE COVERED _ SEATING POOL 1E 2D ABOVE 2A ABOVE BACK OF n n n BACK OF HOUSE ❑ ENTRY I HOUSE C ❑ _ ❑❑❑ CI ❑ SPA BACK OF 2A ABOVE 2D ABOVE U�u �,, `, �, �, �, �, `, HOUSE 7- FIREPIT 73'-6" ❑ 73'-6" JiT ❑ ❑ CP CP CP CP CP P CP P CP P CP CP CP CP CP CP CP CP CP CP CP CP P CP CP CP ❑ ❑ C 11 P IF C P IF EF I IF [P IF E F I P IF E F E E F IF E F EP E F IF IF IF EF IF EI EF EI E F IF EF EI EF E P IF E F IF E F IF E F . wr PIVOT NORTH + PACIFIC PARTNERS RESIDENTIAL BALDCYPRESS MULTIFAMILY LEVEL 2-3 PLAN EL 4 PLAN CIEFERTO ALLOUT NUMBERS LANDSCAPE REQUIREMENTS LANDSCAPE NOTES: WEED ABATEMENT NOTES: LANDSCAPE LEGEND CALLOUT NOTES NOTESBELOUVMBERED 1. CONTRACTOR SHALL REPORT TO LANDSCAPE ARCHITECT ALL CONDITIONS WHICH IMPAIR 14. REUSE EXISTING TOPSOIL STOCKPILED ON THE SITE. SUPPLEMENT WITH IMPORTED TOPSOIL 1. ALL AREAS TO BE PLANTED OR HYDROSEEDED SHALL HAVE WEED ABATEMENT OPERATIONS 1. VISION TRIANGLE APPLICABLE CITY OF MERIDIAN, IDAHO CODE: 11-313-7-LANDSCAPE BUFFERS ALONG STREETS;AND/OR PREVENT THE PROPER EXECUTION OF THIS WORK, PRIOR TO BEGINNING WORK. WHEN QUANTITIES ARE INSUFFICIENT. VERIFY SUITABILITY AND CONDITION OF TOPSOIL AS A PERFORMED ON THEM PRIOR TO PLANTING OR HYDROSEEDING. 2. PROPOSED TRASH ENCLOSURE 11-36-8-PARKING LOT LANDSCAPING; 11-313-9-LANDSCAPE BUFFERS TO ADJOINING USES; M 2. NO MATERIAL SUBSTITUTIONS SHALL BE MADE WITHOUT THE LANDSCAPE ARCHITECT'S PRIOR GROWING MEDIUM. PERFORM SOIL TEST/ANALYSIS AND PROVIDE ADDITIONAL AMENDMENT AS 2. CONTRACTOR SHALL SPRAY ALL EXPOSED WEEDS WITH"ROUND-UP"(CONTACT HERBICIDE)OR 3. PROPOSED OPEN LAWN AREA(5,000 SF) 11-3B-11 -STORMWATER INTERGRATION; 11-3B-12-PATHWAY LANDSCAPING; 11-3G-5- WRITTEN APPROVAL. ALTERNATE MATERIALS OF SIMILAR SIZE AND CHARACTER MAY BE DETERMINED BY SOIL TESTS. TOPSOIL SHALL BE A LOOSE, FRIABLE,SANDY LOAM,CLEAN AND APPROVED EQUAL. + + O PLANTS TO BE INSTALLED GENERAL STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITIES; 11-3H-4-C-DESIGN CONSIDERED IF SPECIFIED PLANT MATERIALS CAN NOT BE OBTAINED. FREE OF TOXIC MATERIALS, NOXIOUS WEEDS,WEED SEEDS, ROCKS,GRASS OR OTHER FOREIGN 3. DO NOT WATER FOR AT LEAST SEVEN(7)DAYS. REMOVE EXPOSED WEEDS FROM THE SITE. 0 4. PROPOSED 2'X2'CONCRETE PAVERS AND CONSTRUCTION STANDARDS FOR STATE HIGHWAYS 3. COORDINATE ALL WORK WITH ALL OTHER SITE RELATED DEVELOPMENT DRAWINGS. MATERIAL AND A HAVE A PH OF 5.5 TO 7.0. IF ONSITE TOPSOIL DOES NOT MEET THESE MINIMUM 4. CONTRACTOR SHALL OPERATE THE AUTOMATIC IRRIGATION SYSTEM FOR A PERIOD OF 5. PROPOSED 5'WIDE CONCRETE PATH 4. COORDINATE WORK SCHEDULE AND OBSERVATIONS WITH LANDSCAPE ARCHITECT PRIOR TO STANDARDS,CONTRACTOR IS RESPONSIBLE TO EITHER: FOURTEEN(14)DAYS. AT CONCLUSION OF THIS WATERING PERIOD, DISCONTINUE WATERING 6. PROPOSED BICYCLE RACK LAND USE ZONE: C-G CONSTRUCTION START-UP. A) PROVIDE APPROVED IMPORTED TOPSOIL,OR FOR THREE TO FIVE(3-5)DAYS. 7. PROPOSED MONUMENT SIGN TOTAL LANDSCAPE AREA: 159,881.57 S.F.-3.67 AC 5. ALL PLANT MATERIAL SHALL BE INSTALLED AS PER DETAILS. B) IMPROVE ON-SITE TOPSOIL WITH METHODS APPROVED BY THE LANDSCAPE ARCHITECT. 5. APPLY SECOND APPLICATION OF"ROUND-UP"TO ALL EXPOSED WEEDS. APPLY IN STRICT o 4" 8. PROPOSED DIRECTIONAL SIGNAGE 6. ALL PLANT MATERIAL SHALL CONFORM TO THE AMERICAN NURSERYMAN STANDARDS FOR TYPE 15. IF IMPORTED TOPSOIL FROM OFF-SITE SOURCES IS REQUIRED, ENSURE IT IS FERTILE, FRIABLE, CONFORMANCE WITH MANUFACTURER'S SPECIFICATIONS AND INSTRUCTIONS. DO NOT WATER EXISTING TREES TO REMAIN 9. PROPOSED POOL MINIMUM PLANT SIZES SHALL BE USED: AND SIZE SHOWN. PLANTS WILL BE REJECTED IF NOT IN A SOUND AND HEALTHY CONDITION. NATURAL LOAM, SURFACE SOIL, REASONABLY FREE OF SUBSOIL,CLAY LUMPS, BRUSH,WEEDS FOR AT LEAST SEVEN(7) DAYS. REMOVE WEEDS FROM THE SITE. 10. PROPOSED SPA AND OTHER LITTER,AND FREE OF ROOTS,STUMPS,STONES LARGER THAN 2 INCHES IN ANY 6. IF ANY EVIDENCE OF WEED GERMINATION EXISTS AFTER TWO(2)APPLICATIONS,CONTRACTOR SHADE TREES: 2"CALIPER 7. IN THE EVENT OF A PLANT COUNT DISCREPANCY, PLANT SYMBOLS SHALL OVERRIDE SCHEDULE 11. PROPOSED OUTDOOR GRILL ORNAMENTAL TREES: 2"CALIPER SHALL BE DIRECTED TO PERFORM A THIRD APPLICATION DIMENSION,AND OTHER EXTRANEOUS OR TOXIC MATTER HARMFUL TO PLANT GROWTH. . - - - - - - - - - - METAL AS DETAILED QUANTITIES AND CALL OUT SYMBOL NUMBERS. 12. PROPOSED FIRE PIT EVERGREEN TREES: 6'HEIGHT 8. ALL PLANTING BEDS SHALL BE COVERED WITH A MINIMUM OF 3"DEPTH OF 1"MINUS BARK MULCH A) OBTAIN TOPSOIL FROM LOCAL SOURCES OR FROM AREAS HAVING SIMILAR SOIL 7. AT THE TIME OF PLANTING AND HYDROSEEDING,ALL PLANTING AREAS SHALL BE WEED FREE. 13. PROPOSED LOUNGE CHAIRS OVER TOPSOIL AS SPECIFIED. SUBMIT SAMPLE FOR APPROVAL. CHARACTERISTICS TO THOSE FOUND ON THE PROJECT SITE. OBTAIN TOPSOIL ONLY FROM - - PROPERTY LINE(VERIFY) WOODY SHRUBS: 2 GALLON I- NATURALLY,WELL-DRAINED SITES WHERE TOPSOIL OCCURS AT A DEPTH OF NOT LESS THAN 4 14. PROPOSED BARTOP WITH SEATING 9. ALL PLANT MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR BEGINNING AT THE o DATE OF ACCEPTANCE BY THE OWNER. REPLACE ALL PLANT MATERIAL FOUND DEAD OR NOT IN A INCHES. 15. PROPOSED OUTDOOR COUCH SEATING 6'-0"TALL STEEL PANEL OPEN REQUIRED LANDSCAPE AREAS SHALL BE AT LEAST(70/a)COVERED WITH VEGETATION AT HEALTHY CONDITION IMMEDIATELY WITH THE SAME SIZE AND SPECIES AT NO COST TO THE B) REPRESENTATIVE SAMPLES SHALL BE TESTED FOR ACIDITY, FERTILITY,TOXICITY,AND VISION FENCE 16. PROPOSED TABLE WITH SEATING MATURITY WITH MULCH. USE OF MULCH,ORGANIC OR ROCK AS ONLY GROUND COVER IN OWNER. GENERAL TEXTURE BY A RECOGNIZED COMMERCIAL OR GOVERNMENT AGENCY AND COPIES 17. PROPOSED BENCH PLANTING AREAS IS PROHIBITED. 10. FINISH GRADES SHALL PROVIDE A SMOOTH TRANSITION WITH ADJACENT SURFACES AND ENSURE OF THE TESTING AGENCY'S FINDINGS AND RECOMMENDATIONS SHALL BE FURNISHED TO THE 18. PROPOSED DOGIPOT WASTE STATION PROVIDED:80%COVERAGE POSITIVE DRAINAGE IN ACCORDANCE WITH THE SITE CIVIL GRADING PLAN. OWNER'S REPRESENTATIVE BY THE CONTRACTOR. NO TOPSOIL SHALL BE DELIVERED IN A 19. PROPOSED DOUBLE GATE ENTRY SYSTEM 11. AMEND EXISTING APPROVED TOPSOIL AT A RATIO OF THREE CUBIC YARDS OF APPROVED FROZEN OR MUDDY CONDITION.ACIDITY/ALKALINITY RANGE-PH.5.5 TO 7.6. 20. PROPOSED 20'WATER EASEMENT-NO TREES TO BE TOTAL NUMBER TREES REQUIRED:61 COMPOST PER 1000 SQUARE FEET. ROTO-TILL ORGANIC MATTER A MINIMUM OF 6 INCHES INTO 16. IMMEDIATELY CLEAN UP ANY TOPSOIL OR OTHER DEBRIS ON THE SITE CREATED FROM PLANTED WITHIN EASEMENT TOTAL NUMBER OF TREES PROPOSED:81 (8 EXISTING/31 ADDITIONAL FOR TREE MITIGATION) TOPSOIL. LANDSCAPE OPERATIONS AND DISPOSE OF PROPERLY OFF SITE. 21. EXISTING 20'WATER EASEMENT-NO TREES TO BE TOTAL NUMBER OF TREE SPECIES; REQUIRED-5 , PROVIDED-17(3 EXISTING) 12. FERTILIZE ALL TREES AND SHRUBS WITH'AGRIFORM'PLANTING TABLETS. QUANTITY PER 17. TREES SHALL NOT BE PLANTED WITHIN THE 10'-0"CLEAR ZONE OF ALL STORM DRAIN PIPE, PLANTED WITHIN EASEMENT MANUFACTURER'S RECOMMENDATIONS. STRUCTURES,OR FACILITIES. 22. RETAIN AND PROTECT EXISTING TREE 13. ALL PLANTING BEDS SHALL HAVE A MINIMUM 18"DEPTH OF TOPSOIL. LAWN AREAS SHALL HAVE A 18. STORM DRAINAGE FACILITIES MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING LANDSCAPE BUFFERS ALONG STREETS, 11-3B-7-3(W. BALDCYPRESS STREET): K MINIMUM 12"DEPTH OF TOPSOIL. SPREAD,COMPACT,AND FINE GRADE TOPSOIL TO A SMOOTH THE CONSTRUCTION AND INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM. 23. RETAIN AND PROTECT EXISTING TURF-PATCH BACK ONE(1)PER THIRTY-FIVE(35)LINEAR FEET WITH THIRTY-FIVE(35)PERCENT OF TREES BEING AND UNIFORM GRADE 3"BELOW ADJACENT SURFACES OF PLANTER BED AREAS, 1-1/2"BELOW 19. IN THE EVENT OF A DISCREPANCY, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. TO EXISTING CONDITION CANOPY AND TWENTY-FIVE(25)PERCENT OF SAID CANOPY TREE SELECTION BEING CLASS II. ADJACENT SURFACES OF TURF SOD AREAS,AND 1"BELOW ADJACENT SURFACES OF TURF SEED 543.89 LIN. FT. AREAS. REQUIRED TREES: 16 PROPOSED TREES:20(8 EXISTING) 22 22 22 PROVIDED CANOPY TREE PERCENTAGE-85% PROVIDED CLASS II TREE PERCENTAGE-50% 4 4 4 d 4 4 ONE(1)EVERGREEN SHRUB PER THREE(3)LINEAR FEET OF STREET-FACING FOUNDATION 245.43 LIN. FT. REQUIRED EVERGREEN SHRUBS: 82 23 �� `� ` 1 •1 •1 PROPOSED EVERGREEN SHRUBS:82 " PARKING LOT LANDSCAPING REQUIREMENTS, 11-313-8: PROVIDE 5'WIDE MINIMUM LANDSCAPE BUFFER ADJACENT TO PARKING AREAS. ONE(1)TREE F_ 40,�\ PER THIRTY-FIVE(35)LINEAR FEET AND SHRUBS LAWN,OR OTHER VEGETATIVE 2323 23 23 + 23 23 23 23 23GROUNDCOVER. 2 23 EAST 1 � O • O o O�• o O� ° 63 LIN. FT. REQUIRED TREES:2 cc PROPOSED TREES:2 - - I 07 � ° 1 9 r)r r r 17 SOUTH r r 468 LIN. FT. r r r REQUIRED TREES: 13 H rrrr 1$ PROPOSED TREES:5(NO TREES TO BE PLANTED WITHIN WATER EASEMENT) ' ' WEST „ r r + rrrr 17 190 LIN. FT. + r r r REQUIRED TREES: 5 + rrrr 8 rrrr PROPOSED TREES:5 rr + 20 rr r r ONE(1)TREE WITH LOW SHRUBS, LAWN, OR OTHER VEGETATIVE GROUND COVER PER rrrrr INTERIOR PLANTER THAT SERVES A SINGLE ROW OF PARKING SPACES. 0 rrrrr 1 �• rrrrr rrrrr PATHWAY LANDSCAPE REQUIREMENTS, 11-3B-12: + fr fr. + rrrrrr l - ,, r r r r r r 5'WIDE LANDSCAPE STRIP ON EITHER SIDE OF PATHWAY G I r r r r r r 1 TREE PER 100 LIN. FT.WITH SHRUBS, LAWN AND/OR OTHER VEGETATIVE GROUND COVER • 4 4 4 ' 4 + rrrrrr rrrrr 179.9 LIN. FT. �tr� _ rrrrr REQUIRED TREES:2 • - rrrrr PROPOSED TREES:2 n- 11 13 17 TYP. `� ;' rrr r • 14 - COMMON OPEN SPACE REQUIRED 2 50 S 50 PER UNIT) + rrr COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS, 11 3G: �� � �-,,.;..� �� O��„���..� 4 rrrr°�°� � 8,7 F(2 T) Q 15 �� \ • rrrr IJ LI LI LI U LI LI U ,.,m . _ . . � 5 5 ,," 18 _ :, r i i i i PRIVATE R SF(80 SF PER UNIT) COMMON OPEN SPACE PROPOSED:28,750 ATE OPEN SPACE REQUIRED:9 200 17 1 7 1 7 _ rrrrr PRIVATE OPEN SPACE PROPOSED:9,200 SF • ° our° rrrrr rrrr SITE AMENITIES; 11-3G-4: F + ++ „��'% + rrrr CLUB HOUSE LESS THAN 5,000 SF-3 PTS. rrrr 9 16 O . + ' rrrr PICNIC AREA LESS THAN 5,000 SF-1 PTS. :aa;; r � + '+ 20 r BICYCLE STORAGE-2 PTS.X 2 + r DOG PARK(LESS THAN 5,000 SF)-0 PTS. + + O I DOG WASTE STATION-0.5 PTS.X 2 4 rrr SWIMMING POOL 4 PTS. 00000 + rrr FIRE PIT/TABLE- 1 PT. ❑ � 10 5 ��,_ rrr • I rrr TOTAL. 17 ' � THE REQUIRED SHRUBS AT THE � ��_ 2 ,• r i 1 7 'TREES MAY BE SUBSTITUTED FOR UP TO ONE-HALF(1/2)OF + u„ RATE OF ONE TREE FOR TENSHRUBS AND VICE VERSA. << �+ E .�� - - - - - - - - - - - - - - - - - + + + °° + ° - + rrr CLASS II OR CLASS III TREES CAN BE SUBSTITUTED AT THE RATE OF TWO(2)CLASS I TREES - ❑ �� � • + o _ _ + + '. _ + + FOR EVERY ONE CLASS II OR CLASS III TREES UNLESS OTHERWISE SPECIFIED BY AN ADOPTED s � = - 18 ,.er m.� a + + 17 STREET DESIGN OR MASTER PLAN. 19 1 o o + i °o° E 20 .� �J �] �] �] �J ❑ �] �] �� ] 0 ❑ ❑ I EP EI EI EI EI EI EI EI E P EI I EP EP EP EP EP EP EI EI EI EI EI I EI NO. REVISION/ISSUE DATE D 0 N I \ 0000❑000000ppp© CD O 811 . c \ o00 O F / N .0 T r g* oo �, lO� o KnowwhaYs below. ❑ � � � ❑ Call before you dig. rI rI rI �I �I rI rI rI �I rI rI rI rI rI rI rI �I rI rI rI �I rI rI rI rI rI JO U o CIN ADVANCE BEFORE 2 ALL 2 BUSINESS DAYS LJ] LJ] LJ] LJ ] LJ] LJ] LJ] LJ] LJ LJ] LJ] LJ] LJ] LJ] LJ] IJ] LJ] 0 v��JU �LLJ 00� YOU DIG,GRADE,OR '5 EXCAVATE FOR HE 9 o - ] ] ] ] V O MARKING OF • • \ • �> UNDERGROUND ������ + ,^ O O ��� � • Q ��j�������0 OHO MEMBER UTILITIES C ��ww " + o o �� ° ,,,/VD 000000000 + + + + + + + + \ ��^ '�� • J Q ,, • - O 1 � 000 z II^JI ^JI II^JI II^JI II^JI II^JI ^JI III^JI 01" • ^JI II^JI ^JI ^JI II^JI II^JI II^JIII^JI ^JI ^JI ^JI ^JI III^JI II^JI II^JI II^JI IIIr III^-I II^JIII^JI II^JII^J II^JIII^JI II^JI II^JIII^J II^JW + IIIIIII • I I I I I I I • E I E E E E I I I `I • I I I I I I I I I I d \ /yam 'Z,I 4 a ^W fdU O N Q a U F. a U 1 a M U O 1. C 1� f�''r J W C Q 2 RODNEY EVANS + PARTNERS a + `+�' + �� reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 0 CD 0 BALDCYPRESS MULTI-FAMILY 0 0 0 0 0 0 0 � 's 3570 N. EAGLE ROAD 0 0 T W - - - - W - - - - - - - - - � '�� _� MERIDIAN ID 83646 °+ + A (D (r2T10000(D(D(D(D&D &D - ° o o MULTI-FAMILY DEVELOPMENT ° ° O o / _- S PRELIMINARY LANDSCAPE PLAN 0 cl� o PRELIMINARY LANDSCAPE PLAN PROJECT 24039 SHEET i 20 0 20 40 60 N DATE o 06/24/24 Ll O U o SCALE: 1"=20' 0" ■ it U) DRAWN BY CHECKED BY T Q LP RE 0 N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT PLANT SCHEDULE PLANT SCHEDULE PLANT SCHEDULE PLANT SCHEDULE M SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS CONIFEROUS TREES FLOWERING TREES 21 All Gold Japanese Forest Grass 1 gal. 1.5'H x 1.5'W GROUND COVERS Skyrocket Juniper Hakonechloa macra'AII Gold' \�\\,L//,,/ Turf to Remain 14 6' Ht. 20'H x 3'W Eastern Redbud Morning Light Maiden Grass 7,527 sf --- Juniperus scopulorum 'Skyrocket' 6 Cercis canadensis 2" Cal. B&B 25'H x30'W Class I ��;��� 35 Miscanthus sinensis 'Morning Light' 1 gal. 5'H x 4'W Existing Turf Black Mondo Grass 5,013 sf RTF Sod Columnar Norway Spruce 0 36 1 gal. 1'H x 1'W Rhizomatous Tall Fescue 7 6' Ht. 25'H x 6'W Ophiopogon planiscapus'Nigrescens' Red Creeping Thyme Picea abies 'Cupressina' Spring Snow Crabapple \\\Ilv,, 30 p g Y 4" pot-30" o.c. 0.25'H x 1'W 5 Malus x'Spring Snow' 2" Cal. B&B 25'H x 20'W Class I ` • k 41 Shenandoah Switch Grass 1 gal. 4'H x 3'W Thymus x Red Creeping L Panicum virgatum 'Shenandoah' UVVy� DECIDUOUS TREES Karley Rose Fountain Grass MULCH m y 31 Pennisetu oriental 'Karl Rose' 1 gal. 3'H x 4'W SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE NOTES noon j 1,527 sf 3 minus Medium Bark Mulch --- 15 Norway Maple Bark Mulch • 15 2" Cal. B&B 35'H x 15'W Class II Acer platanoides 'Columnar' 1" minus Small Bark Mulch SHRUBS PERENNIALS 20 745 sf --- Green Velvet Boxwood 62 Silver Falls Japanese Painted Fern 1 gal. 2'H x 2'W Bark Mulch -3" Depth a;, Bowhall Red Maple 53 Buxus x'Green Velvet' 2 gal. 3'H x 4'W Anisocampium niponicum 'Silver Falls' 0 4 2" Cal. B&B 40'H x 15'W Class Acer rubrum 'Bowhall' Kim's Knee High Coneflower Lynwood Gold Forsythia + 24 Echinacea ur urea'Kim's Knee High' 1 gal. 2'H x 2'W • 24 2 gal. 8'H x 8'W p p g K Forsythia x intermedia'Lynwood Gold' Norwegian Sunset Maple Limelight Panicle Hydrangea 26 Black Diamond Winter Jewels Hellebore 0- 1 gal. 1.5'H x 2'W 5 Acer truncatum x platanoides 'Keithsform'TM 2" Cal. B&B 35'H x 25'W Class 1 9 Hydrangea paniculata'Limelight' 2 gal. 6'H x 6'W Helleborus x hybridus Black Diamond Happy Returns Daylily Blue Rug Juniper o 63 1 gal. 1.5'H x 1.5'W 38 2 gal. 0.5'H x 6'W Hemerocallis x Happy Returns Juniperus horizontal is Wiltonii CALLOUT NUMBERS Autumn Gold Maidenhair Tree Palace Purple Crevice Alumroot # REFER TO NUMBERED D 3 Ginkgo biloba'Autumn Gold'TM 2" Cal. B&B 45'H x 35'W Class 11 O 74 Creeping Oregon Grape 2 gal. 2'H x 3'W 58 Heuchera m icrantha'Palace Purple' 1 gal. 2'H x 1.5'W LANDSCAPE LEGEND CALLOUT NOTES NOTES BELOW Mahonia repens Lime Rickey Coral Bells 1. VISION TRIANGLE Dwarf Snowflake Mockorange • 49 1 gal. 2'H x 2'W 2. PROPOSED TRASH ENCLOSURE 18 2 gal. 4'H x 4'W Heuchera x Lime Rickey Philadelphus x virginalis 'Dwarf Snowflake' 3. PROPOSED OPEN LAWN AREA(5,000 SF) Shademaster Honeylocust August Moon Hosta + + PLANTS TO BE INSTALLED • 5 2" Cal. B&B 45'H x 35'W Class 11 Dart's Gold Ninebark 40 1 gal. 2'H x 3'W 0 4. PROPOSED 2'X2'CONCRETE PAVERS Gleditsia triacanthos Shademaster + 6 2 gal. 5'H x 5'W Hosta x August Moon 5. PROPOSED 5'WIDE CONCRETE PATH Physocarpus opulifolius 'Dart's Gold' Empress Wu Hosta 6. PROPOSED BICYCLE RACK Little Joker Ninebark 15 1 gal. 4'H x 6'W 7. PROPOSED MONUMENT SIGN 0 38 2 gal. 3'H x 4'W Hosta x'Empress Wu' Sunburst® Honey Locust Physocarpus opulifolius 'Hoogi02l' 4" 8. PROPOSED DIRECTIONAL SIGNAGE 1 2" Cal. B&B 40' H X 35' W Class II Hadspen Blue Hosta EXISTING TREES TO REMAIN 9. PROPOSED POOL Gleditsia triacanthos inermis'Sunburst' Bird's Nest Spruce 41 1 gal. 1.5'H x 2'W 075 2 gal. 4'H x 5'W Hosta x Hadspen Blue 10. PROPOSED SPA Picea abies 'Nidiformis' Bleeding Heart 11. PROPOSED OUTDOOR GRILL Bloodgood London Plane Tree 33 Platanus x acerifolia'Bloodgood' Bottle Rocket LlgUlaria PROPERTY LINE(VERIFY) Blue Shag White Pine 2 gal. 3'H x 3'W Lamprocapnos spectabilis• 32 1 gal. 3'H x 3'W — — — — — — — — — — METAL AS DETAILED 12. PROPOSED FIRE PIT + 2 2" Cal. B&B 50'H x 40'W Class 11 Pnus strobus Blue Shag 13. PROPOSED LOUNGE CHAIRS — — Fine Line Fern Leaf Buckthorn 50 1 gal. 2'H x 2'W 14. PROPOSED BARTOP WITH SEATING Rhamnus frangula'Ron Williams' 6'-0"TALL STEEL PANEL OPEN O 16 2 gal. 6'H x 3'W Ligularia x'Bottle Rocket' 15. PROPOSED OUTDOOR COUCH SEATING I-I Ostrich Fern VISION FENCE 16. PROPOSED TABLE WITH SEATING Regal Prince® Oak � P.J.M. Compact Rhododendron 40 Matteuccia eons Ivanica 1 gal. 4'H x 3'W 17. PROPOSED BENCH 8 2" Cal. B&B 45' H x 18' W Class 11 10 Rhododendron x'P.J.M. Com acts' 2 gal. 4'H x 4'W p Y Quercus robur x bicolor Long p Leading Lady Amethyst Bee Balm 18. PROPOSED DOGIPOT WASTE STATION \ Magic Carpet Spirea + 39 1 gal. 1'H x 2'W 19. PROPOSED DOUBLE GATE ENTRY SYSTEM Spiraea japonica'Walbuma' 14 2 gal. 2'H x 2'W Monarda x'Leading Lady Amethyst' 20. PROPOSED 20'WATER EASEMENT-NO TREES TO BE • 4 Corinthian Littleleaf Linden 2" Cal B&B 45'H x 15'W Class II Burkwood Viburnum 52 Dark Towers Penstemon 1 gal. 3'H x 2'W PLANTED WITHIN EASEMENT Tilia cordata'Corzam'TM . ( + 27 2 gal. 8'H x 5'W Penstemon 'Dark Towers' 21. EXISTING 20'WATER EASEMENT-NO TREES TO BE Viburnum x burkwoodii PLANTED WITHIN EASEMENT Little Spire Russian Sage 22. RETAIN AND PROTECT EXISTING TREE Red Prince Weigela • 21 1 gal. 2'H x 2'W 26 2 gal. 6 H x 6 W Perovskia atriplicifolia'Little Spire' Greenspire Littleleaf Linden Weigela florida'Red Prince' 23. RETAIN AND PROTECT EXISTING TURF-PATCH BACK • 8 Tilia cordata'Greenspire' 2" Cal. B&B 40'H x 30'W Class II Goldsturm Black-Eyed Susan TO EXISTING CONDITION ORNAMENTAL GRASSES G 37 Rudbeckia fulgida sullivantii 'Goldsturm' 1 gal. 2'H x 2'W \\\ May Night Sage El Dorado Feather Reed Grass 13 1 gal. 2'H x 2'W \ - 28 Calamagrostis x acutiflora'EI Dorado' 1 gal. 6'H x 2'W Salvia x sylvestris May Night "''- Overdam Feather Reed Grass i 8 Autumn Joy Sedum 1 gal. 2'H x 2'W 23 Calama rostis x acutiflora'Overdam' 1 gal. 6'H x 2'W Sedum x'Autumn Joy' g F .yJv,4 `yqu,4 `Ydu,y 1 1 e O O • • ' + • _poi,,,- • • • •` • _•4eao,°:"% , vvvv�L _ _ ee o _= C V070��4140�� /410m� • • �� IIM\��� �annno°c �JwUVV��G S ' nn `w "111nnn01011 °c L °nnnnn° iRIPa` fi410 -g10P �annn° El o° noon NO. REVISION/ISSUE DATE 0 N o \ `` 7 + n - O�p0p000000pp�� 11 • (I�lio o°° �P� P O E / .0 76 o KnowwhaYs below. r.Wl before you dig. 1 , \ • o r— �� 4 U o CALL 2 BUSINESS DAYS E \'I/ nnnnccIN ADVANCE BEFORE 8 ~ YOU DIG,GRADE, R \pVbi , • MARKING OF E o ° �\ I%Ogele\\` ' O �O EXCAVATE FOR THEiE I UNDERGROUND MEMBER UTILITIES m T 1/Z C aD 0000000 \ + +vv L FG O c > I Q) I a" o 0 P. B \ A� zao E O \ + vV + Z x a RODNEY EVANS + PARTNERS a + + . �I Op/•\" �9�nnnn reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 3 — — — + E O - - - - - - - - - - - - - + \\ - — — — — — — \\\\ // \ - - - - - - - - - - \\\\\\,II/ - - + BALD5 OPNEEAGLE ROAD SS MULTI-FAMILY o ° - - ' MERIDIAN, ID 83646 000 � 0 � ( O � (Do 0 1Z, >1 1-- 4i'0\� �i/dm110 '�/idimll�O ��*111n\e�� '�ii9iml�\��� '�ii�iln�\���� a A MULTI-FAMILY DEVELOPMENT A co-) A OPEN SPACE EXHIBIT N � N o cl OPEN SPACE EXHIBIT PROJECT 24039 SHEET i 10 0 10 20 30 N U DATE N 921 SCALE: 1"= 10'-0" 06/24/24 Ll 1 OU DRAWN BY CHECKED BY Q LP RE 0 N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT PLANT SCHEDULE PLANT SCHEDULE M SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE CLASS CONIFEROUS TREES 26 Black Diamond Winter Jewels Hellebore 1 gal. 1.5•H x 2'W Helleborus x hybridus 'Black Diamond' �'%' Skyrocket Juniper Happy Returns Daylily 14 Juniperus scopulorum 'Skyrocket' 6 Ht. 20 H x 3 W o 63 Hemerocallis x'Happy Returns' 1 gal. 1.5 H x 1.5'W 58 Palace Purple Crevice Alumroot 1 gal. 2'H x 1.5'W \Al 7 Columnar Norway Spruce 6' Ht. 25'H x 6'W Heuchera m i crantha'Palace Purple' Picea abies 'Cupressina' Lime Rickey Coral Bells L • 49 Heuchera x'Lime Rickey' 1 gal. 2'Hx2'W DECIDUOUS TREES 40 August Moon Hosta 1 gal. 2'H x 3'W Hosta x'August Moon' 15 Columnar Norway Maple 2" Cal. B&B 35'H x 15'W Class II 15 Empress Wu Hosta x Emp esstWu' 1 gal. 4'H x 6'W �� • Acer platanoides 'COlumnar' Hadspen Blue Hosta 41 Hosta x'Hadspen Blue' 1 gal. 1.5'H x 2'W _ ---- o Bowhall Red Maple x ass 32 BleedingHeart \ 4 Acer rubrum 'Bowhall' 2 a.Cl B&B 40 H 15 W Cl I ( 1 1 gal. 3 H x 3 W ` ' Lamprocapnos spectabilis K 50 Bottle Rocket Ligularia 1 gal. 2'H x 2 W Norwegian Sunset Maple Ligularia x'Bottle Rocket' -- - ----- -- • 5 Acer truncatum x latanoides 'Keithsform'TM 2 Cal. B&B 35'H x 25'W Class I p 40 Ostrich Fern 1 gal. 4'H x 3'W Matteuccia pennsylvanica Leading Lady Amethyst Bee Balm • + Autumn Gold Maidenhair Tree 39 Monarda x'Leading Lady Amethyst' 1 gal. 1'H x 2'W + 3 Ginkgo biloba'Autumn GOId'TM 2 Cal. B&B 45 H x 35 W Class II Dark Towers Penstemon 52 Penstemon 'Dark Towers' 1 gal. 3 H x 2 W Little Spire Russian Sage ,,,,,,, • 5 Shademaster Honeylocust 2" Cal. B&B 45'H x 35'W Class II 21 Perovskia atriplicifolia'Little Spire' 1 gal. 2'H x 2'W Gleditsia triacanthos 'Shademaster' Goldsturm Black-Eyed Susan + / 1 37 Rudbeckia fulgida sullivantii 'Goldsturm' 1 gal. 2'H x 2'W Sunburst® Honey Locust/ May Night Sage Gleditsia triacanthos inermis 'Sunburst' 2" Cal. B&B 40' H X 35' W Class II 13 Salvia x sylvestris'May Night' 1 gal. 2'H x 2'W T/ Autumn Joy Sedum • / / / / 18 Sedum x'Autumn Joy' 1 gal. 2 H x 2'W ill / / / / 1 2 Bloodgood London Plane Tree 2" Cal. B&B 50 H x 40 W Class II + Platanus x acerlfolia'Bloodgood' + / / / / SYMBOL QTY COMMON / BOTANICAL NAME SIZE NOTES H • / / / / Regal Prince® Oak GROUND COVERS • __-- 8 2" Cal. B&B 45' H x 18' W Class II Quercus robur x bicolor'Long' 7,527 sf Turf to Remain k; + Existing Turf RTF Sod 4 Corinthian Littleleaf Linden 2" Cal. B&B 45'H x 15'W Class II 5,013 sf Rhizomatous Tall Fescue • / / / / / 1 Tilia cordata'Corzam'TM Red Creeping Thyme 30 Thymus x'Red Creeping' 4 pot-30„ o.c. 0.25 H x 1 W • / / / / / 8 Greenspire Littleleaf Linden 2" Cal. B&B 40'H x 30'W Class II • Tilia cordata'Greenspire' MULCH G ������� 3" minus Medium Bark Mulch • / / / / / / ������� 1,527sf --- ;,,,,, + Bark Mulch 1 FLOWERING TREES 1" minus Small Bark Mulch 20,745 sf Bark Mulch -3" Depth / / / / / / • Eastern Redbud • ` / / / / / 6 Cercis canadensis 2" Cal. B&B 25 H x30 W Class I • Spring Snow Crabapple IF 1 5 Malus x'Spring Snow' 2" Cal. B&B 25 H x 20'W Class I ® CALLOUTNUMBERS SYMBOL QTY COMMON / BOTANICAL NAME PLANTING SIZE MATURITY SIZE NOTES LANDSCAPE LEGEND CALLOUT NOTES # REFER BE NUMBERED NOTES BELOW / / / / / 1. VISION TRIANGLE SHRUBS 1 2. PROPOSED TRASH ENCLOSURE 53 Green Velvet Boxwood 2 gal. 3 H x 4 W O PLANTS TO BE INSTALLED 3. PROPOSED OPEN LAWN AREA(5,000 SF) • 4. PROPOSED 2'X2'CONCRETE PAVERS Buxus x'Green Velvet' {� • / / / / / / 1 5. PROPOSED 5'WIDE CONCRETE PATH Lynwood Gold Forsythia 6. PROPOSED BICYCLE RACK • �'' / / / / / / 24 2 gal. 8'H x 8'W • •''= Forsythia x intermedia'Lynwood Gold' 7. PROPOSED MONUMENT SIGN E Limelight Panicle Hydrangea 4" 8. PROPOSED DIRECTIONAL SIGNAGE • �y,_ ,y g 2 gal. l x 6'W • / / / / / / , Hydrangea paniculata'Limelight' EXISTING TREES TO REMAIN 9. PROPOSED POOL / / / / , 1 0 Blue Rug Juniper 10. PROPOSED SPA • 88 p gal. 0.5�H x 6'W 11. PROPOSED OUTDOOR GRILL + JUnI erUS horizontal 'WiltonWIItOnll — — — — — — — — — — METAL AS DETAILED - - - / / / / / 1 12. PROPOSED FIRE PIT Creeping Oregon Grape 13. PROPOSED LOUNGE CHAIRS • O 74 2 gal. 2�H x 3�W — — PROPERTY LINE(VERIFY) Mahonia repens 14. PROPOSED BARTOP WITH SEATING • + Dwarf Snowflake Mockorange 6'-0"TALL STEEL PANEL OPEN 15. PROPOSED OUTDOOR COUCH SEATING + 18 Philadelphus x virginalis 'Dwarf Snowflake' 2 gal. 4'H x 4'W VISION FENCE 16. PROPOSED TABLE WITH SEATING / / 17. PROPOSED BENCH NO. REVISION/ISSUE DATE o + Dart's Gold Nlnebark 18. PROPOSED DOGIPOT WASTE STATION D + + / / / / 1 6 Physocarpus opulifolius'Dart's Gold' 2 gal. 5 H x 5 W 19. PROPOSED DOUBLE GATE ENTRY SYSTEM 020. PROPOSED 20'WATER EASEMENT-NO TREES TO BE Little Joker Ninebark • / / / 38 Physocarpus opulifolius'Hoogi02l' 2 gal. 3'H X 4 W PLANTED WITHIN EASEMENT °o°°°°�°OF°�°O ° 811 , o N 21. EXISTING 20'WATER EASEMENT-NO TREES TO BE o°°�P( � U Bird's Nest Spruce PLANTED WITHIN EASEMENT °°o �y P• E N • / / / 75 Picea abies 'Nidiformis' 2 gal. 4 H x 5 W 22. RETAIN AND PROTECT EXISTING TREE o°* oo�' ♦� °o Knowwraesbelow. 23. RETAIN AND PROTECT EXISTING TURF-PATCH BACK or 4 ❑ Call before you dig. Blue Shag White Pine ♦ i o CALL 2 BUSINESS DAYS 33 Pnus strobus Blue Shag 2 gal. 3'H x 3 W TO EXISTING CONDITION or^ o YOU DIG,GRADE,OR a' ❑n 8 p ED IN ADVANCE BEFORE o O \ = % O EXCAVATE FOR THE / / / O 16 Fine Line Fern Leaf Buckthorn 2 al 6 H x 3 W Goo° MARKING OF ERGROUND N °' • + • / / / 1 Rhamnus frangula'Ron Williams' g ° NDSCAP oo°°° MEMBERUTIILIT ES C y P.J.M. Compact Rhododendron °°°0pppp° 10 2 gal. 4'H x 4'W Rhododendron x'P.J.M. Compacta' Magic Carpet Spirea • \ / / / 14 Spiraeajaponica'Walbuma' 2 gal. 2'H x 2'W o c + + 27 Burkwood Viburnum 2 gal. 8'H x 5'W w Viburnum x burkwoodii \ L / Red Prince Weigela z z T EH1 26 6�H \ 2gal. x6�W a Weigela florida Red Prince ¢ o \ aQa � H o o B ORNAMENTAL GRASSES Q z a o N El Dorado Feather Reed Grass 1 28 Calamagrostis x acutiflora'EI Dorado' 1 gal. 6'H x 2'W RODNEY EVANS + PARTNERS a + `+' + 3 �I 1 \ \NIUHi ra,p , /G� 1 reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 `rJ — - \\\I I�// O O - = Overdam Feather Reed Grass N ����nnlneN�°"� 23 Calamagrostis x acutiflora'Overdam' 1 gal. 6 H x 2 W \\= 21 All Gold Japanese Forest Grass 1 gal. 1.5'H x 1.5'W BALDCYPRESS MULTI-FAMILY CO '��ieiunn\R�� Hakonechloa macra All Gold • Morning Light Maiden Grass 3570 N. EAGLE ROAD 1 ie1110\" 1 = = 35 1 gal. 5'H x 4'W T 11041,11110� Miscanthus sinensis 'Morning Light' MERIDIAN, ID 83646 A 1 1 36 Black Mondo Grass 1 gal. 1'H x 1'W MULTI-FAMILY DEVELOPMENT Ophiopogon planiscapus 'Nigrescens' ` % Shenandoah Switch Grass01 • - - 41 1 gal. 4 H x 3W TPanicum virgatum 'Shenandoah' ° Karley Rose Fountain Grass DOG RUN EXHIBIT CE 31 1 gal. 3'H x 4'W • Pennisetum oriental e 'Karley Rose' � 'nnnnn°c r7 O N PROJECT SHEET N DOG RUN EXHIBIT PERENNIALS 24039 CD Silver Falls Japanese Painted Fern 10 0 10 20 30 `' 62 Anisocampium niponicum 'Silver Falls' 1 gal. 2 H x 2 W DATE N SCALE: 1"= 10'-0" �L Kim's Knee High Coneflower 06/24/24 Ll 2 ��<24 Echinacea purpurea'Kim's Knee High' 1 gal. 2 H x 2 Wit W DRAWN BY CHECKED BY T Q LP RE N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT TREE MITIGATION NOTES: TREE PROTECTION NOTES: (CITY OF EAGLE CODE 8-2A-7 C2A) 1. PROTECT THE CRITICAL ROOT ZONE(THE AREA DIRECTLY BELOW THE DRIPLINE OF THE TREE)OF FOR EACH CALIPER INCH OF DECIDUOUS TREE REMOVED,AN EQUIVALENT AMOUNT OF CALIPER THE TREES TO REMAIN ON SITE BY: M INCHES SHALL BE REPLANTED. FOR EACH FOOT OF CONIFEROUS TREE REMOVED,AN EQUIVALENT a. CONSTRUCTING A TEMPORARY CHAINLINK FENCE AROUND THE CRITICAL ROOT ZONE OF AMOUNT OF VERTICAL FEET SHALL BE REPLANTED. THE TREE TO BE PROTECTED PRIOR TO DEMOLITION,CONSTRUCTION,OR ANY SITE WORK. b. NOT ALLOWING COMPACTION BY EQUIPMENT TRAFFIC DURING CONSTRUCTION OR DURING 1. EXISTING TREES TO BE SAVED ON SITE THAT WILL COUNT TOWARDS MITIGATION ARE AS DEMOLITION. FOLLOWS: c. NOT ALLOWING CONCRETE TRUCKS TO RINSE WITHIN THE PROTECTION AREA,OR -(1) 12"CAL. PINE ANYWHERE NEAR EXISTING TREE ROOTS OR IN PLANNED PLANTING BEDS AREAS. SEE -(2) 14"CAL. PINE EROSION AND SEDIMENT CONTROL PLAN FOR APPROVED CONCRETE WASHOUT AREAS. -(1)8"CAL. MAPLE d. NOT STOCKPILING MATERIALS, DEBRIS,OR DIRT WITHIN THE TREE PROTECTION AREA. -(1) 12"CAL. MAPLE e. WATERING WITHIN THE CRITICAL ROOT ZONE FROM MID-APRIL TO MID-OCTOBER AT THE -(1) 10"CAL.CRABAPPLE RATE OF NOT LESS THAN THE EQUIVALENT OF 1-1/2"OF WATER OVER THE ENTIRE AREA PER -(1) 12"CAL.CRABAPPLE WEEK. NOT TRENCHING, EXCAVATING, FILLING,OR OTHERWISE DISTURBING THE SOIL WITHIN -(1) 10"CAL. FLOWERING PEAR THE CRITICAL ROOT ZONE. USE ONLY HAND METHODS FOR GRUBBING WITHIN PROTECTION L ZONES. TOTAL CALIPER INCHES =92 CALIPER INCHES f. ADJUST PROPOSED IMPROVEMENT LOCATIONS AS REQUIRED TO AVOID DAMAGING TREE ROOTS. 2. EXISTING TREES TO BE REMOVED ON SITE. 2. PROTECT THE CROWN AND TRUNK OF TREES TO BE RETAINED BY: -(1)8"CAL.CRABAPPLE a. OPERATING EQUIPMENT IN SUCH AWAY AS TO AVOID CONTACT WITH TREE TRUNKS OR -(1) 12"CAL.CRABAPPLE BRANCHES. b. HAVING TREES PRUNED BY A LICENSED ARBORIST. TOTAL CALIPER INCHES =20 CALIPER INCHES 3. ALL TREES DAMAGED OR DESTROYED DURING CONSTRUCTION SHALL BE REPLACED USING THE TOTAL CALIPER INCHES THE REQUIRE MITIGATION=20 CALIPER INCHES FOLLOWING CRITERIA: TOTAL CALIPER INCHES THAT DO NOT REQUIRED MITIGATION=0 CALIPER INCHES EXISTING TREE REPLACEMENT THE METHOD OF MITIGATION WILL BE TO PROVIDE(24)ADDITIONAL 2"CALIPER TREES AND(7) 1"TO 4"CALIPER........................................................................ NO MITIGATION REQUIRED ADDITIONAL 6'TALL EVERGREEN TREES. (SEE PLANT SCHEDULE)THIS RESULTS IN AN 4"OR GREATER CALIPER........................................................ 1X CALIPER OF TREE REMOVED K ADDITIONAL 48 CALIPER INCHES AND 42 VERTICAL FEET, NOT INCLUDING THE CALIPER INCHES OF THE REQUIRED PROPOSED TREES AND SAVED EXISTING TREES. EXAMPLE: IF AN 8"CALIPER TREE IS REMOVED,AN ACCEPTABLE REPLACEMENT WOULD BE(4)2" CALIPER TREES OR(2)4"CALIPER TREES. TREE MITIGATION LEGEND o — — o z-- — - - 0 4„ EXISTING TREES TO REMAIN — \ q 4 EXISTING TREES TO BE REMOVED — — PROPERTY LINE(VERIFY) 0- t H - - - - - J 0 G _ ❑❑ 0 ❑ ❑ ❑ - o ❑ o ❑ o ❑ • ❑❑ F nn El 0 00000 ❑❑ Do E I ❑ \ EP EP EP EP EP EP EP EP EP EP EP EI I EI E� EI EI EI EP EI EI EI EI EI I EI ❑ ❑ NO. REVISION/ISSUE DATE � D I \ YOU DIG,GRADE,OR '5 0 N � I \ 0000Q000000pppp o \ OOOOO�E O F p 811 ` o > I \ D000°*boo y Poo K �� 1, � o Q \ o_ O , o Call before you dig. a� ❑f7U tig o— U o CALL 2 BUSINESS DAYS Z, rI rI rI �I rI rI �I rI rI rI �I rI rI rI rI rI rI rI �I rI rI rI �I pO� IN ADVANCE BEFORE o ] LJ] LJ] LJ] LJ] ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] ] LJ] LJ] LJ] LJ LJ] LJ] LJ] ] ] ] ] ] ] ] ] ] CD� ��O�O� EXCMARKIEN FOR G OF THE 9 C \ 0 N N \ O MEMBER UTILITIES UNDERGROUND -6 C O Q i v .C- H (^ III^—I U � o a o I � Uza � U B v � Caati RODNEY EVANS + PARTNERS m reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 r7 I o O 3 BALDCYPRESS MULTI-FAMILY 3570 N. EAGLE ROAD02 W W I MERIDIAN ID 83646 A MULTI-FAMILY DEVELOPMENT o 0 TREE MITIGATION PLANIr cl� TREE MITIGATION PLAN PROJECT 24039 SHEET o i 20 0 20 40 60 N DATE o 06/24/24 L2 U o SCALE: 1"=20'-0" ■ O it a_ DRAWN BY CHECKED BY T Q LP RE N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT I \ N N M N I \ BALDCYPRESS STREET % S 89049'50" E 543.90' \\ zo � w z � w / o J w 'COD, Q w ) wQ x z Q — — — — — — — — M /\ LLI Z - Z LLJ LLJ m LU �nNQw0Q FL � U w �' w I I I L- I \ 3 I \ \ )L�T= PROPOSED ` _ ❑ ' I �LJ \ ❑ PROPOSED I FIRE HYDRANT PROPOSED FIRE 20.0' DEPARTMENT ❑ ❑El 6'� ❑❑ _ PUBLIC ti UTILITY EXISTING I CONNECTION ❑ ❑ LC ❑ EASEMENT EASEMENT p p p p p p p p p p - - - - uuuuuuuuuu ❑❑ (WIDTH VARIES) - - - \ PROPOSED PRIVATE ❑ a ❑ Lo SEWER SERVICE \\ \\ I \\ 3 N `1 to ss ss - - \ CIO Uj L CNI- 1:1 El EIL E�O ,_ = — 4 - - — EOO \\ 262 CID0 \ PROPOSED PRIVATE \ N SEWER SERVICE ` ❑ I \ %0 0 Ztn \ EP EP EP EP IP EP EP EP EP EP LP EP 1P 1P 1P LP EP [P [P �� IP LP EP EP P ❑ I \' ss ss ss ss ss ss ss ss ss ss ss ss ss s p ~ PROPOSED PUBLIC • N M o J w WATER MAIN M M N 8 W 8 W 8 W 0 N p L1J 8`W 8~W 8~W 8~W 8 8 W 8 W 8 W I ° aQ 0- Uj ——————— -- — ————————————————————— ------ \u, \ 0 0 `\ EP 1P 1P EP EP EP EP EP EP -EP EPI EP IP LP EP f EP EP LP EP EP EP EP EP EP EP [P EP EP EP EP EP [P LP EP EP [P EP [P P EP `\ z \ z _ ¢ z CD ° \ \ - : \ EO W EO EO EO Q cnUj } - Lu � WE E F� >< U) EO EOP NL i, � w v w S I i - - - - _ _ ,S S S S I — S S S TI N 89031 '59" W 543.89' rrr �(u (nti I I I I I I I\\ l Baldcypress Multifamily im e orw. ■ Concept Utility Plan 3570 N. Eagle Road, Meridian, Idaho 83646 0 September M L K LANDSCAPE LEGEND • ° ` 1 • • °1 PLANTS TO BE INSTALLED o o ° o r1A90 • �° 1 a . - . ° EXISTING TREES TO REMAIN O O O O O O • O oOo • oOE J � ° • . • I ° — — — — — — — — — — METAL AS DETAILED — — PROPERTY LINE(VERIFY) 0 0 0 0 6-0"TALL STEEL PANEL OPEN H VISION FENCE O• + G _ ,10 • � iiiiii - =_ = - ( 1�■I <0 \ uoo)„ iiiii • iiii + + +""+ I + + + ncl + ❑ 000 I E 5 1+00 ° I11- 0O _ or-N * , 0 O O O O Ll I EI LI EI EI EI LI EI EI I �I I �I �I �I �I EI �I �I �I �I • E u NO. REVISION/ISSUE DATE co �� �� � �� ❑ Ln CD D N OF I \ °o0 oo�0000a00000� cll� Oo 0 �(/ \ ❑ Q: . o Call before you dig. c >, \ / • * , O� O Krawwlu�t's bQIOW 7 LLL `a g r— G �—g E { { v� IN ADVANCE BEFORE o ,�I rI rI rI �I rI �I rI rI rI �I rI rI rI rI rI rI �I rI rI rI �I rI rI �� o , J W 0 CALL 2 BUSINESS DAYS b 4�] LJ] LJ] LJ] LJ] ] LJ ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ ] ] LJ] LJ] LJ] LJ LJ] LJ] LJ] LJ] LJ] ] ] '`LJJ" �p'I� �C�JB ��g YOU DIG,GRADE,OR c '. .Z.O EXCAVATE FOR THE o • \ O ® A O MARKING OF UNDERGROUND -o rI �n m r A, Q Q \ �"nww G�t�VDSCAP oo°°° MEMBER UTILITIES ca N O O Ci _ �oa000000000 + + + + + + + + U • J O yu�wm o Q ° ° z 000 o ® ' g • U � w N � Uz(D - )�� �� � �� �� �� � �� �LP EP EP EP EP LP EP EP EP LP EP EP EP EP EP EP EP EP EP EP LP EP EP EP i T •� oU 0 , C c a za y o a { U 0 N N � P. a � CL RODNEY EVANS + PARTNERS a + + + + reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 c) 0 O r ica o f ca „4. — \ BALDCYPRESS MULTI-FAMILY _ W °�° ��� 0 (D o •�„way 3570 N. EAGLE ROAD o + + W I o G ., MERIDIAN, ID 83646 + MULTI-FAMILY DEVELOPMENT A + + 000(D(D(D(DO(DO(D0000000(D(D(D(D(D(D(@(D(D0000 (D(D(D(D(D(D� (D(D@(D(D(D� ��� : : r . ° o ° ° ° ° o o ° o + ��� S S "D 0 � ■ OPEN SPACE DIAGRAM cl� o OPEN SPACE DIAGRAM PROJECT 24039 SHEET i 20 0 20 40 60 N DATE C\j 07/15/24 xi O 0 U o SCALE: 1"=20' 0" ■ DRAWN BY CHECKED BY 'sMT I? LP RE c0 N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT M L K LANDSCAPE LEGEND • ° ` 1 • • °1 PLANTS TO BE INSTALLED r1A90 • �° 1 a . ° EXISTING TREES TO REMAIN O • O O oOo • oO OE J � ° • . • I ° — — — — — — — — — — METAL AS DETAILED PROPERTY LINE(VERIFY) 0 0 0 0 6-0"TALL STEEL PANEL OPEN H //// VISION FENCE O• + G _ • � ////// - =_ =- - ( F + + ++ cu \ e® + • is Is Is E3 is 15 m �+ //// + + g w£ El o ILI 00000 in CD '\ - 0J)p El mv (D 04 0 I I MI LI EI EI EI LI EI EI E I EI I EI EI LI EI EI EI NNEI EI EI • E u NO. REVISION/ISSUE DATE 0 NINN., \ N I \ 000�0000a00000� O° • o lo T O �� ��io Knowm*wrs below. \ ❑ 0- o Call before you dig. c o r— G �— E rI rI rI �I rI �I rI rI rI �I rI rI rI rI rI rI �I rI rI rI �I rI rI �� _,` J W CIN ADVANCE BEFORE o ALL 2 BUSINESS DAYS + `. •�] LJ] LJ] LJ] LJ] ] LJ ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ] LJ ] ] LJ] LJ] LJ] LJ LJ] LJ] LJ] LJ] LJ] ] ] '`�JJ" �p',�_ ^��JB �� YOU DIG,E FO T OR HE � •Z•O EXCAVATE FOR THE o • + Ol,,,, \ O ® A V O MARKING OF ` o+wm +} C'y Q 8 ° ` O Q`pp UNDERGROUND -o N rI 00 n O O O O O O \ w� Go�NDSCAP oo°°° MEMBER UTILIIESca Ci _ �oa000000000 U • J O yu�wm o o ® ' g • w � w N LP EP EP EP EP LP EP EP E P EP LP EP EP EP EP EP EP E P EP EP EP EP LP EP Ep EP EP EP EP EP EP EP EP EP IEP �� o � z � T xc? zz •� �`" zo wAa � � c ZP U o a { 0 B U N �� � P. V,� N RODNEY EVANS + PARTNERS a + + + + reandpartners.com+208-514-3300+1450 W.Bannock Street,Boise,Idaho 83702 o O r ica f NN ca o _ — — — �] �] �] �] �] �] �] �] ] CI] �] ""`§\ BALDCYPRESS MULTI-FAMILY �„wG — _ a W °0° ono ogo \ o •�„way 3570 N. EAGLE ROAD o W I ° ° ., MERIDIAN, ID 83646 + + ° + MULTI-FAMILY DEVELOPMENT A + + 000(D(D(D(Do(Do�0000000OOOGOOOO(D0000 (D(D(D���� ������� ��� : : r . ° o ° ° ° ° o o ° o + o ��� o S S � ■ OPEN SPACE DIAGRAM o o OPEN SPACE DIAGRAM PROJECT 24039 SHEET i 20 0 20 40 60 N DATE C\I 07/15/24 xi O 0 U o SCALE: 1"=20' 0" ■ s� DRAWN BY CHECKED BY T s? LP RE c0 N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONDITIONAL USE PERMIT W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc., generally located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. Application Materials: https://bit.ly/H-2024-0026 A. Request: Conditional Use Permit for a multi-family development consisting of 549 residential units 1364 Apartments, 126 flats, 26 townhomes and 33 vertically integrated} on 36.07 acres of land in the R-40 and C-C zoning district. 196 PUBLIC HEARING SIGN IN SHEET DATE : September 19, 2024 ITEM # ON AGENDA : 7 PROJECT NAME : Outer Banks ( W2024 - 0026 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING September 19,2024 Legend DATE: Project Lacfliiar 0 TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 �s SUBJECT: H-2024-0026 Outer Banks Apartments k LOCATION: Generally located off the southwest corner of W. Franklin Rd. & S. Ten Mile Rd.,in the NE 1/4 of Section 15, Township 3N.,Range 1 W. tJ, I. PROJECT DESCRIPTION Conditional use permit(CUP) for a multi-family development consisting of 516 residential units [364 apartments, 126 flats and 26 townhomes) on 19.34-acres of land in the R-40 and C-C zoning districts.Note: There are also 33 vertically integrated residential units proposed; however, CUP approval is not required for those as the use is principally permitted in the C-C district. A previous CUP for this project was approved in 2021 but has since expired(H-2021-0063). The proposed CUP maintains all elements of the previously approved project and updates those areas impacted by zoning code changes that have occurred since the original approval. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 19.34-acres Future Land Use Designation Mixed Use—Commercial(MU-COM),High Density Residential(HDR), Mixed Use—Residential(MU-RES)in the Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use Vacant/undeveloped land(surrounding portions of the site are in the ILdevelopment process with a mix of commercial&vertically integrated uses) Proposed Land Use(s) Multi-family development Current Zoning Community Business(C-C)&High-Density Residential(R-40) Proposed Zoning NA Phasing plan(#of phases) 2 to 4 phases depending on market demand Number of residential units(type) 516 units [(364)apartments,(126)flats and(26)townhome style units] Page 1 F1 Density(gross&net 26.68(gross)units/acre Open Space(acres,total[%]/ 5.45-acres buffer/qualified) Amenities A 15,525 square foot clubhouse with a swimming pool,fitness center,dog wash facilities,intemet cafe,co-working center,game room; (6)BBQ's;(2) plazas;a fire pit;(2)sports courts(i.e.bocce ball,pickle ball);children's play equipment;open grassy areas of at least 50'x 50'in size;a dog park;a plaza;a children's play structure;(4)bicycle repair stations,which include stand,repair tools and tire pump. Physical Features(waterways, The Kennedy Lateral bisects this site within a 55'wide easement. hazards,flood plain,hillside) Neighborhood meeting date 6/6/24 History(previous approvals) H-2021-0025 (AZ DA Inst.#2021-132704—The 10 at Meridian);H-2021- 0063 [PP,CUP(expired)];FP-2022-0014 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study(yes/no) Yes(w/previous CUP) Access Access is proposed via W.Franklin Rd.,S.Ten Mile Rd. and W. Cobalt Dr.as shown (Arterial/Collectors/State on the site plan. Hwy/Local)(Existing and Proposed) Fire Service • Distance to Fire Station 1.9 mile from Station#2 • Fire Response Time Within 5-minute response time goal Police Service • Distance to Police 3.3 miles Station • Police Response Time 4:24 minutes West Ada School District • Capacity of Schools Enrollment Capact Chaparral Elementary5chDo1 543 550* Meridian Middle School 955 1250 Meridian High School 1769 2075 *Program Capacity • Predicted#of students 72 generated from proposed development Page 2 F1 Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See Application ERU's • WRRF Declining 14.21 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/Concerns •Flow is committed •See Public Works Site Specific conditions Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns See Public Works Site Specific Conditions Page 3 199 1 C. Project Maps Future Land Use Map Aerial Map Legend - mul o ffeegend bProieot LccoTor I Prnje t LaeofKm ,Density ivic R&deh ial P. ►I _ MU-Res �r Hi . . nsity Zoning Map Planned Development Map r Legend R. .ry legend ff Project Locolor. R=1. _C_C ff Projent Loco--on I I City L rn& UT I•L — Farred Farces [ R- — R-1 'RUT � UT _ f+1. C-Ca C- R , _. R. T G= a TN-C a .a - .Aki III. APPLICANT INFORMATION A. Applicant: Terry O'Brien,J-U-B Engineers—2760 W. Excursion Ln., Ste. 400,Meridian,ID 83642 B. Owner: 10 Mile Franklin,LLC—837 Jefferson Blvd.,West Sacramento, CA 95691 C. Representative: Erik Pilegaard,Elk Ventures, LLC— 10981 Olana Dr., Truckee, CA 95161 Page 4 - F0o IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/3/2024 Radius notification mailed to properties within 300 feet 8/30/2024 Public hearing notice sign posted 9/5/2024 on site Nextdoor posting 8/27/2024 V. COMPREHENSIVE PLAN(LITTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: LAND USE: There are three(3) different future land use map (FLUM) designations on this property in the Comprehensive Plan.The portion of the site southwest of the Kennedy Lateral is designated High Density Residential(HDR) and consists of<I I-acres of land,the portion northeast of the lateral is designated Mixed Use Commercial(MU-COM) and consists of<7-acres of land, and a narrow sliver along the southern boundary of the site is Mixed Use Residential(MU-RES) and consists of<2-acres of land,which is mostly right-of-way for W. Cobalt Dr. This property is located within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The purpose of the MU-COM designation is to encourage the development of a mixture of office,retail, recreational,employment, and other miscellaneous uses,with supporting multi-family or single-family attached residential uses(see pg. 3-9 in the TMISAP for more information). HDR designated areas are multiple-family housing areas where relatively larger and taller apartment buildings are the recommended building type. HDR areas should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre(see pg. 3-7 in the TMISAP for more information). The purpose of the MU-RES designation is to encourage a diversity of compatible land uses that may include a mixture of residential, office,retail,recreational, employment, and other miscellaneous uses(see pg. 3-8 in the TMISAP for more information).Because this designation only encompasses a narrow strip of land north of the existing W. Cobalt Dr. right-of-way and FLUM designations are not parcel specific, Staff recommends the abutting HDR designation is `floated"to this aI6.6rea. Mixed use designated areas in the TMISAP are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses. Mixed use areas are anticipated to have 3 or more significant income producing uses(i.e. retail, office,residential and lodging facilities)with significant functional and physical integration in conformance with a coherent plan(pgs. 3-7 &3-8). The site is proposed to develop with a mix of residential dwelling types consisting of 4-story multi-family apartments(364 units)in the HDR designated area; and,4-story flats(126 units)and 3-story townhome style (26 units)in the MU-COM designated area as shown on the site plan in Section VIII.A. An overall gross density of 26.7 units per acres is proposed,which is consistent with the density range desired in this area per the associated FLUM designations(HDR— 16 to 50 units/acre and MU-COM 8 to 12 units/acre). Staff finds the mix of residential housing types with interconnected pedestrian walkways and amenities incorporated with the existing and future commercial uses which will provide services for the residents, and employment uses in this area is generally consistent with the goals of the TMISAP for this area. Page 5 F 01 Transportation: Access to this site is provided via W. Franklin Rd. and S. Ten Mile Rd., existing 5-lane arterial streets that run along the northern and eastern boundaries and W. Cobalt Dr., an existing 3-lane collector street that runs along the southern boundary of the development. Design: Conceptual building elevations were submitted for the high density, flats and townhome style multi- family residential structures and the associated clubhouse. The design of the proposed structures appears to be of a high quality and are generally consistent in style,materials and colors. Final design of the site and structures is required to comply with the design elements of the TMISAP per the Application of Design Elements matrix on pg.3-49 of the TMISAP and the design standards in the Architectural Standards Manual in accord with the Development Agreement(Inst.#2021-132704,provision#5.1b). Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) A variety of multi family housing is proposed in this development consisting of flats, townhome and high-density apartment style units, which will contribute to the variety of housing types in the City, specifically in the Ten Mile area as desired, that should cater to different financial capabilities. • "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 services are available and can be extended by the developer with development in accord with UDC 11-3A-21. Comments received from West Ada School District state that student enrollment is under capacity for this area and area schools can accomoate students from this development. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located at a major intersection along two major mobility arterials (Franklin and Ten Mile Roads) and in close proximity to employment centers. Transit services exist in the Ten Mile Crossing development to the east at the intersection of Vanguard/Wayfinder to serve this area—other transit stops may be added in the future. Transit services are available to serve this site via Route 40. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and sustainability." (3.06.02B) The proposed multi family project will provide housing options in close proximity to employment uses in the area and commercial uses developing in this area will provide services to the residents that they shouldn't have to travel far for, thus reducing vehicle trips and enhancing overall livability and sustainability. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 516 residential units [364 apartments (200 1-bedroom& 164 2-bedroom units), 126 flats(68 1-bedroom& 58 2-bedroom units)and 26 2-bedroom townhome units] on 19.34-acres of land in the R-40 and C-C zoning districts. Page 6 F202] Note:A vertically integrated residential project is also proposed that contains 33 dwelling units; however, it's a principal permitted use in the C-C zoning district so it's not included in the CUP request. The proposed development plan is in substantial compliance with the conceptual development plan and building elevations included in the Development Agreement(Inst. #2021-0025) as required. The project is proposed to be phased as follows: Phase 1 will be the Flats F1,F2,F3,the Townhomes D1,D2, D3 and the Clubhouse. Phase 2a will be High Density Building HD-2 Phase 2b will be High Density Building HD-1 Phase 2c will be High Density Building HD-3 The Phase 2 buildings may be built at one time or individually depending on market demand and financing. 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. Residential 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.All buildings comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 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 floor plans submitted with this application depict patios and balconies that meet and exceed 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 shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards (see parking analysis below). 7. Developments with twenty(20)units or more shall provide the following: Page 7 F 03 a. A property management office.Located in clubhouse. b. A maintenance storage area.Located in clubhouse. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access.Depict on site plan. 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)A residential directional sign is depicted inside the entrance at the southeast corner of the development and along the drive aisle on the northern side of the flats; a map of the development should also be provided. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard C. Common Open Space Design Requirements: 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten(10) percent of the gross land area for multi-family developments of five (5)acres or more. The site is 19.34-acres, requiring 1.93-acres of baseline open space according to the standard. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering, and relaxation to serve the development. Staff finds the proposed open space areas within the multi family development comply with these standards by providing open space that is well connected, highly visible, and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space. See the submitted landscape plan and rendering for a visual of compliance with this standard. 3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above, if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent Page 8 F 04 public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints,it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic;utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans depict several open grassy areas in accord with the standard commensurate with the size of the development. 5. hi 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.NA 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. The apartments and flats are all(490 units total) are all between 500 and 1,200 square feet; therefore, a minimum of 122,500 square feet(or 2.81-acres) of outdoor common open space should be provided. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. The townhome style units (26 units)all exceed 1,200 sf of living area; therefore, a minimum of 9,100 sf. (or 0.21-acre) of common open space should be provided In total, a minimum of 131,600 sf. (or 3.02-acres) of outdoor common open space should be provided. 6. 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'). The common open space areas depicted on the open space exhibit in Section VIII.B 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 shall comply with this requirement. 7. 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.Not applicable 8. 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, ef£retroactive to 2-4-2009)Some of the common open space areas are adjacent to the collector street buffer along Cobalt Dr. Staff recommends the Applicant provide a berm or constructed barrier as required. Page 9 F 05 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty (50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The common open space exhibit depicts the street buffer along W. Cobalt Dr., a collector street, as part of the required open space. Therefore,the buffer shall comply with the enhanced buffer requrirements as noted. A minimum of 4.95-acres of qualified common open space is required to be provided overall within the development. A total of 5.45-acres is proposed to be provided, which exceeds the minimum standards by 0.5-acre. D. 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 a 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: Page 10 F 06 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. A total of 516 units are proposed. The following amenities are proposed from each category: Quality of Life: clubhouse with fitness facilities, dog washing facilities, internet cafe, co-working center, game room and a dog park(a waste station is required) Open Space: (2)plazas, afire pit, (6)BBQ's Recreation:swimmingpool, walking trails, (2)sports courts (i.e. bocce ball,pickle ball), children's play structure Multi-modal: (4) bicycle repair stations, which include stand, repair tools and tire pump. Staff is of the opinion the proposed amenities are appropriate for the development proposed and doesn't recommend any additional amenities are provided. 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 along the street facing elevations in accord with these standards.A calculations table should be included on the landscape plan that demonstrates compliance with this standard. There are several plants/shrubs/trees that are called out on the plan that aren't included in the plant legend(i.e. SK,POL,PO,BH, etc.);revise accordingly. 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. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable Page 11 F 07 alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. Access(UDC 11-3A-3): Access to the site is proposed via W. Franklin Rd., S. Ten Mile Rd. and W. Cobalt Dr. as depicted on the site plan. Internal drives are proposed for access to the residential units. For emergency wayfinding purposes,Staff recommends private streets are provided for addressing for some or all of the residential units as determined by the Fire Dept. and addressing technician.The applicant should coordinate with the Fire Dept. and addressing technician in regard to which drives should be named private streets.A private street application should be submitted with the Certificate of Zoning Compliance application.All private streets should comply with the standards listed in UDC 11-3F-4. Dimensional Standards (UDC 11-2): The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and Table 11-2B-3 for the C-C zoning district. Per UDC 11-4-3-27B.1,residential buildings are required to provide a minimum setback of 10' unless a greater setback is otherwise required. Buildings may not encroach within required street buffers and residential structures must have minimum 20-foot separation between structures per Building Code. Landscaping(UDC 11-3B): Street buffer landscaping along W. Cobalt Dr. was installed with the Outer Banks subdivision improvements. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. No linear grouping of parking spaces is allowed to exceed 12 in a row without an internal planter island; the planter island is required to run the length of the parking space and may be reduced by 2' to allow for improved vehicle maneuvering.Landscape planters are required to contain a minimum of 50 square feet and the planting area can't be less than 5' in any dimension,measured inside curbs. There are some rows of parking that are missing these planters and others that have only 5'6"x 5'6"planters,which don't meet the standard; the plans should be revised accordingly to comply or an application for alternative compliance to this standard may be submitted(see UDC 11-513-5 for more information). Landscaping is required to be provided along 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 is required all pathways.A calculations table should be included on the landscape plan that demonstrates compliance with this standard. Waterways(UDC 11-3A-6): The Kennedy Lateral bisects this site within a 55-foot wide easement(20' left and 36' right while looking downstream) and is proposed to be piped throughout the development in accord with UDC 11-3A-6. A 12-foot wide NMID gravel maintenance road is depicted on the landscape plan along the lateral. An NMID pumphouse is depicted along the west boundary of the site adjacent to the lateral. Pathways(UDC 11-3A-8): There are no multi-use pathways depicted on the Pathways Master Plan for this site. However, a 6' wide pathway is proposed through the common area that separates the high-density apartments from the mixed-use area within the Kennedy Lateral easement,which provides a pedestrian connection from Cobalt to Franklin Rd. Walkways are proposed throughout the site for pedestrian access and interconnectivity in accord with TMISAP. Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set forth in UDC Table 11-3C-6.Based on(268) 1-bedroom units and(248)2-bedroom units,a minimum of 950 Page 12 F 08 off-street spaces are required with 516 of those being in a covered carport or garage. The clubhouse is exempt from the parking standards required for non-residential uses. A total of 1,022 spaces are proposed, including 520 covered(garages and carports),445 standard, 19 accessible, 30 compact and eight(8) sub-standard spaces depicted as compact spaces. The minimum dimension of compact spaces is 9'wide x 17' long per UDC Table 11-3C-5; the eight(8)proposed compact spaces are 9' x 15',which does not meet the minimum standard—the site plan should be revised accordingly. Compact spaces are discouraged but may be used for any parking above the number of required spaces per UDC 11-3C-5A.6. The(30)compact spaces proposed in the row of parking on the east side of the garages depicted adjacent to the western boundary of the site south of the Kennedy Lateral are allowed since the total number of standard parking spaces(i.e. 984) exceeds the minimum standard. These spaces should be noted as compact spaces on the site plan and should have wheel stops to prevent vehicle overhang in the adjacent landscape area; the parking calculations table should also be updated.Parking stall dimensions should also be depicted on the site plan demonstrating compliance with the standards listed in UDC Table 11-3C- 5.Where 17' long parking spaces abut sidewalks and wheel stops aren't provided,the sidewalk must be widened to 7' to accommodate 2' of vehicle overhang per UDC 11-3C-5B.4 (i.e.in front of HD-3). Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC I1-3C-5C. One(1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 1,022 spaces, a minimum of 41 spaces are required. The site plan states a total of 52 spaces are proposed,which exceeds the minimum standard by 11 spaces. Bike racks should be provided in central locations for each building and comply with the standards listed in UDC 11-3C-5C; include call-outs for such on the site plan. Fencing(UDC 11-3A- : Six(6) foot tall fencing is depicted on the site plan around the pool area. Fenced outdoor areas are proposed for the townhome units.All fencing shall comply with the standards listed in UDC 11-3A-7 and building code requirements. A detail of each fencing type should be submitted with the Certificate of Zoning Compliance application. Public Art: Public art is required with development in the Ten Mile Area. Two (2)pieces of public art are proposed to be provided with this development—one(1)with the flats,townhomes &clubhouse and one(1)with the apartments, as shown on the Public Art Phasing Plan in Section VII.D. Several options for the public art are included in Section VII.D; final selection will depend on availability at the time of purchase. Outdoor Service& Equipment Areas: Outdoor utility meters,HVAC equipment,trash dumpsters, trash compaction and other service functions shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12B. Safe access and adequate lighting should be provided in these areas.A detail of the trash enclosure should be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with this standard. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the proposed structures in this development as shown in Section VII.C. All of the structures appear to be of a high quality of design and consist of a complementary mix of materials, including wood-look aluminum composite panel siding,Hardie siding, metal siding, stucco,tile, stone veneer and glazing, in a variety of colors. Final design is required to comply with the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP as noted in the Development Agreement(Inst.#2021-132704)(see the Application of the Design Elements table on pg.3-49 of the TMISAP).Note:Prefabricated steel Page 13 F 09 panels are prohibited as a finish material for building facades, except as an accent or secondary field material. An administrative Design Review application is required to be submitted for approval of the design of the multi-family structures and clubhouse prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with the Design Review application to ensure compliance with the conditions contained herein. The proposed apartments will have secure entrances and be accessed by an internal hallway. Multifamily developments with units that take access via secured common corridors are required to install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances per UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. VII. DECISION A. Staff: Staff recommends approval of the proposed CUP per the provisions included in Section IX in accord with the Findings in Section X. Page 14 F 10 iillri �� I�IEI 119911 l Pi 111 ®� IT{:NI . Isa 18®I I m, SEE i ®I 7 Will, �a Q 1- 1- 1 _S. I` W i■ .n n�'9w�i-�� ya�_ — ��e 4re r er I r _•r i 1 I c�Z' RIT O tar..��"'`-'l re �.e:•i r::a a!'L"�s{. S� - .0 fill !-111114PINIIIII Nil ' B. Landscape Plan&Open Space Exhibit(dated: 9/17/24) Elmg e,'.ya•gaaa --_ �ar� ,.g ,Z49Eul-jMou j IPue eflW 0 & r 'ya,•' aoedg•,uedp 89001 L9ly LS aaquanb laoaed a C V w h�p ualcl adeospuel tiZOZ ' s) uegaa;np 3 4 �iX LA • 1�$g a ��4 g P has 'as z41N f2a •� I554 210 RM 8 .. r Aqqq- ' 0 0 U 0 IlEiltl I IL13 9 F ! E e 1 e l a _ t � t t t t d a n txxxax ete ao-e, F 5� t e -•w s m a o0 • o w m YJ Page 16 F 12 C. Conceptual Building 1 for &Clubhouse(dated: • i i i See public record for full plan set and renderings. io a � ■ 1 !■ �'� �� IIIIIII� - © m II ill I ■"' '�' I ■� I ■'' 0 m _ - ■ OUTERBANKS-2024 OR ELEVATIONS ��� ■ ■w w ■ www■ ■ ■ Li i ■ !■ ! ! � � IIIIIIIs i'� III ■ 1� I TI I"I $ MEI"ONE I !I� CI! , !I� ❑! BUTERBANKS-2024FLATS BUILDING F3 EXTERIOR ELEVATIONS I rl� �iue.:s¢glq!L ■ ■ ■I _ ■ ■ ■ 2 v—.n a� n Mueo use coluluuN[rr McRiouN,ionin BUILDINGHD�I S,HD-2-EXTERIOR ELEVATIONS .�A`205 grew 71 (1[ixaRa vnar LT':M �.l«r • : ` :■ • BUILDING HD-1&HD-2-EXTERIOR ELEVATIONS AMI MUSE COMMNNIW-MERIDIAN,IDANO 20013 OB,2ml uma.oEw,xrox,uE m��¢vo w�.v,u�r.�¢� wsa� mp...nw, Page 18 F214] �-'ate- ■ ■� ■ �r • - .� _ . 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CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #2021-132704,H-2021-0025) and the conditions in this report. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 3. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 4. The proposed development shall comply with the dimensional standards listed in UDC Table 11-2A- 8 for the R-40 zoning district and Table 11-2B-3 for the C-C zoning district; and UDC 11-4-3-27B.1, which requires a minimum residential building setback of 10-feet unless a greater setback is otherwise required in the district. 5. Comply with building code requirements for separation between structures within the development. 6. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C; depict a mix of trees(minimum 1 per 100 linear feet of pathway), shrubs, lawn, and/or other vegetative groundcover. Include a calculations table that demonstrates compliance with the standard. b. Depict the location of the central mailbox(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access), and a map of the development with the proposed directional signage at the entrances to the multi-family development in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. Compact spaces shall be 9' wide x 17' long per UDC Table 11-3C-5;the eight(8)proposed compact spaces that are 9' x 15' should be revised to comply with the minimum standard. The 30 spaces that are 9' wide x 17' long located in the row of parking on the east side of the garages depicted adjacent to the western boundary of the site south of the Kennedy Lateral should be depicted as compact spaces and shall have wheel stops to prevent vehicle overhang in the adjacent landscape area. The parking calculations table shall be updated to reflect this change. e. Parking stall dimensions shall be depicted on the site plan demonstrating compliance with the dimensional standards listed in UDC Table 11-3C-5. f. Where 17' long parking spaces abut sidewalks and wheel stops aren't provided,the sidewalk shall be widened to 7' to accommodate 2' of vehicle overhang per UDC 11-3C-5B.4 (i.e. in front of HD-3). g. Bicycle racks shall be depicted in central locations for each building and comply with the standards listed in UDC 11-3C-5C; include call-outs for such on the site plan. h. Depict a waste station in the dog park as required in UDC 11-4-3-27D.1a. Page 29 F 25 i. Depict landscaping along the foundations of all street facing elevations in accord with the standards listed in UDC 11-4-3-27E.2. A calculations table should be included on the landscape plan that demonstrates compliance with this standard. j. There are several plants/shrubs/trees that are called out on the plan that aren't included in the plant legend(i.e. SK,POL,PO,BH, etc.);revise accordingly. k. Include a detail of the fire pits,barbeques and children's play structure. 1. Depict planter islands in rows of parking in accord with the standards listed in UDC 11-3B- 8C.2.; or submit an application for alternative compliance to this standard(see UDC 11-5B-5 for more information). m. A detail shall be included of each type of fencing proposed within the development.All fencing shall comply with the standards listed in UDC 11-3A-7 and building code requirements. n. Include a detail of the trash enclosure that demonstrates compliance with UDC 11-3A-12 and 11-4-3-27B.2. o. The street buffer along W. Cobalt Dr. shall comply with the enhanced buffer requirements listed in UDC 11-4-3-27C.9 and 11-3B-7C.3£ p. Depict a berm or constructed barrier at least 4-feet in height,with breaks in the berm or barrier to allow for pedestrian access where common open space areas are proposed adjacent to W. Cobalt Dr., a collector street, in accord with UDC 11-4-3-27C.8. 7. Two(2)pieces of public art shall be provided with this development—one(1)with the flats, townhomes&clubhouse; and one(1)with the apartments, as shown on the Public Art Phasing Plan &Art Options in Section VII.D. 8. 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 as set forth in UDC 11-4- 3-27C.3. 9. In accord with UDC 11-4-3-27G, multi-family developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 10. A private street application shall be submitted with the Certificate of Zoning Compliance application for the multi-family development. All private streets shall comply with the standards listed in UDC 11-3F-4. The Applicant shall coordinate with the Fire Dept. and addressing technician in regard to which drives should be named private streets. 11. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) (see the Application of Design Elements matrix on pg. 3-49 of the Plan) and the design standards in the Architectural Standards Manual. One application may be submitted for the entire multi family development. Please see the public record for this project for additional agency comments. Page 30 F 26 X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 and C-C zoning districts (see Analysis, Section Vfor more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi family development use is consistent with the future land use map designations of HDR, MU-COM and MU-RES and is allowed as a conditional use in UDC Table 11- 2E-2 in the R-40 and C-C zoning districts. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the 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. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission and 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. Staff finds that essential public services are available to this property and that the use should be adequately served by these facilities. Comments received from the West Ada School District reflect that student enrollment at area schools are under capacity and can accommodate this development. Page 31 F 27 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Pivot Point Subdivision (H-2024-0029) by KB Homes, generally located south of W. Pine Ave. and east of N. Black Cat Rd. Application Materials: https://bit.ly/H-2024-0029 A. Request: Annexation of 7.98 acres of land with R-8 zoning district B. Request: Preliminary Plat consisting of 41 building lots and, 10 common lots on 7.98 acres of land currently zoned RUT 228 PUBLIC HEARING SIGN IN SHEET DATE : September 19, 2024 ITEM # ON AGENDA : 8 PROJECT NAME : Pivot Point Subdivision ( W2024- 0029 ) 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 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT ©a H o HEARING 9/19/2024 ' Legend No,DATE: Project Location � TO: Planning&Zoning Commission Area of Impact }= City Limits f FROM: Nick Napoli,Associate Planner O Analysis _ 208-884-5533 nnapoli@meridiancity.org APPLICANT: Sabrina Durtschi SUBJECT: H-2024-0029 Pivot Pointe Subdivision LOCATION: Generally located south of W. Pine Avenue and east of N. Black Cat Road in the north half of the NW 1/4 of the SW 1/4 of Section 10,T.3N.,R.1 W. (Parcels: S1210325555; S1210325410) I. PROJECT OVERVIEW A. Summary Annexation of 7.98 acres of land with R-8 zoning district; and preliminary plat consisting of 41 building lots, and 10 common lots on 7.98 acres of land currently zoned RUT. B. Issues/Waivers Staff is recommending the removal of Lot 2,Block 1 to create more integrated open space within the development. The applicant would like the lot to remain as shown. C. Recommendation Staff. Approval with development agreement and conditions D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 229 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Rural Residential/Agriculture - Proposed Land Use(s) Single family detached dwellings - Existing/Proposed Zoning Rural Urban Transition Area(RUT)in Ada County/R-8 VII.A.2 (Medium Density Residential) Future Land Use Designation Medium Density Residential(MDR) VII.A.3 Table 2: Process Facts Description Details Pre-application Meeting date Thursday,June 27,2024 Neighborhood Meeting 7/17/2024;9 people attended the meeting Site posting date 9/4/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes - • Commission Action Required No - • Access Pine is classified as a collector roadway. Other than the - access specifically approved with this application off of N. Biltmore Avenue,direct lot access is prohibited to this roadway and should be noted on the final plat. • Traffic Level of Service Better than"D" - ITD Comments Received No Meridian Fire No comments received Meridian Police No comments received Meridian Public Works Wastewater Distance to Mainline: Sewer in Pine Avenue;Impacts or Concerns:No Meridian Public Works Water Distance to Mainline: Water available at site;Impacts or IV.B Concerns:No School District(s) West Ada School District IV.D • Capacity of Schools Elementary: 700;Middle: 1250;High:2075 - • Number of Students Enrolled Elementary: 533;Middle: 957;High: 1833 - See City/Agency Comments and Conditions Section for all department/agency comments received or see public record: (https://weblink.meridiancity.org/WebLinkIBrowse.aspx?id=353455&dbid=0&repo=Meridian City) . City of Meridian I Department Report II. Community Metrics 230 Figure 1: One-Mile Radius Existing Condition Metrics 2.00 1,500 Single-family Residential 1.50 a � 1,000 , Parcel Diversity N 1.00 u *Parcel Count in 0.50 500 L M •Average Acres 0.00 1 .3 14W-0 10 0 a R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 L Residential Net Density Q 10.00 10.25 '.14 5.51 � 5.00 4:32 C 0.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 Figure 2: Service Impact Summary -rwi oe I m pact Tool Ready Marginal Caution City of Meridian Department Report II. Community Metrics 231 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Applicant proposes to annex 7.98 acres of land with an R-8 zoning district.A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 41 single-family residential detached dwelling units at a gross density of 5.37 units per acre. The proposed use and density of the development is consistent with the Medium Density Residential(MDR)FLUM designation of 3-8 units per acre. Single-family detached homes are in the development process to the west and south while to the south of the railroad,the planned Medium High-Density Residential development consists of attached,townhouses, and, and multifamily dwellings. Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The property is contiguous to City annexed land to the north and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area for the R-8 zoning districts are included in Section VII. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section IV. Table 4: Pro*ect Overview Description Details History N/A Phasing Plan 1 phase Residential Units 41 single family detached units Open Space 1.15 acres/ 15.06% Amenities 2 amenities—Fire Pit and Pathway Physical Features Kennedy Lateral Acreage 7.98 acres Lots 51 total lots;41 buildable and 10 common Density 5.37 du/acre/7.15 du/acre R-8 Dimensional Standards 4,000 square feet;4,307 square feet (Required and Proposed) B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The subject site contains four existing structures: four homes and accessory structures. Prior to the City Engineer's signature on the final plat,these structures shall be removed. 2. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed plat complies with the dimensional standards of the district. City of Meridian I Department Report III. Staff Analysis 232 C. Design Standards Analysis 1. Site Design Standards (Comp Plan, UDC 11-3A-19): Goals 2.01.02D,2.01.01 G,and 2.02.02C emphasize a diversity of housing types throughout the city to meet the needs,preferences and financial capabilities of Meridian's present and future residents. Additionally,these goals promote infill development that does not negatively impact existing developments. The subject site is adjacent to the established R-8 developments (Chesterfield Subdivision No. 1 and Horse Meadows Subdivision)to the east and west. To the south is county residential land not yet annexed into Meridian, and to the north is W. Pine Avenue. The preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 41 single-family residential detached dwelling units at a gross density of 5.37 units per acre(see Sections VII.G). The proposed use and density of the development are consistent with the MDR FLUM designation. Additionally,the proposed single-family detached dwellings with a mix of lot sizes will contribute to the variety of housing options in this area and within the City as desired. Single-family detached homes are in the development process to the west and south while to the south of the railroad,the planned Medium High-Density Residential development consists of attached,townhouses, and, and multifamily dwellings. Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The property is contiguous to City annexed land to the north and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area for the R-8 zoning districts are included in Section VII. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section IV. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Goals 2.02.00 and 2.02.01B of the Comprehensive Plan focus on creating safe, attractive, and well-maintained neighborhoods with ample open space, diverse amenities, and alignment with community needs and values. Open Space Requirements (UDC 11-3G-3): a. Baseline Requirement: For developments zoned R-8 (Medium Density Residential)a minimum of 15%of the subdivisions area(7.98 acres) shall be qualified open space. The applicant is proposing 1.15 acres of qualified open space exceeding the 1.12 acres required to meet the minimum standard. However, Staff recommends Lot 2, Block I is removed to create more integrated open space. The placement of Lot 2, Block I creates an isolated parcel that abuts open space, a gravel access road, and street landscape buffers. Additionally, the lot creates possible conflict points when having to ingress and egress for the property owner. Due to these concerns, staff finds that UDC 11-3G-3-2b "Open space shall be accessible and well connected throughout the development"is not being met. The subdivision features two main open space areas: a linear space along the Kennedy Lateral and another linear space on Lot 19, Block 1. The common lots 6, 12, 22, and 33 do not count as qualified open space but are provided throughout the development. The Applicant illustrates the lateral as piped underground. The large central open space area is approximately 45,935 feet in size and is the largest usable City of Meridian Department Report III. Staff Analysis 233 common area within the project. The applicant proposes a gravel access road and micro pathway that runs through the open space for pedestrian connectivity and irrigation district access. The linear open space along the Kennedy Lateral is approximately 50 feet in width and over 500 feet in length. This linear open space connects with the Chesterfield No. I Subdivision's open space. This is discussed more in the amenity section below. Amenity Requirements(UDC 11-3G-4): For single family subdivisions 1 amenity point is required for each 5 acres of gross land area. The subject project size of 7.98 acres requires a minimum of two(2)amenity points. The applicant is proposing the following amenity. a. An outdoor fire pit worth 1 point. b. A pathway(does not meet the requirements to qualify for a point) In order for the pathway to count towards the amenity requirements it shall be paved and landscape in accord with UDC 11-3A-8 and 11-3B-12.0 to connect to N.Biltmore Avenue and W.Pine Avenue.If the irrigation district does not allow for these improvements within the easements the applicant shall provide an additional qualifying amenity equaling one point or more with the final plat application. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 20-foot wide street buffer is required adjacent to Pine, a collector street. This buffer should be landscaped per the standards listed in UDC 11-313-7C and placed into a common lot that is at least as wide as the required buffer width;this common lot should also contain the detached sidewalk required along W. Pine Avenue. Due to the neighboring subdivision to the east(Chesterfield Subdivision No. 1)having an attached sidewalk along W. Pine Avenue,the sidewalk on the east of N. Biltmore Avenue with Pivot Pointe will become attached. The landscape plans appear to show compliance with these requirements. ii. Tree preservation A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. iii. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along W. Pine Avenue. iv. Pathway landscaping Landscaping is required along all pathways with a minimum of 5-feet wide shall be provided on each side of the pathway with a mix of trees, shrubs,lawn,and/or other vegetative ground covers per the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly. 4. Parking (UDC 11-3C): i. Residential parking analysis 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. City of Meridian I Department Report III. Staff Analysis 234 Staff will confirm compliance with these standards at the time of building permit submittal for each residence. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify, and integrate commercial,multifamily, and parking areas with existing neighborhoods. In response,the developer has submitted twelve (12)conceptual building elevations and floor plans that illustrate the appearance of future homes in the development(see Section VII.H). The proposed designs include variations of both one-and two-story homes, each featuring a two-car garage. The elevations showcase a range of architectural styles and design elements, including lap siding, diverse color accents,varied roof profiles, and different home styles. Staff review confirms that these elevations adhere to the city's architectural standards and comply with the required design criteria. Homes on lots that abut W.Pine Avenue, a collector street,-will be highly visible;therefore, the rear and/or side of structures on these lots (i.e. Lots 2, 16, 17, 18, 19,20,Block 1 and Lot 2,Block 2) should incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches, balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans,the applicant is proposing two types of fencing throughout the site,vinyl solid fencing and wrought iron semi-privacy fencing. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.0213 of the Comprehensive Plan stress the need to minimize the number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads, and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. The proposed access for the development includes W. Pine Avenue from N. Biltmore Avenue and W. Quarterhorse Lane from the west. The project relies on the Horse Meadows Subdivision,which is directly to the west,to reconstruct a portion of W. Quarterhorse Lane (currently a private road)into a public street. This will provide a secondary public street access. The existing curb cut on W. Pine Avenue will be removed, and curbing will be extended across the driveway. Access from W. Pine Avenue via N. Biltmore Avenue must align with N. Biltmore Avenue on the north side of Pine. However,ACHD has indicated that this alignment does not meet their policy requirements and will need to be revised before the final plat submission. Since the final plat for Horse Meadows Subdivision has been submitted but not yet recorded, there is currently only one access point to the site. Given that this property and the surrounding areas are designated as R-8 (Medium Density Residential)on the Future Land Use Map, staff recommends including a stub street to the City of Meridian I Department Report III. Staff Analysis 235 south to facilitate future connectivity, in line with UDC 11-3A-3A.2. The proposed preliminary plat appears to comply with these standards. 2. Pathways (Comp Plan, UDC 11-3A-8): Goals 4.04.01 and 4.04.02 of the Comp Plan emphasize connecting local pathways from neighborhoods with regional pathways in commercial/community serving areas.No multi-use pathways are proposed or required with this development because the master pathways plan does not show any multi-use pathways adjacent to the subject site. The applicant is proposing attached sidewalks along all local streets that will connect to the detached sidewalks proposed along W. Pine Avenue. Additionally,the applicant is proposing a gravel micro-pathway along the Kennedy Lateral for better connectivity and pedestrian connection to the open spaces. Staff recommends adding a 5-foot micro-pathway on Lot 19,Block 1 to improve access and pedestrian connectivity to W. Pine Avenue for the western part of the subdivision. Additionally, staff recommends the gravel path leading to the Kennedy Lateral is paved and pathway to count towards the amenity requirements it shall be paved, landscaped, and extended in accord with UDC 11-3A-8 and 11-3B-12.0 to connect to N. Biltmore Avenue and W. Pine Avenue. If the irrigation district does not allow for these improvements within the easements the applicant shall provide an additional qualifying amenity equaling one point or more with the final plat application license agreement is entered with NMID for use of the gravel access road. With these additions, staff supports the proposed pathways and their design. 3. Sidewalks (UDC 11-3A-17): A detached side walk is proposed along W. Pine Avenue until the development crosses onto the east side of Biltmore where it becomes attached to connect with Chesterfield Subdivision No. 1. Five-foot wide attached sidewalks are proposed within the development in accord with UDC 11-3A-17 standards. 4. Subdivision Regulations (UDC 11-6): i. Dead end streets Dead end streets and Cul de sacs (N. Axis Avenue and W. Pivot Place) do not extend further than 500 feet and have less than 30 dwelling units. The applicant has met the dead-end streets regulations as listed in UDC 11-6C-3. ii. Common driveways The common drive shall meet the standards set forth in UDC 11-6C-3. The applicant is proposing a single common drive which has 4 lots taking access from it. Three(3) lots are taking access on the south side and one (1) from the north side. Additionally,the common drive is 31.50 feet wide and does not exceed 150 feet in length. The common drive meets these standards. iii. Block face Block faces are proposed in the development in accord with UDC 11-6C-3. The applicant is in compliance with this standard E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): Goal 4.05.01 D of the Comprehensive Plan discusses the importance of improving waterways throughout the city and residential areas. The Kennedy Lateral runs through the center of the site. The Nampa Meridian Irrigation District(NMID)requires an easement for the Kennedy Lateral. The easement for the Kennedy Lateral at this location is a minimum of one hundred City of Meridian I Department Report III. Staff Analysis 236 feet(100')total, fifty feet(50') each side. The applicant is proposing to keep the Lateral but will be tiling it underground to provide larger linear open space. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F. Urban sewer and water infrastructure and curb,gutter, and sidewalks are required to be provided with development of the subdivision. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian 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. A final plat shall not be submitted until the DA and Ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Homes on lots that abut W. Pine Avenue,a collector street,-will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lots 2, 16, 17, 18, 19, 20, Block 1 and Lot 2,Block 2) should incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exemptfrom this requirement. 2. The final plat shall include the following revisions: a. Replace the street name for"N. Axis Avenue"with"N. Stronghold Avenue"in accordance with the Ada County Street Name Review. b. Replace the street name for"W. Pivot Place"with"W.Meadowpine Court"in accordance with the Ada County Street Name Review. c. Graphically depict the ACHD stormwater drainage easements referenced in Note#6. City of Meridian I Department Report IV. City/Agency Comments & Conditions 237 d. Depict a paved 5-foot micro pathway through Lot 19,Block 1. e. Remove Lot 2, Block 1, and incorporate this area into the common open space for the development. f. Direct lot access to W. Pine Avenue is prohibited. g. The applicant shall comply with the common drive exhibit and provide a note on the final plat that addresses maintenance and access on the specified lots as shown in exhibit VI.J. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-IOC.S. The Applicant shall coordinate with the City Arborist(Kyle Yorita kyoritakmeridianci0.or0 to determine mitigation requirements prior to removal of existing trees from the site. b. Depict landscaping on each side of the 5-foot micro pathway running along the Kennedy Lateral. c. The 5-foot pathway proposed in Lot 3,Blockl shall be paved, landscaped,and extended in accord with UDC 11-3A-8 and 11-3B-12.0 to connect with N. Biltmore Avenue and W. Pine Avenue. If the irrigation district does not allow for these improvements within the easements the applicant shall provide an additional qualifying amenity equaling one point or more with the final plat application. d. Depict a paved 5-foot micro pathway through Lot 19,Block 1. e. Pave the gravel path leading to the Kennedy Lateral and enter into a license agreement with NMID for use of the gravel access road. f. Remove Lot 2,Block 1, and incorporate this area into the common open space for the development. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2a-6 for the R-8 zoning district. 5. Prior to the City Engineer's signature on the final plat, all existing structures that do not conform to the setbacks of the R-8 zoning district shall be removed. 6. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 7. 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. 8. The Applicant shall comply with all ACHD conditions of approval. 9. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5,UDC 11-3B-13 and UDC 11-3B-14. 11. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. City of Meridian I Department Report IV. City/Agency Comments & Conditions 238 B. Meridian Public Works P12F--PLAT CON131T1OW w.a5;�+.aL4 oii"wr to Srwer 5ewm Is in H Iltack Cat Rd- SWAM SrwerShtd • utlmilyd Praled S6r apples-d�uon 5vmv ERU's s WARf OLLO wrij 6Yantr • PMJM COFWAerg Was troth Ww mwof PLwjFbrjutvKM Impattw�aDrhmm% BeeruDIK Work5 Site Speak Condsorts INA" • brs#anoe to Watef Water dtvilabltafSit# Sern,tes • PrMwe2om 1 Esllemnedhtal SeeaPPlKatlan water!RU'f 4YatefUW1i1Df None • Projell convilenc VEL wfth W aer Maher' PLw • Cwdberm Sae Site Spew Cond dom Sill:sp"Irk Cordilibim of-JLPpraral I E:ucb phaw LiNhe doclaprern3 silL rwtW la be t Wckd in sltrifti rnirrrGWm fvC!gum prrtaufs is buia" l". 2. 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City/Agency Comments & Conditions 239 2 P,l k o�il an l ra4 fndv 1 w1LY k Ihv applrcwl[rfmll It nNwlaibdv io InmialI U—ar atd waarr mains Lu aed L6ri7uLdLrJlisdUvcWproLm1. 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All c2L Mdl,l 1tkaL be Fulms iwd.nLvkwed.uld Wpm6Ld prior ioilrsoroprwiki Jrhn1 approsil d. TheCLIV CIf MOK61M rcgmhl{tlOL plhmkLrLhd LMLOLMM 13sL mOlc uppind 65 ep ar-romd sLoisrLtirnf,LasLx kl'DC k ILIF"I Tlw-splL ,ii, 1 L►nwhd be nquu:J iuvw may"kiitlnhiiflriac4{r wL'11 woos fhr lbu TmixUry muri e. if a MUfa3LC or WL'LI MnUL:L Is n0l a4allabk,a Sn1j&-yet emL4 w curt Lai dw c0oury Nmet aylurrn,#all br M11PI vd.If h"gIV-ps,tna Mincel itrl i.LLIFIi rxd. Lhe din-L:lgrer aill be nwpmgibk Fix the pz mrml nl axx -nis Fix the aamrma aas prxw LD prior w nncwti rhf drtdoPffF nL pinn opplrnal 5 All exisllel Vrwures Mal arc acquired IQ be rq Hw%:ed sban bo Frior io s mtuae on Ok lieal P1ar by LbC Cil Y I ntt.hL'xa Any 311LdsLrrr�ilral sru JW%cd w ranha,d 3lrtrll be YIdE m ad i4alimwir,and PDSAIC rra99sRxmt'n of 5rn;C1 AwrslsinR 10 IN m[t'm P'l—Inc s'rih%I"- h. 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CaTuad Costmi 6;L,xt Health lkw abn4ma 4nd pn,ctidvrLz and ,rdpwiorn 4.rizl,7*12 r I 4 Sirco silm arr to be iin pbcv.smituir sen+rr Arid w*r s47fem shatll lac npprmsCd and aGL wwdl. rand bak apprar ad by ilia AdY GILInt4 1111hwjk.%Nkilnel Jatd Lk F'IrMal PLra ILir sltu mbdtt ream srtali is rworde+d.prior Lv Wpl%inF W h,nld+rrg pcnnLys. I o A 1mv of Oredn or cash wmy 11%tlk alnL ulil of I rsr.wi l be mcluLred lim all Lrrcoropleud frmiN.lardscapinIL;immitim cic-pri r so Figaawn on drc fival TAM Ill.All Lmpuncinciab rdaLed Ld public ek-WeRy awl hdlLfi shziJi hC cerllpl Aed prtdr ie two LpmCq of lbcarr[tum IiPiv v applv%cd b}ahe filY E%inver.Luo1hrb,�r nLa4 pw a livfi mn anizi:wroly for mmr i iuproL Owrorw is order to ad Liu C ay Ehgiaeer sicdmb di:ON Lk i;rLd ptaa Llk�,S[L fault in VDC I WW-tiB J 2.ApphLdmL shall he rvuierd W pvy J%&Lc�1'uLip dL-Lempcoug pmn m Lv A.;rd LvruWtrutLm inapu[1km far►-in dewrroilued during[h4 plau rS4i%6L%prnreila.PfiGFs4 Lhv imubw4 4fa pLm xrl zjl61Las. IA. 14 shall br-dnv tr i;mmwlrlhrx Slfah.,apolea t Lo-anLrLrrthal all LfrYLILTIa,rnt kamus oo Mmyrw,lh ILIL*.4JIL'4Tk:3n!�YLLLh LksLLlx il"-%Ct wd the Pax Htmang Alt. 14 Ar M1EdnL,hn11 t�ECIPW able fur apprLCLaou and LL,LnpIIATIe[eMh my Sociioti.-PU4 Fartngdny shAL rruiy ba wgalrcd by LMs Arlex Crops of En jwvm. City of Meridian Department Report IV. City/Agency Comments &Conditions 240 C. Nampa&Meridian Irrigation District Chart ene Way From-- Erika Olvera cE0Fv2rd nrnid.org} Sent= Monday.August 19,M4 1111 AM 7w Cky Clerk Subject RE=Development Applicatim Transmittals-Rvat Pointe Sub-H-20M-0029 External Sender-PIIeaSe ase tautian+with WS pr dtWhWef t5, Nampa & Meridian Irrigation District (NWD) currently has a Land Use Change Application on file, for the project mentioned above. NMID will withhold further comment until our review is complete- All private laterals and waste ways must be protected. All municipal surface drainage must be retained onsite. If any surface drainage leaves the site,NMID must review drainage plans.Developer must ramply with)Idaho Code 31-3805- From:clerk@meridiarncity.or8<slerk rneridianrity-orp Sent:Thursday,August 1,2024 8:53 AM Tu:NMID<NM I DO nmid,orp Subject;Development Applicatiorw Transmittals-Pivot Pointe Sub. H-2024-W29 Development Application Transmittal Link to Pro`cet A pplical ion, Pivol P in .Su bdiv igio u A T PP F 1-2024-0029 Hearin Date: September 19,2024 Assigned Pbauuer: Nick Na li J i, riew-11n 0tv 1'xbfrc Rfxrjezk-Re xuyrrfjp3-, (-ick Here The above"Link to Project Application"will provide you with any further information on the project. City of Meridian I Department Report IV. City/Agency Comments & Conditions 241 D. West Ada School District(WASD) Exhibit A West Ada Schaal District STUDENT GENERATION RATES West Ada School District�WASD)uses a Student Generation Rate(SGR)to determine what Impact future development will have on enrollments. Based on the submitted application materia'Sr the proposed project will contain 41 single famlly units and 0 multl-family units resulting in approximately 24 school-aged children.The proposed project is wlthin the following school dlstfIct boundarlesr currentlyr and approval of the project may affect enrollments at the following schools, Z3-24'EJrwaltment Architectural Capacity Chaparral Elementary Schaal 533 700 Meridian Midd le School 957 1250 Meridian High Schaal 1833 2075 tudedt Generetila Rater ISGR Tstal Unite Egherkated Aecliitettueal DevedoprykenLMeaZone Single Family Mulli RUMV 15ingk-FaMi Multi RMi ly Students Ce alit Chapareal E lementary School 0.53 0-01 all D 2&001 Ma `This information it intended as a reference,rather than a decisive tool. HISTORICAL ENROLLMENTS The followi ng table Includes hl5torlcaI student enrollment data for schools in close proxlmitytp the proposed development that may he affected by+future s€hooI boundary€hanges: Attendartice Development Area Zane 2023-2024 2022-202B 2021-202-2 2020-2021 Chaparral Elementary School 533 535 537 361 Reregrine Elementary School 454 426 469 390 Ponderosa Elementary School 434 429 464 405 MerldkanlMlddleSchool 957 1076 1195 _rt Merlydlan High School 1833 179S 1761 Owhyee Hlgh School 1815 1781 14SB Notes_ + Attenda nce-data per Idaho Department of Education'-WASD also provides historita I enroll ment data:Mt[3s://www.west;jda.UFR/Wkefditkritt-Ma % PFOjects ran he-built in phases and full imparts not immediate.. + Architectural Capacity-the-rapacity established at the time a school is designed based on the number of general education tlassroornr in the building-r https}}www.s&.tda ha4Wv flYm n[e} 3 httpsV/waww.we�=da.oF"ageffarYtty-pWffV City of Meridian Department Report IV. City/Agency Comments & Conditions ■ E. Ada County Highway District(ACHD) ,Yn qr*-rarer-- Loam MWW Ua C.W.vhn Pref,7rm ACHD �I�M9r"1+R'mw.o�w� F"d[s�rrPk C&UMd= V_I &W— , OftW4*N1rvWv drrmrwO"- Dare,July 24.".2024 To:Sahri na Durtsv*KB Home Staff Cantwt:Wtt Pal,Planrrea PraJecr Descrlprlorti Pawl POINL@ Up Genera[Ion This deveknYrrent is estLmijted wgerwVe 387 Ic*#lips per mil, 39vvhK1*1r[p Per hour in the PU pock tour-broad on the rniadueo of Trarlip"WID-n ErgirwersV11Dcerurawn fAanual,m^edbon u w ■ ves connecting you 1W mcm *912 QkWLEyAWb MV ri IV VT-T.-?S Adarrs Sum.Ga&wnOV.IP-SM4.PFk 7M 3W-bM Fx 34r i%56 � City of Meridian I Department Report IV. City/Agency Comments & Conditions 243 F. 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Ada CmnLy is mipponim o'f 1he appllcatL m die la the revs imuy of doe 3iie to er islirtg publ is �i'r�'i4'ex f:naf ..yj/of�Y4 Ad-i t lxin[}('�btg5r }is€Plan L�iUta�VB ftpiiji;M1iu1 i$ 4IrLlphWnL to imxuT al urban densities ssithm Areas of City Imrwl ahcm public kCL111LEG ire nk'aJdhlr.Aa 1hp Fdi,dc LAred L.ac klap of the MLt lian t'ung}ft4wi;hmktc Plan.as adoptdd by A&County.designator tk site as Mirdiura Drmih-Resid-L-rWal.witch rs prime ily mtcwded for sirl�le+ftmiiy houue�l r[Lknsniex oi'lhrce d>'cL�r dwcl ling uu�rr per aLve,rle pwpclecJ�LSeutig ofll-4{Medium Law lknmty Rcsaden4mb is congmtibls wish the c0r1lplChm5iva plan The la}mrt of the &-ird went also complKs with many of the goal€ of the I&Feridian {'amnprchens.re Plan.with SILO propaaal 0 dmKarc over 96A.dfLhzC%km a LIPM xl%&LC the pi,F,,,;11 lis ini Pb* fire pit nls a palher place_is sygnirtrd h}{'raw!.i.0�+�:.#of the�Fcridiail t tri70[tilL 3L-"'e Plank ati 3i&r d h' Ads C.mmiy. whkh ewi.A"jgK Lmhle L"k space he i 1ka)1 psHaLLLI iniih new rrsidrnLial wb6ys+ imr, TI%Ank you for 11Lr sTroxturrly to pro►ide eanmWm L and p1L•a!-c Furl fw la rmtntl me wilh say gLrss[i[ica, Sincerch. SWcsyy yo""Vft" 51W'Cy YartmgLim C-ommunily& RepimalPlannrr ALL['.w3 lies#lopinrnL!krr1Ce! V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) 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; Stafffinds the Applicant's request to annex the subjectproperty with R-8 zoning and develop single-family detached dwellings on the site at a gross density of 5.37units per acre is consistent with the density desired in the MDR designation for this property; the preliminary City of Meridian I Department Report V. Findings 244 plat and site design is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to R-8 and development generally complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent single- family residential homes/uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. Comments were not received from WASD on this application so Staff is unable to determine impacts to the school district. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city if revisions are made to the development plan as recommended. B. Preliminary Plat and Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC and the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subjectproperty and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds there are no roadways, bridges or intersections in the general vicinity that are in the IFYWP or the CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. City of Meridian I Department Report V. Findings 245 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement, and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report VI. Action 246 ' 1 1 F .r Or - • • • • �.� -=' ' �_!' �r y/ aM+-P tv it .Ir OF71Ar R. Ail 1 ��. +•� ��.���Jr: r Air 41 -- w lip 1 Tr � . FRANKLIN to, Emu a _I " 1 • - • • • 1 1 it irir11•1�►�� �� +r a rU♦ ERRY. �T �i;: ■■tea �. ,■..Il.. •uA r■ .1111 . 1 i d •..11/� • u■n ury �= �r ■V \�sw .11111 r1a■■i � i•lr 1 r = � ��I•r f 1•1/ ■IIllO111■ i /� r� t I ,��i�■rr i AID�� i•••- =1i 1111111 �I�a - I. : 011 :a 4r�■�.:runnnn o11nn■■ai.13 ■,�j �i n fnaunla n7.mnrlu • umjmxr - - ' 11r 11 In_3_Mas UU _e p1 ;CHI 111111== ---dH111 IAII■��IIppI11 11n1111111A11 Mill i•';� Amp F�RANKL-IN _ _ IIfl111111M1�111x111iHill 1+11 •iiiieii ■111111 1111--- 3. Future Land Use Legend ice Nin, CIVIC 0 Project Location � r., .d1D ,.. Area of Impact }= city Limits m �BMediun`12 s O Analysis ® ffR sidential' .. ® W Low Density Residential - Med-H.ig� � Hi9 h 1 Density teeny Industrial Residential Residential Mixed Low Employment .'D.en��ity Employment Mu-Com 4. Planned Development Map Legend M Project Location i - City Limits Planned Parcels H Mtn ;:. Area of Impact = City Limits oAnalysis - 4 e rr " M City of Meridian Department Report VII. Exhibits 248 B. Subject Site Photos ja .r. F 4,�7 ._ City of Meridian Department Report VII. Exhibits 249 C. Service Accessibility Report Overall Scare: 25 17th Percentile Description Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft. from parcel 0I E'N Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing ( of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community Park WaIkability Park within 1/2 mile OR a Neighborhood Park within OLREEK 1/4 mile walking City of Meridian I Department Report VII. Exhibits 250 D. Concept Plan (date: 6/25/2024) yHorse Me w ados ` - Pivot Pointe � -.. �7 f I f i ' °�' -tea � --•----— �u �__�-_._-�_.__k�—_. o G Alexander s Landing o ' NQTA V----•.— -..-FJ PART NMA 0.rr r i p / i PIVOT POINTE DEVELOPMENT OVERALL SITE I JUNEnXLPA City of Meridian I Department Report VII. Exhibits 251 0 0� l e �► o ■ ,,� I m o� o ��� ■ � o NEW .. ... ........... y ' mm � mo � Qoo .. .. i ------------------ --- ------------------------------- Mg RD. City of Meridian Department Report VII. Exhibits 253 F. Qualified Open Space Exhibit(date: 4/10/2024) z ® m g .� ALEXOMR WiCING SUBOM5YMN(FUPM) �SS •Ng%&M P1-1 City of Meridian Department Report VII. Exhibits 254 G. Preliminary Plat(date: 6/6/2024) PIVOT POINTE SUBDIVISION LOCATED IN ME NM/4 ff WE SW 1/4 OF SECnCN IQ T.SN k1w.ku. ADA OWNTY.MMDIA#4,IDAHO A IL MAN ENV p IRV" mr- im K& 11 XN—F li,-,i j .1D my" (D-<:1 MW z .SulgDrWIS*N ALEXWD6 SUSDMSION hin o P1-0 City of Meridian Department Report V11. Exhibits 255 55] ElevationsH. Building d. 6/10/2024) 14 1R ism- City W` r "C r of MeridianDepartment Re 11Exhibits �A I t - - li i L �• L � DepartmentCity of Meridian 10 I. Annexation Legal Description & Exhibit Map Legal,-0- $criptiorr Proposed Pivot Pointe Subdivision -Annexation A parcel tieing located n the SW Y. of:he SVV'A and the SW Y. of the NN'/.Of Section 10, TownsNp 3 Narlh, Rarga 1 Y&W, Boise Merldi3n, Ada County, Idaho, and mo(e paniet" dlescrlbad 34 follows: Camnwang at■Braes Cap rnorkl mart marking the nonhwost comer of sad 1%M'/.of the SW Y.,from which a 9raas flap monirnant marking the northaast comer of sad N4V'/,of the SW 14 bears S 89'11 f19' Ea distance of 1�18.58 foot: Thence ak�rV the rrOrtrlerly boundary of said NW V.GI the 4V'/.S SWIVOW E a 4Jistvn0& of 524 92 feet tote POINT OF BE0IHNING; Thence teaving said norlherly hourdp+y N Q'38733' E a dislareae of 18 50 feet to a paint on the centerline of W Pine Avenue Thence along said centerline S W 11 i0S' E a astance of 793M feet Io a point on the easterly boundary cif said SW Ya of t"NW Ya Thence S 0436'33'Y1f abrig Ead eaglerly boundary and Ihi3 easterly baundaryr of said NW%of the SVV V. also Dairy the wasrerly boundwrp of Gheslerfietld Suhdiviumn W. 1 ar.shown iro gook W ofFLgU an P%gas 119241hragh 1t628. reOartfs of Ado Gaunty. Idaho a distance of 436.56 feet t4 a Pclnt. Thenve ieaving said bounmry N 86-21'28' VV a 415tance of 793.90 feet ac a 99ml Thermw N 0'381S'E 3 6starica of 420 45 fe9fi to t+1e POINT OF BEGIN KING, Sold parcel contmrra 7 9E acres and is aubjecl to wiy easernenta etiBti rg 42c in uee Clinton tN_Hansen_PLS Lurid Soiwtiorlt., PC vhhti{A ova AupuSF 0 2MAI $ ir e &P 0 pp O,V w City of Meridian Department Report VII. Exhibits F258] PROPOSED PIVOT P INTE SUBDIVISION ANNEMTION LOCATED IN THE NVV 114 OF THE 5VV 114 AND THE SUV 114 OF THE NW 1/4 OF BECTI0N 10, TOWNSHIP 3 NORTH, RANGE 1 VVEBT, BOI E MERIDIAN, ADA COUNTY, IDAHO W 589710& 31�5B' 114 'SIC PINE AVE CN'1A0— C 1 f4 - - Z-36 33"E 58s ii'fls f - T93 65' s2�92' IY7 25' T PAiOEL 51210325410 POINT OFNING D N. SLACK CAT RD. 6 BEGIN w ANNEXATION AREA = 7-M ACRES PAFJCEL 5121432555E 4900 W OU RTEMRSE LN. 3r chi 41-WARTERHOR$E LAW (PRiYATE) L-LAkph' Ill 8 IL a' ao goo aka o �°, Land Sumvirg ur d ConsultiN 0,�1 yy,1i�' woo o SMEQ w.wi.mno,.ne City of Meridian Department Report VII. Exhibits 259 J. Common Drive Exhibit: -- -- . . ---�--- q 3 ! » ,� |§ . | ` � �■ § » i _ � � � | ! � , | -- ƒ % ` -- -,�\----- -----f/�_�\--- � �� � ------ -- �_- - �p �ƒ o ' q i � _ , � | | � �|■ 2 --�r, 7 _ \ § ) - N| ----- - \�----� ' k §q --- K, h9 & ,m _ - --- -------� � k m i Q � ■�§§ ■e City of Meridian Department Rep o4 V t Exhibits 60] E IDIAN;--- Applicant Presentation PIVOT POINTE SUBDIVISION September 19, 2024 •WHO WE ARE Certified Energy Star.Designed and Every Home is •Priority. Satisfaction is #1 Customer •Homebuilder.Ranked National No. 1 Customer •Founded in 1957 Overall Project Data 5,595 S.F.Maximum Lot Size4,307 S.F.Average Residential Lot Size 4,000 S.F.Minimum Residential Lots Size 15%Common/Open Space Area 7.64 acres Total Acreage 10 Lots Common Lots 41 Lots Single Family Residential Lots Horse Meadows Pivot Pointe LandingAlexander’s & ConnectivityOverall Site Design Pivot Pointe’s Utility Plan - Chaparral Elementary Meridian Fire Station No. 2Meridian Middle SchoolMeridian High SchoolSubject Site COMPREHENSIVE PLAN PITCH DECK DIVERSITYHOUSING DEVELOPMENTINFILLENCOURAGEFACILITIES PUBLIC EXISTING BUILD TO SUIT100% CUSTOMER SATISFACTION OPTIONSPERSONALIZATION DESIGNENERGY CONSCIOUS AFFORDABILITY LUXURY DETAILS Qualified Open Space Summary15% of Total Gross Area1.15 acre of Open Space OPEN USEABLE SPACE SITE AMENITIES OVERALL SITE AMENITIES Neighborhood Meeting SUMMARY w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Meridian OZ (MCU-2024-0002) by Pivot North Design, located at 1475 E. Franklin Rd. Application Materials: https://bit.ly/MCU-2024-0002 A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R-40 zoning district. 261 PUBLIC HEARING SIGN IN SHEET DATE : September 19, 2024 ITEM # ON AGENDA : 9 PROJECT NAME : Meridian OZ ( MCU - 2024 - 0002 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name A ( G1�-14v�a ��-r �10 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 9/19/2024 Legend DATE: Project Location m _ TO: Planning&Zoning Commission Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Danielle Stehman SUBJECT: MCU-2024-0002 - --r Meridian Oz F LOCATION: 1475 E. Franklin Rd., in the NE 1/4 of Section 18,T.3N., R.I E. (Parcel #S1118110051) I. PROJECT OVERVIEW A. Summary Modification to the existing Conditional Use Permit(MCU)to amend bedroom counts,building elevations, and site design for a multi-family development consisting of 36 dwelling units on 2.39 acres of land in the R-40 zoning district. B. Recommendation Staff. Approval with conditions C. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 262 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Multi-family development - Existing/Proposed Zoning R-40 0 VII.A.2 Future Land Use Designation Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 7,2024 Neighborhood Meeting 5/30/2024 Site posting date 9/6/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No - • Access Access is proposed via S.Locust Grove Rd.,an arterial - street,at the eastern boundary of the site;no access is proposed via E.Franklin Rd.,an arterial street,at the northern boundary of the site. • Traffic Level of Service Franklin Rd.&Locust Grove Rd.—Better than"E" - (acceptable level of service is"E") ITD Comments Received No Meridian Fire Response Time: Less than 5 minutes Meridian Police Distance to Station: 0.6 mile;Response Time: 2:58 minutes - Meridian Public Works Wastewater Distance to Mainline: Available at site;Impacts or IV.B Concerns:No Meridian Public Works Water Distance to Mainline: Available at site;Impacts or IV.B Concerns:No See City/Agency Comments and Conditions Section for all department/agency comments received or see public record. (https://weblink.meridiancity.org/WebLink/DocView.aspx?id=311186&dbid=0&repo=MeridianCity&cr= 1) City of Meridian I Department Report II. Community Metrics 263 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The applicant is requesting a modification to an approved conditional use permit to redesign the site, elevations, and modify the bedroom count. The original CUP was approved with 36 units and all of them being 2-bedrooms. The applicant has decided to change the bedroom count to 18 1-bedroom and 18 2-bedroom units.Additionally,the site was redesigned to reduce the building count from 8 to 3 buildings. The original plan shows 8 garden style apartment buildings while the new plan is 3 climate-controlled apartment buildings. The proposed use and density of the development is consistent with the Mixed-Use Community (MU-C)FLUM designation. Table 4: Proiect Overview Description Details History AZ-99-005 (Development Agreement(Inst.499121334;Ord. 848— Cobblestone Village);CUP-99-005 Cobblestone Village(expired);ROS #13695(not approved by the City);H-2022-0073(Meridian OZ Apartments MDA&CUP—denied);H-2023-0048(Meridian OZ Apartments CUP—Approved) Phasing Plan 1 Phase Residential Units 36 multi-family units Open Space 0.34 acre(or 14,837 s.£) Amenities Covered picnic area,children's play structure,pedestrian walkway,dog park with waste station,enclosed bicycle storage,community garden and exercise facilities. Physical Features The Cook Lateral runs along S.Locust Grove Rd. on this site. Acreage 2.39 acres Lots N/A Density 15 unites/acre(gross) B. History and Process The first MDA&CUP application(H-2022-0073 Meridian OZ Apartments) for a 60-unit multi- family development,with a density of 25 units per acre,was denied by City Council. The denial was based on the density not aligning with the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The Council stated actions to gain approval could include reducing the number of units to be more consistent with that contemplated in the existing DA and better ingress/egress for the site. The previous CUP was approved for a 36-unit multi-family development at a density of 15 units/acre. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The previous CUP was approved for a multi-family development consisting of 36 dwelling units in eight(8)3-story structures on 2.39 acres of land in the R-40 zoning district. All of the units were proposed to have 2 bedrooms each. The gross density for the development is 15 units/acre consistent with that approved in the existing development agreement and with the guidelines in the Comprehensive Plan for MU-C designated areas. The proposed use is consistent with the previous approval;however,they have shifted to have 3 climate-controlled apartment buildings consisting of 12 units each. Staff has some concerns City of Meridian I Department Report III. Staff Analysis 264 about the orientation of the building entrances as they are not visible from the drive aisle. This can cause safety issues and make it difficult for emergency services to monitor the area. Staff recommends Buildings 1 and 2 are reoriented to provide better visibility of the entrances or pedestrian lighting is provided to add additional visibility. Staff has reviewed these provisions and included comments below and conditions of approval in Section IX. 2. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-40 zoning district. The proposed development appears to comply with the dimensional standards of the district. 3. Specific Use Standards (UDC 11-4-3): i. Residential buildings shall provide a minimum setback of ten feet(10)unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. The proposed buildings shown on the site plan shall comply with this standard. However, in discussion with our building department, 10 feet of separation is required between carports and the building. Building#3 appears to be 5 feet from the carport on the south side of the building which requires this building to be shifted to the north five additional feet to meet building code requirements. The changes should be reflected on the site plan submitted with the certificate of zoning compliance application. ii. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts a trash enclosure within the perimeter buffer at the Southeast corner of the site and another trash enclosure at the Northeast portion of the site. Neither of which are visible from the public street due to landscaping screening the enclosures. iii. 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, entryways and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standards 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 states each patio will be roughly 80 square feet. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. iv. 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. v. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall comply with this requirement. vi. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. City of Meridian I Department Report III. Staff Analysis 265 D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Goals 2.02.00 and 2.02.01B of the Comprehensive Plan focus on creating safe, attractive, and well-maintained neighborhoods with ample open space, diverse amenities, and alignment with community needs and values. For multi-family developments,there are specific open space and amenity requirements to support these goals. Open Space Requirements: 1. Baseline Requirement: For multi-family developments of five acres or more,the total baseline common open space must equal or exceed 10%of the gross land area. Since the proposed site is 2.39 acres,this baseline requirement does not apply. 2. Additional Open Space Standards (UDC 11-4-3-27C.5): o Units<500 sq. ft.: 150 sq. ft.per unit(not applicable here). o Units>500 sq. ft. and< 1,200 sq. ft.: 250 sq. ft.per unit. All 36 units fall within this range. o Units> 1,200 sq. ft.: 350 sq. ft.per unit(not applicable here). Given that all units are between 832 sq. ft. and 1,073 sq. ft.,the total required open space is 36 units X 250 sq. ft. =9,000 sq. ft. (or 0.21 acres). 3. Common Grassy Area: Multi-family projects with over 20 units must provide at least one common grassy area of 5,000 sq. ft. to accommodate general activities for all ages. This requirement scales with the number of units. For 36 units, a proportionate area is 9,000 sq. ft. (based on 250 sq. ft.per unit). The proposed site includes a total of 16,664 sq. ft. (or 0.383 acres)of common open space. However, a portion of the open space is adjacent to Franklin Road which requires Commissions approval in order to count towards open space. Staff is recommending a berm or barrier of at least 4 feet in height proposed along E. Franklin Road to help with this. While some areas do not meet the qualified open space standards,the central open space exceeds 5,000 sq. ft., and the total proposed open space meets the minimum requirements. Amenity Requirements(UDC 11-4-3-27D): For multi-family developments with 20 to 75 units,three amenities must be provided,with at least one from each of the following categories: 1. Quality of Life: Outdoor clubhouse and enclosed bike storage. 2. Open Space: Picnic area. 3. Recreation: Pathway. 4. Multi-modal: Bike repair station. The proposed amenities meet the minimum standards,ensuring that the development supports the quality of life, open space, and recreational needs of its residents. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a City of Meridian I Department Report III. Staff Analysis 266 landscape setback of 35-feet to be provided beyond the required right-of-way of Franklin Rd.;the proposed plan depicts a 50'+1-landscape setback in accord with this provision. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. The landscape plan should be revised to include a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. iii. Landscape buffers to adjoining uses The perimeter buffers along the west and south boundaries are required to be landscaped per the standards listed in UDC 11-313-8C.1 for parking lots. A minimum of one(1) Class II or III tree is required every 35 linear feet along with shrubs and vegetative groundcover. The landscape plan should be revised to include trees and calculations that demonstrate compliance with the standard on the Southern property boundary. iv. Tree preservation Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-1OC.5.Include mitigation information on the landscape plan that demonstrates compliance with these standards. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C; The proposed landscape plan does not meet all of these requirements. A tree is required on either side of the pathway every 100 linear feet. This is not being met for a portion of the pathway on the east portion of the site.A revised landscape plan shall be submitted with the certificate ofzoning compliance. 3. Parking (UDC 11-3Q: i. Residential parking analysis The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on(18)2-bedroom units and(18) 1-bedroom units,a minimum of 67 off-street parking spaces are required, including four(4) spaces for guest parking,with 36 of those in a covered carport or garage.Accessible parking is required in accord with ADA standards. A total of 73 spaces are proposed,including 36 covered spaces,meeting the minimum requirement. Any parking abutting a sidewalk or landscaped area shall either be widened to 7-feet where 5-feet is currently depicted and the length of the stalls reduced to 17-feet if wheel stops are not desired in parking spaces; otherwise wheel stops shall be provided to prevent vehicle overhang.Wheel stops should be added in all of the carport parking spaces to prevent vehicle overhang onto the adjacent walkway. ii. Bicycle parking analysis City of Meridian I Department Report III. Staff Analysis 267 Based on 73 vehicle parking spaces, a minimum of three(3)bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C. Bicycle storage is proposed at the pavilion as depicted on the site plan. A bicycle rack capable of holding a minimum of three(3)bicycles, is provided in the central common area for guests in accord with the standards listed in UDC 11-3C-5C. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed 3-story structures, detailed in Section V.G,reveal a design utilizing a mix of EIFS siding and metal accents in a neutral color scheme. To ensure the buildings meet these goals, Staff recommends incorporating modulation and pedestrian-scale elements to enhance the visual interest and integration of the structures. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. The applicant has revised the elevations to better align with the surrounding buildings and the city's architectural standards,reflecting a commitment to meeting the design and aesthetic requirements. 5. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. A chain-link fence with wire strands along the top exists around the ACHD storm drainage pond to the northeast of this site. The applicant shall work with ACHD to modify this fencing and potentially move it closer to the drainage on the neighboring property. The landscape plan correctly depicts this on the eastern boundary of the site. A 6-foot tall closed vision vinyl fence is shall be included along the southern boundary of the site adjacent to the existing residence in accord with the development agreement. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements,access management, and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. For the proposed development, access is planned via S. Locust Grove Rd.,with no access allowed from E. Franklin Rd. The existing curb cut on Franklin Rd. must be removed, and curbing extended across the former driveway as part of the development. The Police Department has recommended that access via Locust Grove be restricted to right- in/right-out only for safety reasons. Although the ACHD report does not currently include such a restriction, if the Commission concurs with the Police Department's recommendation, a provision should be incorporated to enforce this restriction.Additionally,the Police Department has suggested implementing traffic calming measures within the north/south drive aisle to enhance tenant and pedestrian safety. Staff has included a condition of approval to address this recommendation. Given that both the subject property and the adjacent property to the south are designated MU-C (Mixed Use-Commercial)on the Future Land Use Map (FLUM) and there is no existing local street access,the applicant has proposed a cross-access/ingress-egress easement City of Meridian I Department Report III. Staff Analysis 268 and driveway, including a pedestrian walkway,to facilitate future interconnectivity with the property to the south, in accordance with UDC 11-3A-3A.2. Staff recommends this cross- access is moved to align with the parking curb cuts closest to Locust Grove. Additionally,the applicant proposes a cross-access/ingress-egress easement and driveway to the property at 50 S. Adkins Way for future connectivity. The site and landscape plans should be revised to reflect this provision. It is important to note that there is a strip of land between this property and 50 S.Adkins Way owned by the Stonebridge Business Owner's Association, so future access will require obtaining consent from that owner. 2. Multiuse Pathways (UDC 11-3A-5): There are no multi-use pathways designated on the Pathways Master Plan for this site. 3. Pathways (Comp Plan, UDC 11-3A-8): There are no multi-use pathways designated on the Pathways Master Plan for this site.An internal 6-foot wide pedestrian walkway is proposed along the east perimeter boundary of the development adjacent to the existing ACHD storm drainage pond at the corner of Franklin and Locust Grove Roads which could be reduced to 5-feet in width. Landscaping should be provided along the internal pathway in accord with the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly. 4. Sidewalks (UDC 11-3A-17): There are existing attached sidewalks along E. Franklin Rd. and S. Locust Grove Rd. Typically,detached sidewalks are required along arterial streets;however,because these sidewalks are still in good condition, Staff does not recommend they are removed and reconstructed as detached sidewalks at this time. F. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development of the subdivision. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall generally comply with the provisions in the existing development agreement(AZ-99-005,H-2022-0073,H-2023-0048, and DA Inst. #99121334)and the site plan,landscape plan,open space, site amenities, and elevations submitted with this application and with the conditions listed below. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. City of Meridian I Department Report IV. City/Agency Comments & Conditions 269 3. Floor plans shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with the private open space standard of 80 square feet for each unit as set forth in UDC 11-4-3-27B.3. 4. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures,parking, common areas,and other development features as set forth in UDC 11-4-3-27F.A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. 5. Provide a recycling receptacle in the trash enclosure. 6. All structures shall comply with the design standards listed in the Architectural Standards Manual. 7. The existing curb cut via Franklin Rd. shall be removed and curbing extended across the driveway. 8. Outdoor lighting shall comply with the standards listed in UDC 11-3A-I IC. The height of a free-standing light fixture on private property shall not exceed 6 feet; streetlamps are exempt from this height restriction. A photometric report shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards in accord with the development agreement to ensure the adjacent residential property and the traveling public aren't impacted by glare. 9. Signage is limited to one(1)low-profile monument type sign near the entry of the development on Locust Grove Road as set forth in the development agreement. 10. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 11. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 12. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised,as follows: a.All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. b. Depict a berm or constructed barrier at least four(4)feet in height along E. Franklin Rd.with a break in the berm or barrier to allow for pedestrian access as set forth in UDC 11-4-3-27C.8. c. Internal common open space areas shall be landscaped in accord with the standards listed in UDC 11-3G-513 and include a variety of trees, shrubs, lawn or other vegetative ground cover. d. Depict landscaping within the 5-feet on both sides of the internal pathway in accord with the standards listed in UDC 11-313-12C. Include calculations to demonstrate compliance in the Landscape Requirements table. e.Verify if fencing exists along the west boundary of this site or along the west boundary of the adjacent 20-foot wide property to the west—correctly depict the location on the plan. f. Depict trees and shrubs along with vegetative groundcover within the perimeter buffers adjacent to parking or other vehicular use areas along the west and south boundaries of City of Meridian I Department Report IV. City/Agency Comments & Conditions 270 the site in accordance with the standards listed in UDC 11-3B-8C.1. Include calculations to demonstrate compliance in the Landscape Requirements table. g. Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-313-10C.5. Include mitigation information on the landscape plan that demonstrates compliance with these standards. h. Move the proposed cross access on the south portion of the site closer to Locust Grove to align with the parking area to the east of Building 1. Record a cross-access/ingress- egress easement with a pedestrian walkway to the property to the south for future interconnectivity in accordance with UDC 11-3A-3A.2. A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. i. Record a cross-access/ingress-egress easement to the property to the west at 50 S. Adkins Way for interconnectivity.A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. j. Depict new wrought iron fencing to replace the existing chain link fencing around the ACHD storm drainage facility if determined acceptable by ACHD; move fencing in closer to the actual drainage area if agreed upon by ACHD. k. Depict a bus stop along Locust Grove Rd. as required by Valley Regional Transit. 1. Depict modulation in the placement of the structures for a variety in profile. in. Depict traffic calming within the site in the north/south drive aisle to slow traffic for tenant/pedestrian safety as recommended by the Police Dept. n. Depict wheel stops in all of the parking spaces abutting a sidewalk or widen sidewalks to 7 feet to prevent vehicle overhang onto the adjacent walkway. o. Depict a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. p. Widen the parking drive aisles to be a minimum of 25 feet. q. Depict a 6-foot closed vision fence on the south boundary. r. Reorient buildings 1 and 2 to provide better visibility of the entrances for safety purposes or provide pedestrian lighting along the pathway to the entrances. 13. A conditional use permit,when granted, 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(17)(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. City of Meridian I Department Report IV. City/Agency Comments & Conditions 271 B. Meridian Public Works Click or tap here to enter text. Wastewater • UistanoetoSewer SeWeF Available at Sipe Services + Sewer shed r Fshrnated Project See application Sewer tRU's • wMRF Uedining Balance + ProjlectConsistent Yes with W4Y Masher PlanfFacift Plan + Irnpacts/concerns + + See Public YwaFks Site Specific Conditions watier t Uistance to water Water Available at Site Se rwices s Pressure LOrke • tshrnated Project See application watier t:RU's + water Quality torte ProlectConsistent Yes with Water Master Plan • lrnpaots/03ncern5 I Norte ftmi 'VVcAtK;;MipAwFm 3N1' .m Spuific Conditions of Approval l_ ,A Strcctlight Flan iv required for(his L7evcl 4MUML 2. huswrc no wwcr scrvires croorq in filtration buncltcs. 3_ I`Wnvidc 20'fiascmcnbs for maim Iaa,hydnmt Jatc",.and water scrvice, zmcnLs should extend up to the end of muinl}tydrtuitlwaUwmeter and 1(Y bcynnd it. 5_ No p=anent stiitnums(tFeca,hushes,buildings,cmTwrts,trash roocptacle walls,fcnecs, inli ltration trenches light poles*dc_)to be burl(within the utility caument. d_ Walcr arrd Sewer running Parallel roquirc a 30ft PmemenL Gcomal CandIGom of Apperaval I_ Appl iumil Nhall C.0"dinatS water and sewrr rnain km aad routing with the PuMe WdrLB Dcpwby"L 2 Per Meridian City Cadc(MM,the Wl iomt shall be responntbfc to install�.w+cr sand watca mains to arrd through this dcvel%i.pincnL Applicant may be eligi-blc few a rtjn7bursacment a mmvrtt for infrastructure cnhanwrnent per MCC 9-6-5. City of Meridian Department Report IV. City/Agency Comments &Conditions 272 3_ The applicanl shall Lu I side L�.%l I for all public ualeriseu u mains rmLside ref public right of way(includcall walu xrritc,;wd hydrauts). SawcrMater easement varies depending ern sewer depth.Scorer 0-20 ft dccp m-yui i t a 30 ft taaamcnt,20-25 ft a 40 ft easernacnt,and 25-30 ft a 45$ ca9emcnL f:nyure nc perrn;LHLuL,tna wcs(Uv bushes,buLldings,cagKM trash receptacle walls,fcnaes,Lnfiltratioa Immehex,light Ferias,etc.)arc Mill withi n the utility emsemmnl_ Submit an executed cascmcnl(on the fann available frown Public Works),a Icga1 description prepared.by an Tdaho Licensed Professirmal.Iand Surveyor,which nrust include the area of the eascmeru (marked EXHIBIT A)and an SlJr'x L L"nnap with bearingsand disLances(marked I XJ-JIBFT B) fiur review_Bath exNbiLa must be scaled,migncd and dw)cd by a FwLssional IAnd Surveyor.f]f} NOT RRMRU. 4_ The CityofW&xidian requircathaL pressavtacd irrigation systemerbc st"Aied by a year-round source of water(UDC I l-3 B }_The appl ic=shauld be required to use any existing surface Of wcLL water for the primary source_ If a wrfacc c well scarce is not avai lable,a single-paint connoction 0 the culinary water syslciv xhall be naquirad If a singlcjx�int eonncetion is utilimd, the dcvelnper will.he respa�ible fee the payment ofassessmcnLs for the eonunowa auras prior to prior to receiving developrncni pLan approval. 5_ Any 41metures that arc allowed to reinain.4AL be euhjoct to evaluation and posslble rcaqqigntnerat of street addressing to be irL coinpl iance with MCC- (L All irrigation ditches,canals,laterals,or drainer,excltwive of natural.waterways,Intersecting, cursing or laying adjacent and"liguaua to the area being subdivided shall.be addressed par kW. I 1-3A-6. Tn perferming much work,the applicant shall coinply with Idaho Codc42-1207 WA any other appLieablc Iaw or regdSJUD& 7_ Any w--Llx that will not conti nut to he used nunt be proparLy abandoned according to Trisha Well Construction Standards RuLiN adnunistcred by the Idaho Dapaartmmrft of Wamcr Resatuecs. The Dcvclswper's Engineer shall pmvidc a siatemcm addressing whether therc arc any existing wells in the dowdijtment,and if ma,how they wi II eontinuc to be usod<or provide record of their abandorwhmt- !� Any existing scptio ayetcros within this project shall'be mnwved from servioc per City Ordinance Soction 9-L-4 and 94 S. ContaaCcrrtral District Health fur abandenmcnt per codures and inspcelions(2(M}373-521 L. 9_ All Lmpruvcmcno relakd to public life,safety and hcalth shall be eornp]cted prior to occupancy of the qulb=res. 10. Applicant shall be required air pay Public Works deveLopnwrnL pLan review,and rnnstructian iwpeclion fcu-L as deternuned during the pLan review proOML prior la the issuance efa p1m appmval.letter_ 1 1. It shall be the rexponsrblLlty of the applJc=to ensure that al.L development fradtues comply with the A inerican;with Disabilities Aet and the Fair Housing Act- 12. Appl icant shall be rcmponsibLe far applbmUon and oompliancc with any Section 401 Pamiting that inay be required by the Army Corps of Fnginecrs. 13. Developer shall eaerdinatc rnallbox looadmLs wilt the Meridian PrrstOjfice. 14. Coinpactian text resulu shall Ix subiniurd tatheMeridian Building Departrncni frsrall buLLding padx foDriving c%incered backfill,whore footing would sit amp fill material_ I5. The design enginax shall be required to oati fy that the aFe t ocnterLi ne elcvatiew are set a mLnLmurn of 3-faMahovc the highcstestablishod peak groundwater cLeva2ion. Thin Lc Loauurc that the bmam cLevation of the crawl spaaccaofhamcs IN at Icasi I-fact above_ 16. The applicanlx design engineer shaL1 be respcmMhlc for i nspeetioa of al I Irrigation andfor drainW faciLay within this project that do not fall under the jurisdiction ref an irrigation district ar ACHb.The design engineer shall providccortiFcation dwthe facilities have boas Installed in accordance with the arpproved design pLam This=Uficatim will he req ui red befarc a cenfifiew of a=gmmcy is issued fix any stnrchmnwithin the project. City of Meridian Department Report IV. City/Agency Comments & Conditions 273 17. At the cornMetion of the project,the applicant shall be respui isible to suhmit rccard drawings per the City of Meridian AutoCAD standardk 'These record draw i n!�x must be received and apprxmed prior to the issuance of a cfrtifiration cf oecupancy for any%h Ut Lul r,within the project 19. A strxt light plan will oend to be ine]udcd in the Civil cOa,L uclitiri lAana.Strad I ight plan "kJircMOntaare Listed in 9xi6en 65 ofthe Improvenmrit Stu,(Ljfda for Stroct Lighting.Acopy of the standards can be found at htifF:ffwww.roeridiancity.or uuMie works_aspx7.id-272_ 14. The City of Meridian requi rm that the owner pant W the City a perfonrance surety in the amount of 125%ofthc total eonstnrction cast for alL incomplete sewer,wsta arsd rcusc if frastructuro prierto final plat signawc-This yurcty will be verified by a line item eostaWnuute provided by the owns to the City_The surety can be p:rr"in the farm of an irrcr+oeable Lola of credit,cash depersit ar bond.Applicantmuit file an application forsurcty,which can be frnmd on the Community]3cvcLopnxcru Dcpartmcntweinitc. Picxw contact Land DeveLopmcnt Service for more information at 897-221 1_ 24. The City of MeridianrequircathattheownerposttotheCityawarrantysuretyintheaRIGn+of 20%of the total oormtruffum cost for all.Dompletad sewer,water and rru,t i ofeastrtOMM for duration oftwo}tars_Thiasurety will be verified by Line item cost U%LiI,IuLL Imwvided by the owns in the City_The surety can be pasted in the form of an irmyocabLe Lc¢c,of orcdLt,casb deposit m bond.Aplrlickninmst file an application forsurcty,which can he fiuutd on the Community IhwcLopnvent Nparumntmm Fhit¢. Plcaseeontact Iand Fkvelepnratt Service for mare information at 9R7-221 1_ City of Meridian Department Report IV. City/Agency Comments & Conditions 274 C. Ada County Highway District(ACHD) ACHD ir4xlF PitCNirlf�9,Pn4iIG9n# Mlran4aCoId,�G*-Pr* erYt �IfiS FiErSilY�C6M1YihddldrYer KM Wk*H Drol,CdrYWiWi r Guw McKinney,C nvnimio r July 15, 2024 To-. Danielle Stehman Pivot North Design 116 S 6i1,Streel Boise, ID 83706 Subject: MER24-00681MCU-2024-D002 1475 E Franklin Road Meridian Oz On November 16,2022.the Ada County Highway district approved MER22-01261H-2024-OOT3,Meridian Oz Apartments,far a conditional use permit and modification to an existing development agreement to oonsibrucl five 12-p1ex multi-family bindings.The Site-speoifir,Conditions of approval also apply to MER2d- 006&MCU-2024-0002, If you have any questions, please feel free to oantaot me at(208)387-6384, Sincerely, Sam Standal Assistant Traffic Engineer Development Servioes cc: Nlek Nopotl and BIII Parsons,Cily of Meridian con necting. ou to more See the public record for additional agency comments. City of Meridian I Department Report IV. City/Agency Comments & Conditions 275 V. FINDINGS A. Conditional Use(UDC 11-5B-6E) VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit with the conditions in Section IV. B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report V. Findings 276 IIJ Ilium PINE ! 'M ou t3 s I irk: `- 'i, B E. 1 ..r•c S c. ■ :. FRANKLIN:.-r s 1 14" � � ■ � i Nis tt�low 111 or C Y ! • r � �•.�'� 84 v • NI f ��_ .. • 007 • • "0 Ora a +F i: � 11■■ o 0 LU OFF son / FRANKLIN i ■ ■■ W ■■ ■■■ i r�/ � '1/ Y #' or o 84 1 - • 11:1111 Iilli�:.■IIr � Illrl■Ir1 1111� ■ � ' � - r Old 400, Town �f "i Z G. 'f00, W Ili°• ! J I %ori uu000 10"Op FRA�NKLIN' T - /�,��1./��ofl' ;! iiii ; / i ���Z47 0,/ 0-010 'OF jo z10 //.. IF ► y gq AP IF r 1111 1_��•rrp 4n i ��nn..�/ � -•- 11111 11_w.� �1r.�� W ���iiii + IAF� .Nl1„flllll ■- •II` 0 .. . .. • PION E � � O ■ ""`'' � it 111� NI■ _II.:���1 _����.■ �wow►w� �. „ � ■�■. INN ,FRANKL-IN— i�� �� �■■i iiii■■■I/�y�l�e � ���Z ����� ■■■ ■1f®ill '.__.-` B. Subject Site Photos AA X III I I wo .�y_t. - t _ x -.,x��: :ram.` ..,�.x � ,,��.,-••:.-- -.. .. - -F�- - -��` :'�:•r'�:��:�'��:.� -. -- - �,,,: 'A I ..Zv:.r !!�•. t: .� av .. tiH.^I ' +pp ...hj y .: �t City of Meridian I Department Report VII. Exhibits 279 C. Service Accessibility Report Description ■ ■ Lciation In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking PrcAmity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park alkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits 2so D. Site Plan (date: 6/28/2024) -o f ML III � mOR VIFIE[ • I I I I I J I _ I II —� J�s FNI f➢1•YW IICUY r mSITEPLAN _a -r_-- LJ TREKARCH City of Meridian I Department Report VII. Exhibits 281 E. Landscape Plan (date: 7/2/2024) I rim - I I I 0 I .._�, (il�m I �nr+o•rwe wrEnws�cu+o. � i _ L----------P--------_- ------__------------- ��.._ • i � II�III—III `----------------------------------------------------------w-- — — ' M Lioi I .L I - s • 0 0 w .----- ..... .......... IM City of Meridian Department Report VII. Exhibits F282] F. Qualified Open Space Exhibit(date: 6/28/2024) _EiR�l�u1B w — ® SI Y • 41� a _ 1lDRSOfIl6 +"���-e I E II I e F I City of Meridian Department Report VII. Exhibits 283 G. Building Elevations(date: 6/28/2024) ....... --- .......... FF Lj IL El M in V FU [P 0 F7 01 T FP ED T Y CU P-03 MIN SCHEMATIC RENDERING LLLVAk I DN F I5OV F/MKINGAHLA TREKARCH City of Meridian I Department Report V11. Exhibits F284] E IDIAN;--- Applicant Presentation r r x � 4 r r � } L i I Xlk 00-1 A J hL J Yl 5 } x 1 ,r '4L �pt5 ' L � - � j• a s n STAC K R 0 C K 000, SL ........... PROJECT INFORMATION : SITE AREA: 2.39 AC HEIGHT LIMIT: 60' (44'6 " PROPOSED) ZONING : R-40 SETBACKS REQUIRED PROPOSED: vi FRONT 25 ' 27 ' SIDE INTERIOR: 3 ' S ' SIDE INT. TO RES. : 10' 41 ' REAR: N/A ru UNIT MIX: 18 1 -BEDROOMS 832 SF AVE 18 2-BEDROOMS 11073 SF AVE 36 TOTAL UNITS 953 SF AVE PARKING REQUIRED: 27 1 -BEDROOMS 1 .5 / DU 36 2-BEDROOMS 2.0 / DU 4 GUEST 1 /10 DU ,- 67 TOTAL REQUIRED (1 .86 RATIO) 4 � PARKING PROVIDED: TOTAL PROVIDED: 38 STALLS UNCOVERED 36 STALLS COVERED (1 : 1 RATIO) 74 TOTAL PROVIDED (2.05 RATIO) � BIKE PARKING : BIKE REQUIRED: 3 STALLS (1 /25 STALLS) BIKE PROPOSED: 3 STALLS OPEN SPACE: COMMON O.S. REQUIRED: 9,000 SF (250 SF PER UNIT) COMMON O.S. PROPOSED: ± 261215 SF MIN . PRIVATE O.S. REQUIRED: 2,880 SF (80 SF PER UNIT) PRIVATE O.S. PROPOSED: 2,880 SF MIN . � PIVOT NORTH 1475 FRANKLIN ROAD MULTIFAMILY � SITE CONTEXT FRANKLIN ROAD __o _o p r 2A I I BUILDING 3 ■ ■ I FUTURE CROSS-ACCESS F.D. tURNAROUN / � I I � I BUILDING 2 1A ■ BIKE PARKING ■ AMENITY +/-1500 SF BUILDING 1 ■ O 1p q� n kj 0 0 0 � a 0 � COMMON OPEN � I � O SPACE � 2A I m 07 O 0 0 ENTRY FUTURE CROSS-ACCESS • 31 PIVOT 1475 FRANKLIN ROAD MULTIFAMILY � PROJECT SITE UL Trl �al, LILL ,: : BUILDING 1 AMENITY PAVILION BUILDING 2 BUILDING 3 1 PIVOT NORTH 1475 FRANKLIN ROAD MULTIFAMILY � PROPOSED PROJECT 33'-2" 20'-4" 12'-10" - I I o MAINTENANCE 00 11 -11 ° � F17 LEX/ COVERED L LEASING/PKG SEATING mowr T-0" X 15'-9" 12'-10" X 16'-8" co 00 MAIL ' I 00 12'-4" X 8'-8" I I — M M I Lo Lo COVERED PICNIC - - 33'-2" X 36-6" !7r _ N - N n N N F-1 — — IMF 31/2" 8'-41/2" 24'-6" N 33'-2" AMENITY BUILDING PLAN ±1749 SF PIVOT NORTH 1475 FRANKLIN ROAD MULTIFAMILY PROPOSED PROJECT I i I . i I PLANT SCHEDULE I I SD SD Ix I I — - - - - - - - - - - - - - - - - - - SYMBOL BOTANICAL/COMMON NAME �CONT CAL OTY I 5 NO TREES IN UTILITY NO TREES I r E F RAN KL I N R D TREES EASEMENT WITHIN 10'OF I I Acer platanoides'Crimson King'/Crimson King Norway Maple — — — — — — SEEPAGE BED_L — • 35'h X 25w,Class II B&B 2" 4 T CARPORT PER I ARCHITECTURAL RETAINING WALL PLANS PER CIVIL PLANS I MB I Acer 25'woides'Parkway'/Parkway Norway Maple B&B 2" 3 _ _ 40'h x 25'w,Class II �11 I rd] d] d] d] d] d] I I p + + + + + + + + + ++ + + + + + + + N I + + + + + + + + + + + + + + + + + + + + �+ — + + + + + + + + Carpinus betulus'Franz Fontaine/Franz Fontaine Hornbeam + + + + +r+ + + + + + + + + + + + + + + + + + + + + B&B 2" 7 0 I I + + + + + + ,,+ + + + + � + + + + + +� ,_+ + + + + + - 35hX15W + + + + +�+ + + + + + + + + + + + + + + + + + + + +� (D I + + + + + + + + + + + + + + + + + + + + + + x I + + + + + + + + + + + + + + + + �x— ry ® + + + + + + + + + + + + + + Celtis occidentalis'JFS-KSU1'/Prairie Sentinel®Hackber B&B 2" 15 + + + + + + + + + + + + + + + + + + + + + • 45'h X 12'w I _ .*+++ +++++ ++++ + + +++ +++++++++++ + + + + + + +++++++ +++++++++ 00 000* � -+ + + + I I + + + + + + + + + + + + + + + + + + + + + + + + + '¢- + + + + + + + + + + + I+ + + + + + + + + + + + + + + + + + RETAINING WALL + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I + + + + + + + + + + + + O + + +PER CIVIL PLANS Malus x'Spring Snow'/Spring Snow Crabapple \ . + + + + + + + � + + + + + + + + + oo x I + ++++ ++++ I �w ++++ ++++++t++++++++ B&B 2.5" 10 20'h x 20'w • + + + + + 0_ 0 + + + + + + + + + - € O _ + + I w a ++++++.++++ — P _[P E P E P—[p O O I Quercus frainetto'Schmidt'/Forest Green Oak B&B 2" 11 wF- + + + \ I Z Z ++++++ ++++ WOO • I 50'h X 30'w / - -- Q ++++++ ++++ . x I / TRASH ENCLOSURE PER I I o +++++ ++++ O I Tilia cordata'Greenspire/Greenspire Littleleaf Linden ARCHITECTURAL PLANS O w Q + + + + + • 35'h x 25'w, B&B 2" 6 WALKINGI &O +++++�++++ Class II \ PATH I o- W + + + + w + + + + + O 0,u_ +++++ +++* • NO TREES IN L—�� d] d] dj dj U I I m +++++ ++++ 0 MULTI-FAMILY ++ +,+- I SYMBOL BOTANICAL/COMMON NAME CONT FIELD2 QTY UTILITY ® / + + ++++++++++++ III II I +++++++++++++++ I BUILDING-SEE ARCHITECTURAL + + + + +EASEMENT + + + + + + ++ ++ I SHRUBS+++++ + PLANS + + Bouteloua gracilis'Blonde Ambition' Blue Grama+ 1galWALKING 77+ + + + + �+ + + + + + + + + + + + + + + + + + + + + + + .++ PATH 3'h x 3'w ++ +++++++++++ +++++ ++ ++++++++++ Calamagrostis x acutiflora'Karl Foerster'/Feather Reed Grass + + + + 1 gal 15 0 + +++++++++ 5'hx3w + + + + + + + + + + + + + �+ Caryopteris x'Little Miss Sunshine/Little Miss Sunshine Bluebeard cn 2gal 27 + + + + + + + + + + + + + + + + + + + I + + + + + + + 30"h x 36"w + + + + + I I + + + + + + + + + + + + + + + + + + STEP STONES + + + + + Chaenomeles japonica Scarlet'/Japanese Flowering Quince + + + + + + + + a + + + + + + + + + ❑ + + + . + + + + + 1 P P 9 + + + + + + + + + + + + + + + + + + + FOR PATIO + + + + + + + 3 gal 11 + + + + *•� + + + + 4'hx5'w X (0) ❑ I I ACCESS(TYP.) +� �j ' �O�;,s ❑ +++ + I Echinacea x'Pow Wow White'/Pow Wow White Coneflower STEP STONES �+.sg`is' �",�'� � 2'h x 2'w CARPORT PER 2 gal 26 FOR PATIO I - I ACCESS(TYP.) ARCHITECTURAL I I� 0 0 0 0 0 o I I 6uh 7w i ' horizontalis'Wiltonii'/Blue Rug Juniper 5 gal 60 PLANS x I I Juniperus scopulorum'Medora'/Medora Juniper 5 gal 26 x 10 L— 1 10'h x 3'w Lavandula� angustifolia'Hidcote Blue'/Hidcote Blue Lavender 3 gal 17 3'h x 3'w (D NO TREES IN I I � Pennisetum orientale'Karley Rose'/Karley Rose Fountain Grass Do v I NO TREES "h x 42"w 2 gal 70 M: UTILITY 42 MULTI-FAMILY o WITHIN 10'OF EASEMENT Pinus mugo'Mops'/Mops Mugo Pine BUILDING-SEE I I SEEPAGE BED I2 gal 34 00 _ � _ 4'h x 4'w x ARCHITECTURAL PLANS I I T CARPORT PER I I I Potentilla fruticosa'Pink Beauty'/Pink Beauty Potentilla 2 gal 37 O / RETAINING WALL 3'h x 3'w F � �'� ARCHITECTURAL H w ® v �0 I x —— PLANS — —PERICIVIL PLANS Rhamnus frangula'Fine Line'/Fine Line Buchthorn 5 gal 62 7'hx3'w R O • II I rd] d] d] d] d] d] I Rhus trilobata Gro Low'/Grow Low Sumac w CL ® 0 I II co • I 3'h x 6'w 5 gal 26 w� w I� 0I Salvia x'May Night /May Night Sage 2 gal 16 �• I I I I I I 18"h x 18"w uj o I N BICYCLE Q 1 = _ Schizachyrium scoparium'The Blues'/The Blues Little Bluestem uj ® PARKING SPACES o I = = 1 gal 35 0 O ® I I x I �O O O +++ + + I %r o 3'h x 3'w 3 + m ® ty�Fr I 1 I :w +,*,+++++ I X LANDSCAPE MATERIALS LEGEND: 1�0 W L [p ® I LANDSCAPE MULCH- -- C P C P 0 Q SEE NOTE 6/1_100 • —I +++++++++++++ SOD LAWN-SEE S STEP STONES RETAINING WALL CARPORTS PER } NO TREES WITHIN 10' WALKING FOR PATIO PER CIVIL PLANS I + + + + + + ARCHITECTURAL PLANS AMENITY BUILDING- ____ _____ _____ PATH + + + + + + NOTE 5/L100 OF SEEPAGE BED + + + + + 0 SEE ARCHITECTURAL ——— ACCESS(TYP.) TRASH ENCLOSURE PER I _ ARCHITECTURAL PLANS PLANS I rd7 d] d] d] p I 0 @ o0 ® I + + + + + + + — + + + ° 110 AMENITY TABLE + + � + + /^\ a�/� + + + + + + + + + + + + + + + + + + I + + + + 'WWI' 'L! tiJ + + • + + + + + + + + + + + + + + + + ® o 0 0 + + + + + +�+ + + + + +� + + + + + + �, + 0 I AMENITY TYPE AMENITY PROVIDED o❑❑❑❑ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I* + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +� + + + + + O + + + + + + + + + + +� QUALITY OF LIFE AMENITIES COVERED AMENTIY BUILIDING a❑❑❑❑ +++++ ++++++++++++ ++ + +++++++ + + + + +++++++++++ + +++++++ + + + + + + + + + + + + ,+ + + + + + 1 + +� � + +�+ E + + + + + + ——— O OPEN SPACE AMENITIES OPEN GRASSY AREA + + + + + + + •+ + + + + + + + + + + + + + + + + + + ® + + + + + + + + + + + + + + + + + + + + 1 ———— � + + + + W I RECREATION AMENITIES WALKING PATH + + + + + + + + + + ___ __ + + + ® + +� + + + + + + + + + + + + + + + + + + + + + + + + + + + Z I +� r + + + + + > I MULTI-MODAL BIKE REPAIR STATION ++++++++++++++ +++++++aL�?+++++++++ ++ ++++ ++++++++++++++ 1 + + .. ++++ ++++++++ I 0 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ri + + + + + + + + + \++++++++'+ + + + + + + + + + + + + + + + + + + + + + + IJ 1 + + + + + + + + + + + + + + + + + + + I17r+ + + + + + + + L `+ + + + + + + + + + + + 0 + + + + 4 ® I + + + + + + + + + + + + + + + + + + + + + + + + + + 1 + + I CO + + + + + + j+l + + + + + + + + + + + + + + + + + + + + + + + + + + + + I + + MULTI-FAMILY Q + + + + + + I+ + + + + + + + + + + OPEN LAWN SPACE + + + + + + + + + + + + + + + i + + 1 + + + + + + + + + + + + + a + + + + + + + + + + + + + + + I—I + + BUILDING-SEE r—I + + + + + + + + + + + + + FOR LAWN GAMES, + + + + + + + + + + + + + + u 1� + + + + + + + + + + + + + + + 4 + + + + + + + + + + + + + + + + ARCHITECTURAL CQ + + + + + + + + + + + + + OPEN PLAY,ETC. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + PLANS — ---------- ---- O + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +� + + 1 r, ++++ CARPORT PER r—I L ++++ ++++++++ / Z) + + + + + + + + + + + + + + + + + + + + + + + + + + + + + al .... + + + + + + + + + + + + + + + + + + + + + + + + + + + + + u1 I� + + ARCHITECTURAL 1 + + + / 1 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + `) + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + PLANS + + + P + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +++ +4 I 1 + + Q ++{+++ y++++ J 000 ° ° 000 0 1 ❑❑ o +�.+�+++ + + . , ,s + + + + + + + + 0 0 VJ� J� I _T ... . . . . . ..�,/ I NO TREES WITHIN 10' S W NO TREES IN S — S S CARPORTS PER OF SEEPAGE BED NO TREES IN I I UTILITY ARCHITECTURAL PLANS I UTILITY I 40'CLEAR VISION x _ W EASEMENT EASEMENT i^ TRIANGLE W W W ///��� W — W RETAINING WALLW p I I �6 oO —— —__ PER CIVIL PLANS 61 PIVOT NORTH 1475 FRANKLIN ROAD MULTIFAMILY 6 afil lop +I ap4cz p — # ` k 5 - 7 ' _ _ 1 - i - ! * - AN Y IP 41 • .stir, '..0-� �a'. " ••- •,�. .� � I _ _ � Ilk Jl c Ile AP . . - •r vra•' ,��f - "�_�.x - ;.,fit, _�:�;` �� � _ •�' �, ,� �, •I + n".' t .k�. ..s +''till.y I^_ - �. • ,•r:. +,� _ to i'' LF ti •_!+}�' S ,y,F.7F' .�' ,'r •i_ Yf '•Y�.•_ .n i��- _�' le{ u,� - i l•_ a1.F�4 _ �h: �_­ 1 #i�4�• ' i t I �IN ■ dt _ ,� • ILL. ' Nasland 1109 W Main Street,Ste.660 T(208)918-4859 17 Boise,ID 83702 nasland.com Civil Engineering Consulting Land Planning N.89`46'00"E. 1327.12" TOPOGRAPHY SOURCE b -^ 7 8 THE SOURCE OF TOPOGRAPHIC INFORMATION O - - �- - - - - - 18 17 IS A SURVEY COMPLETED BY MARKS LAND EAST FRANKLIN ROAD 480.70' SURVEYING DATED 1/12/21. LOSE EXISTING DRIVEWAY WITH % NEW CURB, GUTTER AND SIDEWALKni I O o ,° •N.Bq da'nn" 59 I ' :2s18 2s2 * (2614.05) O zs2�: o ° (2615.45) (2621.77) J 00 a 2621.00 FF 5 F � to (2616.21) crV I O Z N6`. (2616.44) ON 0 2616.99) FUTURE CONNECTION TO (2623. 3) ADJACENT PROPERTY 11; d] d] d] ] d] d] 26' ROPOSED SEEPAGE BED '-2' RETAINING WALL 1 27. (2624.97) 5'. o M i CP CP CP CP EP cv' LILI •. .• or ` `Aa 2617.56) ° 4 N N 262� a i.1 I N O • ° 4 Vi M d] d] d] ]� iLO 12' N : Ui 26' -° WHEEL STOP TYPICAL z � (2625.44) ` \ NN \ (2619.08) N N� N I 5' Q 2623.15 FF 1..` •° LA (2625.24) ^ ° \N 2618.95) 001 � •° O O 2613 Z p ° L° CP P CP CP ° L�ti� a 262 ° O 2621.50 FF (2621.32) (2614.04) (2610.93) (2618.20) S. 9.28' "E. 283.06 -4 RETAINING WALL > z d] d] d] d / (2625.70) 8'LL 5'' .4 O .° ° ° a • O o e 6 5 5' WHEEL TYPICAL -PROPOSED SEEPAGE BED I / ° 4.5' . . . . • 1 N- �� 2616.00 FF PROPOSED SEEPAGE BED . :=� IU z co . I v ° � 4(2625.44) ° • I v m O 7- WHE AL °EL (2614.02) zz 4. +N4 cv 26?0 I `i 24' I 25'• . :-,WHEEL STOP (TYPICA t < ort co�� I i J 6j N / 78 26+ N co `� 1J W J 6's � N �I I � U Q I 6' (2614.80) Ra•dn'��"vu 474.59' (2614.25) (2611.32) (2624.17) (2621.65) (2617.68) rV FUTURE CONNECTION TO LL 2'-4' RETAINING WA NEW DRIVE ENTRANCE INSTALL STOP SIGN o ADJACENT PROPERTY (28 FEET) (R1-1) AND NO LEFT w °-TURN SIGN (R3-2) a I I I I I 30 0 30 60 90 120 1 0 0 SCALE 1" = 30' ciao Nasland 1109 W Main Street,Ste.660 T(208)918-4859 Boise,ID 83702 nasland.com Civil Engineering Consulting Land Planning M M M v N.89.46'00"E. 132 .12" SD SD 7 8 So - - 480.70' - 18 17 GENERAL NOTES: EAST FRANKLIN ROAD 1. ALL CONSTRUCTION WORK SHALL BE DONE IN ACCORDANCE WITH THE CURRENT VERSION OF THE IDAHO STANDARDS FOR PUBLIC WORKS CONSTRUCTION (ISPWC), THE CITY OF MERIDIAN SUPPLEMENTAL SPECIFICATIONS TO THE ISPWC (AND ANY ADDENDUMS), MERIDIAN DESIGN STANDARDS, THE REQUIREMENTS OF THE ADA COUNTY HIGHWAY DISTRICT (ACHD), AND/OR THE REQUIREMENTS OF THE IDAHO TRANSPORTATION DEPARTMENT (ITD). THE MORE STRINGENT OF ANY OF THESE STANDARDS SHALL BE THE CONTROLLING STANDARDS OR SPECIFICATIONS. �ag N.89'4 'oo" _ 2. THE HORIZONTAL SEPARATION OF POTABLE WATER MAINS AND NON-POTABLE WATER MAINS (SANITARY SEWER, 5 .37 5832359"E• 7p•65' STORM DRAIN, AND IRRIGATION) SHALL BE A MINIMUM OF TEN (10) FEET. WHERE IT IS NECESSARY FOR A POTABLE WATER MAIN AND NON-POTABLE WATER MAIN TO CROSS WITH LESS THAN EIGHTEEN (18) INCHES OF VERTICAL 0 0 ROPOSED WATER SERVICE EASEMENT SEPARATION, THE CROSSING SHALL BE CONSTRUCTED IN ACCORDANCE WITH SECTION 542.07 OF THE IDAHO RULES -- . . s .' FOR PUBLIC DRINKING WATER SYSTEMS (IDAPA 58.01.08) AND SECTION 430.02 OF THE WASTEWATER RULES (IDAPA O ° 58.01.16). • 3. STORM DRAINAGE SHALL BE RETAINED ON SITE THROUGH SURFACE AND/OR SUBSURFACE FACILITIES. 4. FOR ALL RESIDENTIAL AND NEW NONRESIDENTIAL CONSTRUCTION THE LOWEST FLOOR ELEVATION OF ANY STRUCTURE, . . . . . . ' ` INCLUDING BASEMENTS, OR MOBILE/MANUFACTURED HOMES, SHALL BE ELEVATED TO THE FLOOD PROTECTION PROPOSED 20' UTILITY EASMENT o `: :` :'` ELEVATION OF NO LESS THAN TWO (2) FEET ABOVE THE BASE FLOOD ELEVATION. :;: : ::� a : 5. THE PROPOSED FINISH FLOOR (FF) ELEVATIONS SHOWN ARE APPROXIMATELY TWO (2) FEET ABOVE THE BASE FLOOD 2621.00 FF ELEVATIONS. PRIOR TO SUBMITTING A FLOODPLAIN DEVELOPMENT PERMIT APPLICATION THE APPLICANT SHALL •;•;•; ; { CONTACT THE CITY FLOODPLAIN ADMINISTRATOR IN ORDER TO DETERMINE THE BASE FLOOD ELEVATIONS. FEMA ELEVATION CERTIFICATES SHALL BE FILED FOR EACH BUILDING THAT FALLS WITHIN ZONE AE. N I O Z PROP SSMH-1 STA: 10+ 2622. GRIM. 2615001 •• ti ° OI SEWER DATA TABLE + f LINE # LENGTH DIRECTION SLOPE NOTES L1 175.00' NO.05'21"E 0.60% 8" PVC TYPE SDR-35 d] d] d] d] d] d] L2 177.74' NO.05'21"E 0.60% 8" PVC TYPE SDR-35 L3 86.08' N82°07'23"W 0.60% g" PVC TYPE SDR-35 L4 173.38' S89.39'47"W 0.60% 8" PVC TYPE SDR-35 L5 182.23 S89.39'47"W 0.60% 8" PVC TYPE SDR-35 .° • o M CP CP CP CP CP w L` °• • ° 9 N 0 PROPOSED 30' UTILITY EASMENT o L ROPOSED•FIRE SERVICE EASEMENT I M I Jl j-1 i� °I ice •. LO J ROPOSED FIRE HYDRANT,'•`•`- w S `° � G . • ° °• to cn I O z Z Q W Z J� PROP SSMH-2 STA: 11+75.00 2623.81 RIM 2613.951E W 2623.15 FF •° LILI c6 Ln e CD r, V! w o N + ° 0 Z ° ' • °• • z w CP C Ss Q P CP CP ROPOSED• WATER SERVICE EASEMENT Q Pgnposm 8" wATFR MAIN, cn I 2621.50 FF O I W 30' S.89 28' "E. 283.06' LU ° ° / V / A . J 0 0 PROPOSED 20' UTILITY EASMENT • ' p__T___f I EX CB v Q O I u � I a I G TE=2 0 a' I 2616.00 FF � ir i LJJ z Q :;PROPOSED FIRE SERVICE EASEMENT I : j ( , Q - I I I �+ a_ I O N I :PROPOSED•FIRE HYDRANT I ROPOSED WATER SERVICE EASEMENT J O ° •° .7 .. ° °• ' n �' ° ° °� M Il I I z . .. . . . .�ee e e PROPOSED 30 UTILITY EASMENT a . ;:;::: ROPOSED 30' UTILITY EASMENT Q p : . . �- I ° PROP SSMH-3 STA: 13+52.74 • LL-'•' - . . . . . . . . `•: 2622.45RIM :•:• • 1 + � 79F - � - -- - - •.•.=-.-r. � _•_• • • LL.;: - o � - - I cn 2612.871E L3 0 SEWER LINE A 17+00 1 +94 < . . Q S- 15+ L4 S L5 S S I� I J ui o I I w Q c W W w II 'I u � I S.89. 0'52-W. 474.59' ROPOSED 8" WATER MAIN PROP SSMH-5 N STA: 16+12.19 N 0 PROP SSMH-4 STA: 14+38.82 2616.16RIM PROP SSMH-6 N STA: 17+94.42 w 2621.16RIM 2611.311E (2614.82RIM) ss I o 0 2612.401E (2610.221E) 30 0 30 60 90 120 CONNECT TO EXISTING SEWER SEWER MAIN SCALE 1" = 30' CIO Nasland 1109 W Main Street,Ste.660 T(208)918-4859 Boise,ID 83702 nasland.com Civil Engineering Consulting Land Planning O O 0 0 263 =71 =72630 O XISTING SURFACE PROP SSMH-2 N STA: 11+75.00 PROP SSMH-1 N STA: 10+00.00 2623.81 RIM PROP SSMH-4 N STA: 14+38.82 2622.27RIM 2613.901E IN PROP SSMH-3 N STA:13+52.74 2620.58RIM -2613.801E OUT 2622.36RIM 2612.311E IN 2614.901E OUT 2612.831E IN 2612.211E OUT ROP FINISHED SURFACE PROP SSMH-6 N STA: 17+94.42 2612.731E OUT 2614.73RIM 2610.181E IN 2610.081E OUT 262 PROP SSMH-5 N STA: 16+12.19 2620 2615.91 RIM 2611.271E IN 0.609 2611.171E OUT 0.60% 1 .6090 2 0.60% 9 3 0.60 4 5 261 2610 �V EXISTING SEWER MAIN 2610.221E 260 1�2600 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 14+00 14+50 15+00 15+50 16+00 16+50 17+00 17+50 18+00 18+50 18+81 Q Lill 1 SEWER LINE A HORZ SCALE: 1"=30' VERT SCALE: 1"=6' Q NOTE � Lill REFER TO SHEET C2.0 FOR SEWER DATA TABLES AND ADDITIONAL INFORMATION. Ln r**ft mr TME4 W J L.L O W W (/) r') z Q oc I_I_I � z Q � z o p� z Q o z U) co Q W Q u 0 w F a 0 0 C2el 1 2 3 4 5 6 7 8 9 10 STACK ROCK G R O U P LANDSCAPE ARCHITECTURE & MASTER PLANNING LANDSCAPE NOTES: LANDSCAPE REQUIREMENTS 1. REGULATIONS & STANDARDS contain rocks, sticks, lumps, or toxic matter and has a pH of fully intact. CODE REQUIREMENTS PER MERIDIAN CITY CODE (208) 345-0500 1.1. All contractor work shall be conducted in accordance with 6.5-8.0. 8.4. Install outdoor rated controller in specified location on plan, in a 00A1 Boise, ID 404 S 8th St. #3#302 ISPWC (Idaho Standard Public Works Construction), 2020 (or 4.5. Smooth, compact, and fine grade topsoil in lawn areas to lock box with 2 keys. Coordinate with project manager and STREET BUFFER: StackRockGroup.com most recent published); and City of Meridian, ID codes, smooth and uniform grade .5" below adjacent surfaces. general contractor on exact location. 1 TREE PER 35 LINEAL FEET standards and state and local regulations. 4.6. Amend all new plantings with 2 parts topsoil, 1 part compost. 8.4.1. Controller to have On/Off rain switch or rain shut off device WILLET C HOWARD, PLA 2. EXISTING CONDITIONS 5. LAWN AREAS that does not alter program. a STREET NAME - LENGTH (LF, MINUS CURB CUTS) TREES REQUIRED TREES PROVIDED OFFICE: (208)345.0500 EMAIL: 2.1. All utilities shall be located prior to construction and protected. 5.1. Sodded lawn to be tall turf-type fescue, or approved other. 8.5. All remote control valves (including master control valve)to • E FRANKLIN RD - 130' 4 4 WILL@STACKROCKGROUP.COM An damage to structures, utilities or concrete will be replaced 5.2. Sodded lawn to be regionally/locallyharvested, la sod within have flow control device. www.STACKROCKGROUP.COM Y 9 p Y • LOCUST GROVE RD - 92 3 3 at contractor's expense. 24 hours of harvesting. 8.6. Irrigation system piping to be minimum class 200 PVC or 2.2. The site has many existing improvements such as underground 5.3. Lay sod to form a solid mass with offset, tightly fitted joints on approved equal, sleeves to be double the size of pipes located C� utilities, curb and gutter, light poles and sidewalks. even grades. within, all wires to be contained in separate sleeves 1-1/2" dia LANDSCAPE ALONG PATHWAYS: THE GRAPHICS AND DESIGNS 2.3. See Engineer's plans for information about existing features. 5.4. Any existing lawn that is damaged shall be replaced with min. * 1 TREE AND 15 SHRUBS PER 100 LINEAL FEET ON THIS SHEET A R E 2.3.1. Refer to civil plans for all existing and/or proposed drainage sodded lawn of the same type of existing lawn. 8.7. All pipe above 3" caliper to be gasketed, with approved joint DELIVERABLES THAT REMAIN OF pipes & locations, utilities. Protect all drainage at all times, 5.5. All lawn areas adjacent to planter beds, gravel areas, or restraints at all 45, TEE, ELL, 22, 11. AT ALL TIMES PROPERTY • PATHWAY - LENGTH (LF) TREES REQUIRED TREES PROVIDED STACK ROCK GROUP, INC. protect all utilities at all times. aggregate pathways shall have 4" black steel edging installed 8.8. Use common trenching where possible.. EAST & NORTH PATHWAY- 670 14 TOTAL (7 EACH SIDE) 14 TOTAL (7 EACH SIDE) 3. GRADING & SITE PREPARATION per manufacturer recommendations. Other applications to be 8.9. All PVC located under hardscapes to be schedule 40 PVC with REPRODUCTION OR REUSE OF 3.1. Prepare finish grades for planting by grubbing and removing approved by owner and landscape architect. same req's as above. THIS PRODUCT CONTAINED weeds. If necessary apply Round-Up (or equivalent herbicide), 5.6. Lawn adjacent to buildings, structures shall be a minimum of 8.10. All wires to be Paige wire 7350 or 7351 direct bury wire at a PARKING LOT LANDSCAPING: HERE IN IS PROHIBITED using a certified applicator. Remove rocks and other materials 18" away from foundations. Lawn adjacent to fences or other minimum of 12" below finished grade. * 1 TREE PER PARKING LOT ISLAND WITHOUT THE WRITTEN over 2". screening elements shall be a minimum of 9" away. 8.11. Connect mainline to point of connection in approximate location • PARKING LOT ISLANDS TREES REQUIRED TREES PROVIDED CONSENT OF STACK ROCK 3.2. All gravel overprep to be removed and disposed of off site. 5.6.1. Install 3" chips or other approved ravel mulch type in mow shown on plan. ** G R O U P I N C s p pp g Yp • 20 20 9 3.3. Finish grade to be smooth transition to allow for entire site to be strip at a depth of 3" over commercial grade weed barrier 8.12. Contractor is responsible complying with all codes and paying ** TREE COUNT REDUCTION DUE TO UTILITY EASEMENTS AND SEEPAGE BED LOCATIONS. ALTERNATIVE COMPLIANCE a natural flowing space. fabric installed per manufacturer recommendations. all permits necessary. PROVIDED: (11)ADDITIONAL TREES PROVIDED THROUGHOUT SITE IN OPEN SPACE AREAS. THESE ARE ADDITIONAL TREES ©2024 STACK g 3.4. Fine grade lawn areas to elevations set by Engineer's plans 5.7. Provide tree rings with a minimum 3' diameter around all trees ABOVE THE REQUIRED OPEN SPACE REQUIREMENT TREES. 8.13. Sprinkler heads shall have matched precipitation within each ROCK GROUP, INC. with positive drainage away from structures. located in lawn, mulch type & installation/application to match all control circuit. Velocities shall not exceed 5 feet per second. 3.5. Refer to Engineer's plans for grading information &for all other planter beds. 8.14. All drip irrigation to be buried 2" below finished grade. drainage pipes and locations. Protect and retain drainage at all 6. PLANTER BED MULCH 8.15. Water schedule to be provided at a min of 80% PERIMETER BUFFER: Seals LL times. 6.1. All planter beds to receive 3" depth of black&tan mini rock evapotranspiration as determined by the local ET. PRELIMINARY 3.6. No pooling or standing water will be accepted per industry mulch or approved equal, submit for approval prior to 8.16. Install all irrigation per irrigation drawings. utilize material 1 TREE PER 35 LINEAL FEET standards. placement. Install over commercial grade weed barrier fabric specified or approved equal. �� OF • PERIMETER NAME - LENGTH (LF MINUS CURB CUTS) TREES REQUIRED TREES PROVIDED P. -q 4. SOILS per manufacturer recommendations. 8.17. Contractor shall confirm the static water pressure at least five WEST PERIMETER- 500' 14 APPROX 18 EXISTING TREES �� �c._ 4.1. Lawn areas shall receive 12 min depth of screened topsoil. 7. PLANTS days before construction begins and to contact the landscape . 4.2. All planter beds shall receive 18" min depth of screened topsoil. 7.1. All plant material shall be installed per industry standards. architect in writing if the pressure is below 80 psi. • SOUTH PERIMETER-406' 12 12 0 4.3. Reuse of existing topsoil that has been stockpiled on site is 7.2. All plant material shall meet or exceed the minimum federal 8.18. If any discrepancies are found, then local codes shall prevail. permitted if: standards as regulated by ANSI z60.1, American Standard for 9. CONTRACTOR RESPONSIBILITIES 4.3.1. Topsoil is tested and analyzed to ensure a proper growing Nurser Stock. Plants not meetingthese standards for quality, 9.1. Estimated quantities are shown for general reference only. COMMON OPEN SPACE: medium. Provide additional amendments as determined b y q Y Contractor shall be responsible for all quantity estimates. * 1 TREE PER 5,000 SQUARE FEET sF LA-16733 Y or plants determined to be unhealthy by Owners representative, p q Y O 9.17.2 P� soil tests. will be rejected. 9.2. All plant material and workmanship shall be guaranteed for a gNDSCAPE 4.3.2. Topsoil is to be loose, friable sandy loam that is clean and 7.3. All Ball and Burlap trees to be installed per Balled and period of one year beginning at the date of Acceptance by COMMON OPEN SPACE TREES REQUIRED TREES PROVIDED free of toxic materials, noxious weeds, weed seeds, rocks, Owner. Replace all dead or unhealthy plant material • 14,825 SQ.FT. 3 3 Burlapped planting detail. All shrubs to be installed per detail. p Y p NOT FOR CONSTRUCTION grass or other foreign materials. 7.4. Trees and shrubs over 30" shall not be planted within clear immediately with same type and size at no cost to Owner. 4.3.3. Topsoil shall have a ph of 6.5 to 8.0. vision triangles. 9.3. Landscape contractor to turn in as built drawings at the end of 4.3.4. If on site topsoil does not meet these minimum standards 7.5. Fertilize all trees and shrubs with 'Agriform' planting tablets or project. Substantial completion will not be granted until 2 copies MINIMUM PLANT SIZES: contractor is responsible for providing approved imported approved equal. Apply per manufacturers recommendations. @ 1"=20' scale are turned in and approved by owner's PLANT TYPE: MINIMUM SIZE LU topsoil or improving onsite topsoil per the approval of the 8. IRRIGATION representative. • EVERGREEN TREES: 6'-0" HT. MIN. project manager. 8.1. Irrigation system shall be built to the following specifications: 10. In the event of a discrepancy, notify the Landscape Architect 0ORNAMENTAL TREES: 2" CALIPER MIN. 4.4. If imported topsoil is used it must be from a local source and be 8.2. Adhere to city codes when connecting to city water. immediately. • SHADE TREES: 2" CALIPER MIN. screened free of any debris or foreign matter. Topsoil must not 8.3. All irrigation material to be new with manufacturers'warranty WOODY SHRUBS: 2 GAL. MIN. BIODIVERSITY REQUIREMENTS: • 5-10: 2 SPECIES REQ, 11-30: 3 SPECIES REQ, 31-50: 4 SPECIES REQ, 50+: 5 SPECIES REQ. N • TOTAL TREES ON SITE NUMBER OF SPECIES REQUIRED NUMBER OF SPECIES PROVIDED 1:T CO • 56 5 7 ce) 00 0 TREE MITIGATION: Z • LARGE SHRUBS LOCATED ALONG LOCUST GROVE ROAD SHALL BE REMOVED. NO TREE MITIGATION REQUIRED, NO VIABLE Q TREES ON SITE TO MITIGATE. p L.L � Z_ NOTE: J z NOTE: BACKFILL SHALL BE 100%TOPSOIL. *CURB &ADJACENT PAVEMENT PER CIVIL OR HARDSCAPE PLANS NOTES: REMOVE ALL TAGS, TWINE OR WATER SETTLE ALL PLANTINGS TO *TREE&SHRUB TO BE INSTALLED PER RESPECTIVE DETAILS Y 1. DO NOT DAMAGE OR CUT LEADER OTHER NON BIODEGRADABLE ENSURE PLANT ROOTBALL *PLANTS&MULCH PER PLAN 7 Q 2. DO NOT DISTURB ROOT OR DAMAGE ROOT BALL WHEN INSTALLING TREE OR TREE STAKES. MATERIALS ATTACHED TO PLANT OR MAINTAINS " HEIGHT ABOVE L 3. TREE STAKING SHALL BE AT THE DISCRETION OF CONTRACTOR. HOWEVER ANY TREES DISTURBED ROOT MASS. EXISTING SOILS WHEN COMPLETE. Q LL LL FROM PLUMB DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. L.L LLI 4. WATER PLANTS THOROUGHLY IMMEDIATELY AFTER INSTILLATION. ti 5. REMOVE ALL BURLAP, TWINE, ROPE, OR MATERIAL FROM THE TOP 3 OF THE ROOTBALL. 6. 5' DIAMETER PLANTER BED/MULCH RING AROUND THE TRUNK OF THE TREE. 3"OF MULCH MIN. DO NOT PLACE MULCH WITHIN 2"OF TRUNK OF TREE. MOUND PLANTER 3.5"ABOVE TOP U Z CUB O 16 x 4"X 16'COMMERCIAL STEEL EDGING BY LO SURE-LOC OR APPROVED OTHER. COLOR: U PROVIE V MIN STEP SPACE BLACK FINISH. a FOR ADJACENT PARKING TOP SOIL DEPTH AS FINISH GRADE AT LAWN,AND U MULCH 2"MIN. EACH SIDE,TYP SPECIFIED PLANTER " O " BELOW TOP OF PLANTER FINISH GRADE 4" TOP TWO STRUCTURAL STEEL EDGER. AWAY FROM TRUNK TOP SOIL DEPTH AS BELOW TOP OF EDGER. ROOTS: <3" BELOW TOP GRAFT VISIBLE ABOVE SOIL OF PLANT. FINISHED GRADE .5" =N OF ROOTBALL. FOLD BURLAP FROM TOP BELOW TOP OF SPECIFIED LINE OF ROOT BALL DOWN 3" DEEP MULCH MIN. REVISIONS CURB, TYP 1'-0" CURB, 6"OR LOWEST STRUCTURAL INTO GROUND; SET TOP I MRK DATE Description SOIL LINE OF THE TOP OF OF BALL FLUSH WITH OTHER PER ROOT<5" BELOW TOP OF THE ROOT BALL AFTER FINISH GRADE CIVIL, TYP ROOT BALL LAWN OR PAVING I I—III—III—III—III—III ® ** ** REMOVING EXCESS SOIL. v I I=III=III=III—III—I ram' 212' 2-3"OF MULCH - � BACKFILL MIX SEE i � III=III—III—III—III NOTES AND 12"TO 18" FOR FG \��� �\\��\\� 1 ��\�\\��\���\�� FG =III=III=III=III=1 �1 SPECIFICATIONS. LARGER SHRUB �� i III—III—III—I I 1 ;� ���� ��� ��N�_�������� ROOT BALLS, _ ____ — — SOILSAUCER>3" HIGH MAKE DEPTH MIN. ������������� �� �������������� 1-11 I=1 11=1 I I III=1 I 1=1 I 1=1 11= REMOVE AT END OF 4" DEEPER THAN /�\��\��������� /�,/\1X1 \��\��\��\ I I— I=1 I I=1 I=1 I I=1 BALL) ��/��/��/��/�� \/ \/��/��/�� /��/�\/��/��/� / ' III — =1 m PROJECT ' BALL AND BURLAP PLANT(IF ��/��/� \�� ����/��\/��� - III—I I 1 I I 1=III-1 11— i I—I CUT AND FOLD WIRE \\/\\/\\/\\/\\/\\/\\/\\/\\/\\/\\/\ CONTAINER-GROWN PLANT i \�\�\�\�\�\�\� �' JOB NONG METAL ANCHOR : 24-2989 BASKET FROM TOP OF SOIL SURFACE WITH ROOTS LOOSENED AND \��/j��j\��j\��j� � �%\ 1STAKES INSTALLS @448" DATE: 09.17.2024 ROOTBALL COMPACT SOIL UNDER ROUGHENED TO PULLED OUT TO PREVENT \�\\ \�\\�\ O.C.,AND AT EACH END. DRAWN BY: DW ROOTBALL TO 90% PROCTOR. BIND WITH NEW SOIL PLANT FROM BECOMING ROOT CHECKED BY: WH BOUND) DRAWING TITLE BALL & BURLAP TREE PLANTING 2 SHRUB PLANTING 3 PLANTER ISLAND DETAIL 4 STEEL LANDSCAPE EDGING 3/4" = 1'-0" 3293-01 1"= 1'-0" 329333-03 3/4" = 1'-0" P-CO-01 3"= 1'-0" LANDSCAPE NOTES & DETAILS W w > a w SHEET NUMBER U a O Ll00 0 Y U O Y U Q H U 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 17 8 1 9 1 10 SD SD PLANT SCHEDULE 0 — SD SD — I I SYMBOL BOTANICAL / COMMON NAME �CQNT CAL QTYSTACK ROCK NO TREES IN I E F RAN KL I N RD TREES NO TREES G R O U P UTILITY WITHIN 10'OF EASEMENT I I • Acer platanoides'Crimson King' /Crimson King Norway Maple B&B 2" 4 LANDSCAPE SEEPAGE BED 35'h X 25'w, Class II ARCHITECTURE t — — — T CARPORT PER � � I I & MASTER PLANNING ARCHITECTURAL RETAINING WALL PER CIVIL PLANS MB • Acer platanoides'Parkway/Parkway Norway Maple B&B 2" 3 PLANS — — — I — I 40'h x 25'w, Class II (208) 345-0500 404 S 8th St. #300A1 Boise, ID 83702 d] d� d] d] d] d� I I � r + + � +� . + + + + + + + stackRockGroup.com (n I + + + - + + + + + + + + + + + + ++ + + + + + + + Carpinus betulus'Franz Fontaine' /Franz Fontaine Hornbeam T + + + + + + + + + + + + + + + + + + . B&B 2" 7 + + + +++ + + + + + + + + + + + + ram+ + + + + + + + 35'h x 15•w + + + + + + + + + + + + + + + + + WILLETCHOWARD, PLA + + + + + + + + + + + + + + + + + + + + + + �+ + + + + + + + + + + + + + + + + + + + + ... + + ++ + + + + + + + + + + + + + + + + + + OFFICE: STACK OCKGRO00 EMAIL: + + + + + + + + + + + + + + + + + + + + X WILL@STACKROCKGROUP.COM X O O O 0 + + + + I ++++�+ ++++ + + + +++ +++ +++++++++++++ . R B&B 2" 15 e tls OCCI enta IS - Prairie entlne aC erry www.STACKROCKGROUP.COM + + + + + + + + + + + + + + + + + + + + + 45'h x 12'w �+F + + + + + + + + + + + + + + + + + + + + + . + + + + + I + + + + +I + + + + + + + + + + + + + + + + + + + + + + + + + + + + RETAINING WALL UI I I I + + + + + + I I + + �+ + + + + + THE GRAPHICS AND DESIGNS + + I + + + + + + + O PER CIVIL PLANS Malus x'S rin Snow' /Spring Snow Crabapple + + + + I C0 � + �+ + + Oo I p g p g pp +++ ++++ F- W +++++ +++++++i .g � I � 20'hx20'w ON THIS SHEET ARE \ + I x O ++ +++++� O 0 DELIVERABLES THAT REMAIN + I AT ALL TIMES PROPERTY OF P CP [P [P [P W a +++++ OC) I Quercusfrainetto'Schmidt' Forest Green Oak STACK ROCK GROUP, INC. - - - - - - — • B&B 2" 11 _ O o I z Z ++++ ++, o . 50'h x 30'w \ N / _ — } U i ++++ +++ O O REPRODUCTION OR REUSE OF / TRASH ENCLOSURE PER I F++++ +++ THIS PRODUCT CONTAINED x IY p + + + + Tilia cordata 'Greenspire' /Greenspire Littleleaf Linden HERE IN IS PROHIBITED ARCHITECTURAL PLANS I W Q + + N • 35'h x 25 w, B&B 2" 6 o_ _ + + + + � ¢ �.;� WITHOUT THE WRITTEN AATLFKINGI I 0 p ++*+�+++ _ I Class II CONSENT OF STACK ROCK EO� + + + + O G R O U P I N C -� - - - - - - I w J ++++ ++{ •� MULTI-FAMILY SYMBOL BOTANICAL / COMMON NAME CONT IFIELD2 kTy ©2024 STACK NO TREES IN I d] d] d] d] O I � m + + + I UTILITY + + + + �+ + + + -f BUILDING-SEE + ROCK GROUP, INC. EASEMENT / . + + + I I +++++++++ �«. ARCHITECTURAL + +'++++ I + + + + + + SHRUBS / PLANS Bouteloua racilis'Blonde Ambition' /Blue Grama r 1 al 77 PATH I 3'h x 3'w Seals +++++ � x ++++++ +i ++++++++ ,. WALKING � S g g PRELIMINARY Joo + + + +T+ I + + + + + + . + + + + + + + + + + + + + + I � � .�" + + + + I + + � Calamagrostis x acutiflora 'Karl Foerster' /Feather Reed Grass + + + + + + + + • 1 gal 150 x + + + + r + + + + 5'h x 3'w + + + + � ��+ Caryopteris x'Little Miss Sunshine' /Little Miss Sunshine Bluebeard (E c OF + + + 2 gal I + + + + + + + + + + + + + + + + + + «"< I + + + + + 30"h x 36"w 27 + + + + + + + + + + + + + + + + + STEP STONES71 - ++++++++ I. Chaenomeles japonica'Texas Scarlet' /Japanese Flowering Quince 3 gal 11 + +�+ + + - + + + + + + + + + + + + 1D + + + + � + + + + + + + + + + � 0 �"•� FOR PATIO I � + + + + 4'h x 5'w � ++++++++ O 070 ❑ .•O I I ACCESS(TYP.) � � � ++ x + + _,�1, .. + _ Echinacea x'Pow Wow White' /Pow Wow White Coneflower v STEP STONES �^�� � 2'h x 2'w 2 gal 26 IFOR PATIO77 CARPORT PER I _ I � 9.17.2 ACCESS(TYP.) ARCHITECTURAL I o I Juniperus horizontalis'Wiltonii' /Blue Rug Juniper 5 gal 60 sF LA-16733 I � PLANS � I o 0 0 0 0 � o f��� i 6��h x 7�w o�qND CAPE P� M I X 1 I Juniperus scopulorum 'Medora' /Medora Juniper g 26 x I ! L I 10'h x 3'w 5 al Lavandula angustifolia 'Hidcote Blue' /Hidcote Blue Lavender 3 gal 17 NOT FOR CONSTRUCTION O N I I ThxTw - ����� NO TREES IN I Pennisetum orientate'Karley Rose /Karley Rose Fountain Grass 2 al 70 UTILITY NO TREES I I 6�da� 42"h x 42"w g 0 MULTI-FAMILY O EASEMENT WITHIN 10'OF Pinus mu go'Mops' /Mops Mu go Pine g p p g 2 gal 34 W I I BUILDING-SEE as I SEEPAGE� I 4'h x 4'w x Q9 ARCHITECTURAL — ---r — — — — — f PLANS I CARPORT PER I I Potentilla fruticosa 'Pink Beauty' /Pink Beauty Potentilla 2 gal 37 (D } I� I ARCHITECTURAL RETAINING WALL I 3'h x 3'w w ® (D 00 I I x 13 — — PLANS — —PER ICIVIL PLANS I � Rhamnus frangula Fine Line' /Fine Line Buchthorn 5 gal 62 '3 7'h x 3'w x w of `�-�' III I rd] d] d] d] d] I Rhus trilobata'Gro Low' /Grow Low Sumac 5 gal 26 a � cn I 3hx6w 0 _j UI O 0I 2gal 16 N } Q € I I I I I 181hiX 18M'ay Night' /May Night Sage (4) BICYCLE ���ni�, co wo I �` ,; Schizachyrium scoparium 'The Blues' /The Blues Little Bluestem Q ( L PARKING SPACES �� _ _ 1 gal 35 00 OD0 I I x I '�r��o�` 3'h x 3'w 0 0� 0 f% 0 000 ED W ® I I I I ++++�+1++++ I Z m o x I . Oi LANDSCAPE MATERIALS LEGEND: W QLEPj_ _Tj�_EEP_ LANDSCAPE MULCH - Z[PSEE NOTE 6/L10016Z + + + + +• + + SOD LAWN-SEE STEP STONES ++++++++++ + � RETAINING WALL NO TREES WITHIN 10' WALKING PER CIVIL PLANS + + + + + + + NOTE 5/L100 CARPORTS PER FOR PATIO I + + + + + + ILL. I ARCHITECTURAL PLANS AMENITY BUILDING- OF SEEPAGE BED PATH + + + + + + O SEE ARCHITECTURAL ACCESS (TYP.) W TRASH ENCLOSURE PER r- — - — — — PLANS • ARCHITECTURAL PLANS 1 d] d] di d] Qom ` ` ` ® Q I Uj z + + + + + + + I + + + + + + + + + AMENITY TABLE O (D + + I .+�+ + : � C �� : + +T+ + + O O O O O + +� + +T+ +++T+T+ L0 + + + + + + + + + + + + + + + + + +� + + + + + + + U (D o 0 0 + + + + + I � +J+ + + + +. + O 0 + + + 9 + + + + • Q I AMENITY TYPE AMENITY PROVIDED Q 00�00 + + + + + + + + + + + + + + + + + + + + + I O + + + + + + + + Y + +� f + + + + O O + + + + + + + + + I QUALITY OF LIFE AMENITIES COVERED AMENTIY BUILIDING 00000 + + + + + + + + + + + + + . + + + + + + + + + + + + + + + + + +� + + � � � + + � � OPEN SPACE AMENITIES OPEN GRASSY AREA � J + + + + + + + + + + + + + + + + + �- + i + + * * * * * * * * + + — +��� �t _ _ _ I _ _ _ +� + + + W I RECREATION AMENITIES WALKING PATH + + + + + + + + + + + + + + + r + + + + + • + + Zr— — — — rm, • + + + + + + + + + + + + + + + + + + + + +++++ +++++* ® + + + + + + + + + + + + + + + + + + + + + + I I — — — "" + + + + r MULTI-MODAL BIKE REPAIR STATION + + + + + + - + REVISIONS C +++++++++++ + + + + + + + + + + + + + + + + + r + + + + + I + V9 + + + + O - + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + u I I + -0 + + • + � I MIRK DATE Description G1 + + + + + + + + + + + + + + + + + + + + I + jYy + + ' rn + + + + + + + + + + + + I MULTI-FAMILY «" + + - I V I ® ** ** ® + + + + OPEN LAWN SPACE r + + + + + + + + + + + + I + O ,,� + + + + + + + + + + + + + + + + + + + + + r-I + BUILDING-SEE "• r-I + + + + + + + + + + FOR LAWN GAMES, + + + + + + + + + + + + + uI I -❑ + I � + + + + + + + + + + + + + + + + + + + + ARCHITECTURAL Q + + / + + + + + + + OPEN PLAY, ETC. ....... + + + + + + + + + + + + a + + + + + + + + + + r + + + + + + + + + + + + + + + + + + PLANS — - - - - - - - - - - + + + + + + + + + + + + + + + + + + + + + + + + + + . + + + + + + + + + + + + + + r r + + + + + + + + + + + + + + 10+ + I I r-I + + CARPORT PER r + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + u I I + - ARCHITECTURAL I r-I L + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + t + + + + �.J I + + + + + + + + + + + + + + + + + + + + + + + + + + - + + + + + + + + + + + + + + + + + + + + + + + + . I O I + , O 1 I +++ + + - I � Q + Q 1 + + + I J — + + + + + 0 0 0 0 0 0 0 0 0re I �� � + + + + • — _ I--I Ig �g �`y 'j /I.++++++*++ JOB NO: 24-2989 �� « � � 0 `t.sa `L� � � 0 J=+ + + + I I DATE: 09.17.2024 DRAWN BY: DW — — I I I CHECKED BY: WH _ J NO TREES WITHIN 10' Vv NO TREES IN S CARPORTS PER S OF SEEPAGE BED UTILITY ARCHITECTURAL PLANS NO TREES IN i i 40'CLEAR VISION DRAWING TITLE x UTILITY cs� I �,t TRIANGLE EASEMENT EASEMENT I • ALL w _ w W RETAINING PER CIVIL PLANS I LANDSCAPE ' 00 . �•® ® 3 0 (D (D•� ® — — — — — ��k - I PLAN LU � w X > w QL — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 0 10 20 30 feet I SHEET NUMBER a r. 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DI�LIING,N1 .e , 33'-0" 37'-7 1/2" ❑ BEDROOM I 1 V-6"X 1 V-6" I DECK _ DECK I 80 SF F- 80 SF ®® KITCHEN L———— I I I ®® KITCHEN I L J El ®® DINING N f E:1 M DININGILI El N C E - N LIVING ROOM Co N GREAT ROOM �N M 0 GREAT ROOM LIVING ROOM F 29'-8"X 12'-0" BATH 22'-6"X 17'-1" N - DDOCK 1 C. VTAC 04 E. W.qBATH VTAc O BEDROOM C BEDROOM ENTRY I 11'-10"X 12'-0" r — — — � 11'-10"X 12'-0" I ENTRY I BATH I _J I I FE WH WIC EE WH E O 31'-9" 31'-9" UNIT 1A UNIT 2A +/-832 SF NET +/- 1,073 SF NET 18 OCCURENCES 18 OCCURENCES CONCEPT UNIT PLANS SCALE: 1/8" = 1'-0" 16 1475 E. Franklin Rd. I• I • ' �•• '• - • •� • • - 11•